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HomeMy WebLinkAbout09-23RESOLUTION 09-23 RESOLUTION OF THE CITY COUNCIL OF THE TOWN OF LOS ALTOS HILLS ADOPTING A GENERAL PLAN AMENDMENT TO UPDATE THE HOUSING ELEMENT OF THE GENERAL PLAN FOR THE PERIOD OF 2023-2031 AND AFFIRMATIVELY FURTHER -FAIR HOUSING, AND COMPLY WITH STATE HOUSING ELEMENT LAW WHEREAS, the California legislature has found that "California has a housing supply and affordability crisis of historic proportions. The consequences of failing to effectively and aggressively confront this crisis are hurting millions of Californians, robbing future generations of the chance to call California home, stifling economic opportunities .for workers and businesses, worsening poverty and homelessness, and undermining the state's environmental and climate objectives." (Gov. Code Section 65589.5.); and WHEREAS, the legislature has further found that "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." (Gov. Code Section 65589.5.); and WHEREAS, the legislature recently adopted the Housing .Crisis Act of 2019 (SB 3 3 0) which states that "In 2018, California ranked 49th out of the 50 states in housing units per capita... California needs an estimated 180,000 additional homes annually to keep up with population growth, and the Governor has called for 3.5 million new homes to be built over 7 years"; and WHEREAS, State Housing Element Law (Government Code Sections 65580 et seq.) requires that the City Council adopt a Housing Element for the eight-year period 2023-2031 to accommodate the Town of Los Altos Dills ("Town") regional housing need allocation (RHNA) of 489 housing units, comprised of 62 extremely -low income units, 63 very -low income units, 72 low-income units, 82 moderate -income units, and 210 above moderate -income units; and WHEREAS, to comply with State Housing Element Law, the Town has prepared Housing Element Update 2023-2031 (the Housing Element or Housing Element Update); and WHEREAS, as provided in Government Code Section 65350 et. seq., the Housing Element constitutes a General Plan Amendment and the adoption of which, among other things, requires a Planning Commission recommendation on approval or denial before City Council consideration; and WHEREAS, as provided in Government Code Sections 65352 — 65352.5, the Town referred the Housing Element to all California Native American tribes on the contact list provided by the Native American Heritage Commission and to other entities listed and no California Native American tribe requested consultation; and WHEREAS, the Town prepared the draft 2023-2031 Housing Element in accordance with California Housing Element Law (Government Code section 65580 et seq.); Resolution 09-23 Page 1 WHEREAS, California Government Code Section'65583 requires that the Housing Element Update contain: (i) an assessment of the Town's housing needs and an analysis of the resources and constraints, both governmental and non-governmental, relevant to the meeting of these needs; (ii) an inventory of land suitable and available for residential development and an analysis of the development potential of such sites; (iii) a statement of the community's goals, quantified objectives, and policies relative to the maintenance, preservation, improvement, and development of housing; and (iv) programs that set forth a schedule of actions the Town is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the Housing Element; WHEREAS, State law requires that the Town take meaningful steps to promote and affirmatively further fair housing (Gov. Code Section 65583(c)(5)); and WHEREAS, State law requires that the Town make zoning available for all types of housing, including multifamily housing (Gov. Code Sections 65583.2 and 65583(c)); and WHEREAS, the Housing Element must be adopted to comply with State law, accommodate the RHNA, affirmatively further fair housing, and facilitate and encourage a variety of housing types for all income levels, including multifamily housing (Gov. Code Sections 65583.2 and 65583(c)); and WHEREAS, under California Environmental Quality Act (CEQA) Guidelines Section 15061(b)(3), CEQA applies only to projects which have the potential for causing a significant effect on the environment, and where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA; and WHEREAS, under CEQA Guidelines Section 15283, CEQA also does not apply to regional housing need determinations made by municipalities pursuant to Government Code section 65584; and WHEREAS, the Housing Element is a policy document only, does not implement any land use projects or issue any entitlements, and does not contain policies that have the potential to result in any direct or indirect physical changes to the environment; and WHEREAS, the preparation, adoption, and implementation of the Housing Element requires a diligent effort to include all economic segments of the community; and WHEREAS, the Town conducted extensive community outreach over the last twelve months including five community workshops, one virtual pop-up event, and two public meetings before the Planning Commission and the City Council; and WHEREAS, in accordance with Government Code Section 65585 (b), on October 27, 2022, the Town timely submitted the draft Housing Element to the State Department of Housing and Community Development (HCD) for its review; and Resolution 09-23 Page 2 WHEREAS, in December 2022 Town staff reached out to HCD to obtain initial feedback on the draft element and, on December 22, 2022, met with HCD staff and received initial comments; and WHEREAS, Town staff further revised the draft Housing Element based on such initial feedback to include additional information and analysis to address those comments, and the revised Housing Element was sent to HCD for further review and also published for public review on January 23, 2023;and WHEREAS, January 25, 2023, the Town received a letter from HCD providing its findings and comments regarding the draft ]Housing Element, and the Town further revised the draft Housing Element to address all such findings and comments; and WHEREAS, on January 26, 2023 the Town published a revised draft Housing Element responding to HCD's findings and requested public comment on the draft; and WHEREAS, on January 27, 2023 the Planning Commission conducted a duly and properly noticed public hearing, reviewed the Housing Element and all pertinent maps I , documents and exhibits, including HCD's findings, the Town's response to HCD's findings, the staff report and all attachments, and oral and written public comments; and WHEREAS, the Planning Commission determined the Housing Element to be consistent with State law and the General Plan of the Town of Los Altos Hills and recommended the City Council adopt the Housing Element via Resolution PCO 1-23; and WHEREAS, on January 30, 2023, the City Council conducted a duly and properly noticed public hearing, reviewed the Housing Element and all pertinent maps, documents and exhibits, including HCD's findings, the Town's response to HCD's findings, the staff report and all attachments, and oral and written public comments. NOW, THEREFORE, the City Council of the Town of Los Altos Hills hereby finds that, based on substantial evidence in the record: 1. The foregoing recitals are true and correct and are incorporated by reference into this action. 2. Based on the entirety of the record before it, the City Council hereby finds and determines that the 2023-2031 Los Altos Hills Housing Element Update is exempt from review under the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) and 15.283 of the CEQA Guidelines and Section 65584 of the California Government Code. The Housing Element is a policy document which does not provide entitlements to any specific land use project and does not contain policies that have potential to result in any direct or indirect physical changes to the environment. Any individual development projects would further undergo additional environmental analysis at the time of future entitlements. Thus, it is covered by the common sense exemption xemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment, and where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the Resolution 09-23 Page 3 -- environment, the activity is not subject to CEQA. In addition, CEQA does not apply to regional housing needs determinations made by the City pursuant to Government Code section 65584. Thus, the proposed Housing Element Update is exempt from CEQA both under Sections 15601(b)(3) and 15283 of the CEQA Guidelines. 3. Based on substantial evidence in the record, including but not limited to: documentation of planned and, realized densities -of recent and proposed developments, potential of affordable housing in coexistence with institutional uses, the, size of suitable development areas and pockets of land on nonvacant sites, large increases in residential and land values, and continued high market demand for residential units and desire to situate in the Los Altos Hills community, the existing uses on the nonvacant sites identified in the site inventory to accommodate the RHNA are likely to be discontinued during the planning period and therefore do not constitute, an impediment to planned residential development on the site during the planning period. 4. As required by Government Code Section 65585(e), the City Council has considered the findings made by the Department of Housing and Community Development (HCD) included in the Department's letter to the Town of Los Altos Hills dated January 25, 2023, and consistent with Government Code Section 65585(f), the City Council has revised the Housing Element in response to the findings of the Department to substantially comply with the requirements of State. Housing Element Law as interpreted by HCD. As a result of the edits made in response to HCD's letter, the Housing Element substantially complies with Housing Element Law, as provided in Government Code section 65580 et seq. and contains all provisions required by State Housing Element Law, as shown in the Findings of Substantial Compliance and Completeness Checklist, provided as Exhibits A and B to this resolution, respectively, incorporated herein by this reference. The City Council hereby finds that the Housing Element is in substantial compliance with State Housing Element Law. 5. The Town of Los Altos Hills 2015-2023 Housing Element. is hereby repealed in its entirety, and the Town of Los Altos Hills 2023-203.1 Housing Element, as shown in Exhibit C, is hereby adopted. 6. This Resolution shall become effective upon adoption by the City Council. 7. The Planning Director or their designee is hereby directed to file all necessary material with the HCD for the Department to find that the Housing Element is in conformance with State Housing Element Law and is further directed and authorized to make all non -substantive changes to the Housing Element to make it internally consistent or to address any non -substantive changes or amendments requested by the Department to achieve certification. 8. The Planning Director or their designee is hereby directed to distribute copies of the Housing Element in the manner provided in Government Code Sections 65357 and 65589.7 Resolution 09-23 Page 4 The above and foregoing Resolution was passed and adopted by the City Council of the Town of Los Altos Hills at a special meeting held on the 30th day of January 2023, by the following vote: AYES: Swan, Mok, Schmidt, Tankha, Tyson NOES: None ABSTAIN: None ABSENT: None ATTEST: Deborah Padovan, City Clerk w By inda Swan, Mayor Resolution 09-23 Page 5 c ^_..O 4 V) U U 4-J U 0 .'� < W L v U p D .xz U Qj -!�, n tn IW v a w .2 0 N c E rs o L, c o e v Urz ar 4Oy o-� -Z$W QJ '� U rg c Qjm o .� 1. v,� .;3 Qt _ o '� � a `a- a, c , Q) o a o 2 '> u O 'C a.. U ate' tn ZS C � ? a, r a E Q) LI -Z •.Qj C 2 Z5a Cr N C .F„ ° a C Q u v v a w � E a U E 4;-O E m. -,j"i :b Z) �O'o Z) '� � U) Z _ U � 0 a ° m o �12, Q) 0) .Z -. 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I � -C , 4� U :5 ­ , cn +1 I -0 � im ; Qj ­ � cn u , 41 1 , - , - - m U I (�- M - � ,­ I tn - V U ,C: -0 +,� 6 ­ I - -Im . - 0) cn- ­­ ;�" ­- -- , - -11 - �E -A� ' - D - (D - I - - - � I ' , ' .. I I I , � �,��Q_ _41­jZ - , .�� - I - --�O. " I 11 ­ �­ W- `*--wc"11-11' - " - I C lu ­ ::) - --d V) a) E - ,_:I .T _0 I - 0 C- - : � I � - '11 -c Ja I- 1 I , :, ", W - i: ; ; - - � �, . w � ,� 4� Z) 0 - U C r - U, ­ 0 , - ;:- . � , 10) a 0) t c > -a 0 .- , 0 CL tn m E CL D 1 1= . � :3- 1: I - . :- - � i , .C: lu � U) 4� =) 2 m 0 . �:�L- r.-. w -_ I .� . ­ -0 ­ "I U I . I :-I ;r =' ' �w C ��z cn ?: c -0 . - = >, - ,- 4) 11 I I I E :, I (v - - � � 4- 0 c 0 A� �: � I - I L m - - .(A r - D - 0 , c C -, I .. �. , I I - ­ '­ >1 U tn I - 4- M ­ -1 - ­ +1 .. - " I 0 :� , � 4i - -- 4,1 -1 = , i I - M .(D - I --- E = � .N _0 - :) (a - 4� U -5 � - - ­ ­ , ,� m , c ­> al- �--,-- -I - , ­­ : - I ,� .- M ­ ­ , - Qj , O' I , � . 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E 1, E , 6 +� c I I U 0 -0 — ­ w-..= , I.r -a 0 3: w -W I I 4.11 c c .0 - m - ­> 41 I � , -­ m I , m c I I >, M 4� E *F � D I � 1. . ,�- �, 1, � '' , I U. Q0 I -- -, - ­ - I -E.- " ,� I ,--W: c I 1:� � I I I I I , - _C �1­ - - - " 11 I., 11 ­ �.411 1 1, I , I " 1; �: . - .=1 o -0 - a) r- cu . . r " - Ln a > . - -0 . Ui � , , ­ I -1 10 I 1, � - - " i . �: - ".� ­ - - VI MI, - I . I - . �- 51 I I C -0 0 a) 4 VI 17 D ­ I I ,+- 0 I ,n . -a I- C 0- c E w ra 'Ui o- I.E I - . w " tn I - � , -O - O .�, D- 0- U -0 " ru C: -0 � w 11 - . --, -�E I - -� I CL - 0 , I - - � - 0- C M ,-�.= " a) " ZA Ln = w U -e U � , ; ­­ - , "�2 � - �­ � I—-, I I I -1 m OL U ­ � , , , , 0 I - U , - - I w E tn I 0 1 C Oj I.c . .- ­- 0 M-1, I c 4, -0- M 0 U w _0 " I f ,�:- I I ..p I - -1 I �, I I 0 c u E *;= C - - >, 0 10 Im I—— �- - 1, -1 � M, U 41, ,Z- I I I U - - 1:1 C m - , 1-1 I �c , c 1. . w - , "", ­ I -(U , " D - , . , - -6 >, 0 JC -0 -a :!=! = .0 O :1 :) U1 w -C +1 E ­ c , I I I -1-0 , tn ,, - I � .. , 11 -0 :=) I : =) 0 - > ­ 0) -0 c vi -0 -- -0 Ln - aj � I -:w -. C 0 01 O Ln M 0 � qj " -C oi 0-- ra I -q �, I w I I - r M m - M -C Cr V) U c --m, 0) ­> -. I , 1, - , �w :w I.. 1 2 -a,: I - CL- m ru C- 4- m b m " I W-11 "I. ­ -0 --:I, . 'i -n-: � - E D D- ,.n . ri , I- - a) LO a) m tn 11 - ,W W,C M, Ln ­- 13: I- tn w -0 ­ D - I I 0 " 01; c m - ra I � M: W , -D :2 - c 7D '' 11 U 0 w m m I "I D 'I- (A E Ui , I . -- '' . - , , . -4- '' :D, , , - -0"O , , . I'll Q) I 1,1+-; I Q-:, 0) 'O - I 1. ", - - 1 -tn.,- C-= Ln C: -r 3: -a 'E 4- W 41 c ­ 0 -0 a) LA :) E I I I I -in -C I '. 4- 1 .10 , %.- I � I - 1 M - m D 0 q- 0 -a 0 J-- w I :, W : 1 - -9- , 4� > C c = 0 N C [ -- -- -� a) -0 � fa � � -a - - "' ­ aj vI .2 " :P -a :1 - - 0 : , , I I I ' cn +1 fv - tn - ", , _CI I c I - --- �-:�Z� �-­'­ C m " 0 m 'p 0- I I.0 -11 0 . I a- 1: I Ln I 1, a) > 0) ­ - 41: , :CL, IrD I I m C m c -= W c I m -*e- = -b -W 41"-��z +1 U 0 Q) -., ­ m .C�� I tn , M - - . I 1 1 1 1 2 1 0 m cn " D -a 0 - , ,. ­ -0 +j -- , -:6 w -- - �,' I W c -0 (U - LM , ' -1-D. 'R� E 4m' w ,40- - Ln 0 - D -0 Ln vi . 1 12 1 I ,�;i- I 1 :, - ,-a , . . L- tn '�j (U m - 0 1 - V : - a) 4v L . ±� 0 - Ln Ln E Ln , a) C ru ,O tp (U �5 b = t -0 .L- "n m M .1 ":� (V I O� -a) - I -O,wo m W *�Q " -a �w , I . � � I . I _C U = 1, U,: _0 c CU 0 C 'W 41 M."a � - 0 ,C +1 -C 4� 41 Q) - 1- U 0 C c U m c � I = I a) I I c C:I - - I -> 1-01-0 I I I ' I- E . I 1 - 0) C - I , (D - , , , - ro -C ­ .� 'Z' I tn', -U-, .�= , � .1 I - I -C E Qj LD (a C CL .- _I- = 0 c ­ (O C 41 0 4� 41 " .- ­ I -C ''I I (D , , I., 110- 0- ` - I :: I I I m - , L2 � �, ­ - - 'a) , : M - -"e -a " ,- 0 O- 3: (1) 2 E E 1 � E -, -1 6 ,41., , I a) '- TU - 41 (A Ln -0 .- -,- F- w 1-0 -0 . -q U1 c 0) I c - , -E 0 r- 4T 0 ru - 0- �: (a 0 W " 1 1 -C I I I ." 1, I - , - a) 7, m -Ow 4- - -,� . ..- I I w M -- - 4� >­ 1 - , m U +1 ,3) 40 - -C +1 M ..� M , ­ I 0 - I - ' , ��, '' (a 0 � +� c -C - I I A:! � -Zi Q) � 4� c m c 0 �p m I I—- I , ­ 10 L� _ I +1 t-- ro -�, 4- -0 0 ,Q 0 - - 'CL :0., 0) .c -0 :1 . I I � C -f( � : L 0- -a cn p E - tn (V W 0 %P 41 -c , I ,I-_ ,:: I 'ICU. I - M M Ln ,a 11, - -.0 ,�Cr. -M I :!:! , . cu � I - -: : tn = 4) .>1 " I - 411 [a , ,- = U E -0 . - (a U1 > � , ,- , - M W , .1 , - - I - � -a I I 1 m , - m " 0 12 U �2 C � , m . S� � Ln , 0 m a) c .- .- 0- 0 ,p -- +, >- .- U I -- I --x - 1. cu , .- - -0 M ­ .a -0 T m 4 - I .0 M, ,� -*in -: in :m -, I - - m I"- 0 Ln ai a) vI 4� 0 I -, I I - I I ­ _0 a) E � � U w C: I C ru, .Y -0 m 0 I tn m Ij I 0 r- c �7 *=) U c . - .a 0 m U- - 1 : tn -, 0 Q) .- ­ M CL a) " I - ­ I " , (U 1 ,� w I I I - - I a I ) I - -a I - , I �.� M =I. . I I � � a) c - AU c -1 0- C: W t " 4- (D 0) 0 0 0 c +, .- w D- +1 - a) -a I 0- 0) - � I : - 0-0 , , 1-1 I - 41 C: - , S I m V) C- A� �: 0 +, E 0 -1 D -1 0, = -a = = +, -0 c- U -1 (a ­ m 5, I w = - �: Ui =, Ln -a 0 --0 C - M 1 I m I I (D .> c ­= I w 1,, I -- 1 ­ -",, 0 CL L- E :5 2 CL � c - I ML ,.�;. I ; I � w I c � w > I O -0 a L- .o E . Ln � D - -2. 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" cn Q) V) tr� 4� =) C: >� .- +1 C > CU (U ., ­ M : " , U) I -a _- L " :> 41 . 11 - tn - :D 41 > m M " _0 JZ- =) 4., C ­ U - (D -0 j2 In r -- m > - Q) cu ;� a) .0 41 0- V, -C r- .2 : 41 . :6 D L tn +1 w m I -S - a) t : -2:-,u , - , I- -j- ro I 11 - :3 -1 (v U) -:V) An ,�O , c 6 (a _0 (n -6 -W , I 0) I I - � I I -1, 'M -- -_ m U 0 - I . a I - m- § c @ m >1 — 41 4� M 0 .- Ln I 0 I I c 0- -1 0) .S +5 I -7r - I - - - , 0 I- ,T-; , 0 Qj m E -0 I : -�d A - . L in 10 I I , 11,ra -"-- E 0 . 3-� - I � 41 I I - 4- � 1. W OJI-0 U, Q m - r-, D- ­ a) -0 a) -6 J- 4� I . w +1 ui E - a) w U _rZ =) 'c a) rL , � I a) - L.. -1 01 I I , +1 ., - .- M � , W -tn . I 0- m T 0 . C �: a) C . "a , � t .- O 0 4- Ln 0 E a 4- � " _ u) - , - C ,� 0 U - I ' t -C 0 - +1 �+- .T . .E 0 - >� I'D, I W I V) 10 .0 , - I ,. (U M . C .0 0) N _s_- -5: W In Ln � (Ii I � _r_ +1 - a) = 4 -1 .� 0 - I - m 40 10 - M tn m --i6 a) 1- -t E P4 0 at 10 , U, -L H -0 L -LI c b -0 . - �- +1 , .Y - �cn -0 ; c .!n -gi q) ai -a U m - E ,_ , , � : I �a -_1 � - c "I W- - , -(a 0 ". . = I , +jl,,v; ch .1 I ­­ " I -r- 11 ,- I - 4� ­ C 4- 0 ­ 0 c 4- 1 0 E -r- cn Ln (U +1 1 , 1 . ,>- M ­ IL,n , - 00 - I , Lf) � : . 4- Ip I'' 4� 0 *Fn 0 - ,- N L- 0 ­ +1 c A) 0 cn w E - c CL 0) O 0- ­ c 0- tn , .- U %- - �w -, = : -, 41 .� c a) m > 4T _0 -4-1 �-C, , w - � 4, �01 -- I - C ,C � , , '�O­w D r D - 0 a) U .= I- 10'.1- 1 C - � O >- Ja t I -a 0) " -C +� ZM 0) . c z7i -0 W L�L . 0 4-.,. c .- I -1 0, . , cu .m t c 0 U I IL- =), , - =) , : 0 - - -� wl = .- 0 U) 4� M �� m , I ­�:­Itn -01 'a) I kA c 0 . 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'4- 4-1 � , a) I I c 0 -0 -- C _n , -a M rA ,5: w ,i6 - = > -0 4- IV .m; c '5 cu �5 ; �_ I w i -0 �: . - 0 (n . >_., 5; t -6 ai -a D_ C , I M tn I , -4- I . _>� = � c � I:r-- w Ln I � :!-2 .14 - 0, >� Ln C � +, - - 11 M. -0 Ira -0 -0 - _01 C', I , �, - r.0 - _:'-= , th +, W, ", , � I- M -- D 75 1 c , � 1 I . - , - . C: tn w � t 1 1 IV- M 0) - - O' 11 w -a _S - -C 1, Lr- w- - D W - 0 W 0- -0 U a) aj D - t I -0 M W (U -C . 0 - - cr I I >1 H - - " _ - -0 0 -M_ 41 ,_ C r -C M _ _a_ 0 aJ M 4- _ , c w _0 - Ln 2 E no " .2 1 w t w " 0) CL. P I � . . C:. M C , c -a _ LF t ,� >� ru 4- W I I I 4-1 , :c W U, An :�! C D I -­ m V %J Q� 4' -r , .I- - , -01 -0 I � 1 4-I ­= tA - D- - In . 1-1 ; I w . 11 o - M 45 . = . I I 'M I I � > � M : w - - M > M w : I tn - .4.1 I � c w v E w " t O) _r_ - tn c 10 - -C Q) = -0 0 _1z 5- M - mw w I'- 41 = U) M 0 L_ = +� M 'n C w , v >1 - 0. , U-) � ,_ C , M 4 , tn L_ in M I- . Qj - W 0 M a -0 C -0 �. - D 0 tn _0 U, , I- M M 'F a) E 4� >1 D �, W M tn '= I *F: -+' +,, c6 D o Ln " tn 0- 'F 'D +, -a -r- - n- .C--- C , , I Q) - E - - 41 .M .�O m.% 41 1 , I I I D�_ � 4- U 'a :2 1 4- 1 :-w I 01, __O ;O __ a). w -0 - > . D' .0 I w M tn m > " I � , (n 0 L_ 0 :--r- al -C - __ . I 'g.- O ,,- -0. " - -1 +j $_ VI 3" . M +, a - W 0 > %_ U 01-0 - 11 (V -- M V1 �- a) - -�n M c - >- 0 _.- - 0 " 142 -a w C (a 0 $_ _�; 0 (a 4- � !E I +1 ,� -- I �: 1-, C >- D +, 0 J-_ U " w -0 , : _r . I- 7 - a) -C +, w 1, _@ __L_ tn . c -a' - I � 15 - r_ '41 : E_ ,. 'M 1- -, t M 6- , 70 : M I . I E , -a M E I (U - -0 .c , : c 0 — Ln M I M � , %m I M 1: � I_ E 5, M -a . r CL, M I � E 0 -r- w U Ln w !6_ Ln 6 w CL 40- 0- U) -:�_ 'E 2 , W 0 " C in c D M -0 0 +, .tn ,� I C = -> W 4- -0 a) 0 -0 " w , W - - - C : 4- CO 10 . Ln I I tn , w LD L�- +' 0 0 ai cr M I W ,M 0- , W 4, o - - --O - -6, , .>� 41, C E .W -46 ow_',n. (A 0 I , I A_ ,.-,-.o ,_0 U 0) ,, M . 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I . +1 -0. -:2 , - Ln I �� ,Q) , �%- : I I I : I 0 (v > w (v U 'CL, , � , 0-: 0 � - W, I `ii4 .. cn I . � "I I- I . �- I . - - . 1, I I � - IZ = "'f : M 0 � W -r- , 4�­U , 0 I c 0 41 1 tn 1 +1 c = 1 - I t- � -a 4� .� m 0 -P -0 >1 ­ E +1 -0 M - I � M '' � ,W , I I . 70 q) JC 41 c 11 I I ­ , 0 I ��D 1:3 Ln -0- - :!- I , ,�M - I 0- I 0 " - : 1-1 -a I I - I I U - � -0 41 ,- w - - -U . � - E; , c ,E �w �- 0 c E ­,C 0 ,=, ID - 11 I I :,ru - - 11 w - I -JL' C-, I - , 0 -0, c E � M E - D -M -M �w � I +(U ' -- -:1 - 41 o -0 'Ui -6 = M ­ >1 3: - �z 41 I tn I Lm; " , I - --" -11 I 0 = Lr_ - ap ­ :D L- cr a) a) -0 -'a E 4� L- (n , � I I qj tn w :E I ��, 4"-Q , I Im' E 4, D- 0 1, 4� CL +, 0 - r- w - - -C ,cn - - W - +1 , ­ - Ln 0 C: w a) c -0 0 U ,. I M . - , � 0, " Al >­. 4-1 c D c ; , I 1 - � > � 41 �, 11 I c - -5 I I -- - tn I ; " - , - ,� ­ J � 01- -a cn >�� >- , -a) 4.1 Ic -0.1� c .- �: 11 I 1 I 0- M " - � W M v) I :) -0, . M " , , c , .1 M C M W m >� " 'D o I I , 0 , - E , ". -- -a 1, o 1 41 I I ii-�� 4_ M 41'= -� o C . 1 7 I - c . I 0 =,+, :M ­ I I M a- U -C - '-' M -'-' V) ­ 0--. � "I, - ,U W � U I C 4- 1 , , -� � . I 0 - &-;. I a) , U , , I I I . 0 ,- ' 40 41 - c c 4- D 0 I 0 _ 41 ->-o M 0-_ 41 ' _­ . �: M D -0 r w - . � I a" I :) 4-1 C 0 - I Qj > I E w I : 4v 4, -- -a N Cj M 1 - , ---, w ;: 4-1 . M � o U C , - 0 ,� 1 ­ : U , = : I ­ M ., I �41 I i c .- W -0 D w 0 " U ,w " 0 - 0 z I . &�:, . w .- -0 cn M Ii- M in- , . 0 m��, c � I .- w , I -v: a- t c 0 U Ii I I.:* w - I . Q), c �� " ra 0- w tn M m I -W : - . > 0 i w -0 =) U . - I I m U Ic: - 0- - I . 0- -0 10 - ,-- MI IE M;. -r- Q' �7a� - , - - C, I - I c -0 -W I I � M " -I'o ­ _U 'W- 0 - I - I I 10, I M I N L -I 4-:,C.- ,, -F -0 11 1 c -�, I I n I , tn ­ 0 w -1 -C - I . I -@ "-41 ,- 41 w - - +1 � C - - &­ w " c 0 ­ U tn w .- E - , > 0 -0 , _ � - - , _ , . � I c _ "i' _ ,_ M M .j! , D, E C C a) *r w A , M , -w a 4.� 1 (n a] C I M -,, " I Qj , , , -0 --o - w M - CL 0--v - , 0 Ji- -FI 40- - > -0 , M -a 0 � E 41 0- c -E 0 = -0 41 .- 'C CL I 1-10 - � M :t� - 0 ::� � C M 1 I 141 - - - - . ,, , = � ­ . 41 1 -1 - - 4- 0 -0 � > c +1 1 .- - U w -C - E � � :), - C; 0 +1 I < Im 1 '57 1 C- - W - . M Zn- M tn , ":, , U) 0 > C 0- , -0 I M " , C Ln . 11 " ,, . tA - - = -Ln - I w - I I I > I w W ,.- Q, 41 . tn I I M - cn - - E----? - �A -5 - +' 41 41 � ,tn +;,, .I- ;!:f -1 1, -M c ru 'm ­ Cl- -­ 0- 0 >, -0 - -c, 0 ­ ,-a:,�U � O -ij..;, ­ � � 0-1 - -0 .> 0 (U = 5 ->­ - - ,, I- I E ­- 5 , , - .a) ,=) a) W , -a > - , 1 , 1, E , 0 M ai �> , w 1 1 , 0- I : 0- a- 2 I 'o 0-1 - w - 1 ,, tn ,, D a) -0 M M , I U M ,� "> I" 41 4- 0 ,- 1 : a) - U. 4� c M � 1 a) I C 1 '- � = C +� c -0 w U : Q) : +1, I M M :5 E . -r- =) - - +1 -1 2 J. I m w :LI Ln 'CL - .- I C - , =) .- i: - M Q) __c ­ ,,U L- , -0 0 . .c 'm �� I 11 tn _:) C : - I I I. (Ij ­ -10.4- - I I- =) a, 5 cr 0) C :r: m: , tn -C ­ a) � I , - 4., E.: C'- 'o 4V tn > U V) a) a) - 41,',c w�, - I w� �:) - E, 12 -0 u- a) 0 - m � a) a' � - - -0 w ­ �0, -W " " 0 I 0 " 4- CL , , 1, , U , UM , _C 41 U 3: C -- M � 1 , -0 ­ - 41 w -1 I -2 � -, w , , _ 1 11--ru -1 , - -P CL M U M . -_Q _r_ - 41 �0 , , - 76 � � (a I 0- D tn " 41 - M , 4- -a L 0 , E �-r - C U w 0 - �: I . 7D , t Q 0 :) .0 c E v) I c ­ - tn ,:) w _rZ 4� I I - -- 1 1 +1 o- w �0 I I I I c -0 - - M 0) m .E ' c - I -a -a -- lm . - , 'I ,x- t- �, I I I.,- - KnI, M � -r. - - I- �;, M- w c tn ­ 1. . - L-0 -4 - I .-D C - .M - - (D,, -,V --m -A ­ - - 41 I W 4- 0 -C- - 41 :) -�o , �, 1 ,n � - _ � (U :t:! c c 0 M U = � C: M .- c ,U_ M , I � -0 I 1- � , 41 .U) U CL , ,.� M = -0 ;- 0 1 I +, -0 0 , w L., --r- 4i I w I � 'E, I � Q) E C 0 I E - 1 CL , - c , : - I w , :2 0) I.- M W w , LN tn , M D , w - - w -0 =) *U � I 0 " (A � I tn , :) CL _0 , c a) : I - o J- � ­ I +1 4� , U' . a ,5 Ln " , a � I 6 I ,c c 6 (V 2:- 3 0 _0 0 0- 0 . -C - � , L- 4- 0 la 1 0-0 ,141 ,41 . 0) +1 . I a) ""- - -'­ ­ - >, -10- - , -41- M -'a) D .a) A- I I -C, Ic -0-' - c -0 � I(v I I I - w ­ = -0 41 0-, - -; 42) 0 w I *vI 70, , - .r � � t > - I I E -6 ­ I , ". 4- 1 . 4� '�- 4� w 4-1, c ." *Ui M :)- �>, - 0- 4) m -b, -a :,Uj 0 -C 4- " V) (D -a , 0 �: 0 I �C_ .0 4- -- - c -_ -0, -- � D - 0 0 M q 0) M " -0 , 0) 41 M cn DL c X ,,p W M I cu �, --U, I � W c M c 1 0 � I I C, �- 'M - . � Ln - w � IILC 1 -_ +1 M = 41 , ra I- ,4:; o c -0 C .- - - I w : , tn m (a (1) +1 v) = I . I C- I , C Ir: - I U m Ln 5 , W A� >, vi C M -2 0-- " I 0 4� 1 -C c 0 0- (V E M > L- 0 � 4-, � I cu � .2 +1 M 55 � E : 0 I I M -W 1. " I D M - 1O." - W - Ln I - C), -qj I M 0-., , Qj 'r 0 _ -'I "­> (U r - , - I -0 . I -C ­ -0 0") ,a- C = ,a) I -C Q� a) - - I : 0- 0), � , , .. tn, I 41 - - a) :3 - I =1 C =) O- W 12 Q) -0 =) " W U -0 4111-- W P U M-,"-, *M L- -- o U " - M 4) 0 0) _ 4� M ­ 11 %- = 11 = (V I w -, Qj CL 11 a) Q, I (n I -0 , 0 C) - - I =) I U t t -R " c 0 -�Q , -- -M .- I . 4� - ,c . - - M w o'. I � � c - I sm- - W w 0) -0 ,w . C 6 M -r- U) I � I I>- - , I , -0 >1 t w w -a -0 ',>�,' I , M c 14-- 0 0 I M C [E cn ­ M W I- I -0 , M - ­ U 0 - I I I . -. Los, M . W -4--­.,cn - - cu I r., .1 C - t4 w I a) -- "I C. I . M .- --- tn, - - - -0- -0 M, -C I . ­-, . 0 1+1 I E, � "n "iii. - ,p E = �-- C -,+, -0- c >, - tn E cl- , c: :D a) 0 4.1 ­ �U , M I , B" - - - aj -a M . -I- c , c -a 'E 0 tn ,, E E c o I U .F- U - . 0 -0 I 0) " a - U � Ln 0 L- E a +, , = Ln - tn ? � >1 , I I � , I M , -0 I 1, -0 I I 4-1 -0 � - w :LI tn -0 w w �?: " 0 c , 0 w -a c IR . tn .-S t 0- 0 I- 0- M t 1 0) 0 c- , w . 0 C -a a) .2 cr- 41 +1 .c 41 .0 - � 5z I a) 0, M = 0 � 41 L- 0- r- 0- .Ln - ­ � (a L : > - , M I tn 0) _r_ 4� w I '014- '0 =) M -o 'O .A) ,r I - 0 41 1 - - - Q) I - P -"- m a), c .cl C I'm ru c E U a) .Ln o ->I cu � , I " C-,-= =-0 - U Ic: , 0- I U --a 1 I ` N 0 M 0 - .: ?: � ­ E *vi - 41 M ­ 41 75 is M c U -6 - m IA = 41 > .- 4-? 41 r- � ­ -iu .1- c E c M E - IM Ic ,c - 0 Sp- ri M 0i - E C =) W tn ai - ;t� � c :) I I+- (1) C: -0 w tn E .7 .., "I' , �p, tA '- c :Lj U -ao) w 4" M " � c 0 Ir -4 C 0 N � C :4.1 L- *Ui 0 Cr 4- 0 >1 I w . O- 1 0 ,� - -CZ U M .1.1 ­ , , I M CL 41 c w C- .r c - a, U -0 , 4 - :0 . . 2:' -r- -0 F- w 0 -10 4� ,� M , -0 ?> 0 _C � . I M - I 1 - I I 0 - >. - -�a ,�E "A' w Amommodm4b ,.p . C ', W -0 -4,1 _ I 'O . IC -0 -C , 1 �0 ­ -,M m r =:� Fim- E c I ­ - c -0 tn A) +1 L- -1 w I -0 I =) I D I 0 -a En E 4� aj -0 " " w 0 ' :3 M = I., ......, co' -0 0 Lin M 0- 0 = L- U . M " a .0- �: .- M .-" 0 - 2 -0 0_ Ln M - 0 ,V , " A K 2 - o M - C (v a) -0 I 41 (2 0 0 o- �, 1 6 ., I w - I >1 = M I I I" c -a,-- a) -0 - 0 +1 � 0- %&-� (D 4- 0 -C M +­ : U I � M �4- @ .- -0 (V -Q c 0 ­ I - +1 Z) M C: - -0 U C w .LD 14- I .- 41 (n 41 M I . I 1 72: - .m - . 1 1 1 I -Av -M, 'tn w I I I I - - '. . I = "+ - ,-2- r- 4-; CU - E:,.� 1 w - 1, , '- �-o '01 a) � I I < I , - I � +4 w M -a M ,- 4- 0 W -, -C 4- 0 tn -a " = 0) �: - Ln = - 'w I -t4 - M ,- c, > -- 41 " M W �4 1 I a) -'C7 Ln , W -0 (U -r . _a - C tn >� -0 � -0 � � E I =) > M W C: -0 cm C -�, 0 - � 0 'o Q -1. r I :U I jn -�, . .p C C: , D 0 - U c w > . 0 I m C. a) > 0 I I c w - M 4� w 0 " (3- - �­ c m E '�; E 0- � c w -5 _rZ 4' . C- - 1 m cA � � ,Q), , : c C - - cn " - � m ,U) - -i- C C 0 4J '- :) 4-1 0 .&, ii.t M 4- - '- --- 4- C I +1 W , , - I -, M - -am r- 4� 'E -0 M : E .21-0 .61 ` a) E -45 +1 (A M M _ � = ,W ­ M - CL -Ln - 0 M - 0 E = c a) M C w 0 0 : = U .0 - - � I c D I C, -. ,, : M I v w -0 .- tn N c Ln .- 1 W , c .- a) I . 41 , .N tn a) I 0 tn C 0 ,� a- C c (U -01 a) U tn w -0 W L 0 - - w U Q) � > - ­ I tn w 0- M 1 � I �- � I -O..- M .- C ,vi C 0 co-- 0) - D -0 ­ - c .=I ,- .- I Ln - I tn , ­ I - , w C, I -0 Q tn :3 41 0 a) cn 00 E :) , r- �ffi - Ln , M U W w =, U W r I - w c w Ln C w 0) D +1 .- ,U) W, 0 .> m - *r- w w .Ui .r - - , -0 -a *5 Q) -0 47 , c M � c M IM , I >. - a) Q� 4, 0, ui tn , =I = � - I .!n ­ 1< , .= �- I 0 .T Lj- -0 cn a) c < , , I < M -C 0- E a, -0 �, :!:� LA E < 01, 12, Lh 4, 0) -- - M 0 -C 0, L -E (L' � , . 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I - - , -,- - ; , I I 12� .1 .- , - 0 E 0 >� = o +' ". m -1 - - - , " m E u) :L-_ a) - c :�_O' � I 41 1 4- 1--. .� -0 � - I , r, = " - U_ tn 4 I >' a) U), - - � ___ >� , +1 W -0 '�p a) t -0 " M -2 w �r_ --a 41 ., =� 4- M 4� +' - ai U .r- LA > COI W tn W I- M -0 � --ja - 4 CI 4,' - , - I . ' �'- - C - >" m , --w Ln = -0 = -0 0 � " >� I U m - .- � I a) , tn � E �: - 1-:: - , , 0 : , 4- , -a -0 m %_ 142 -0 - - � � :LI , ,U) � - 41 0 I M, I 0 c >� I c 0 , . (a t '' o ra _U Q) -0 w " 1, �' I : � � ""I - -1 , , I - 1,11 - I - 1, 1, . 11 , � , = -1 �� I 0- - m I I I ,,, �m , fa " +' 0 0 0 't Ln C Ln M a) LO = U m r_ -C , I �+"'� I I- -0 " " (L) , I , , 1 '� , -0 I I 05 M - - 0 , 4' >' C CL 41 D 2 c o Q :) U - I I I I cl- -;;= '' (a 0 L � _ 0 _ (n � _ � I . - -, , , -0 1, 0 10 " - I I :3 o U I I - 0 ''I -0 4- - C: - - U - M ,A .- _�e - M = -�' +' M - , - r _ - D, -, 0 - Q, � - 0 c - aj 0- - - '- J- 2 U1 (O -C 41 L'I = 4� Ln -C - a) m _FU ' t -0 ' +1 .�." I 'n ---:a))I- a) ,a IV 4) I L_ E I 0) 41 -0 (U 0- >' V) -0 +' (n 0) :D cu C = 0 0) '_ a) m - -r- O -C # E -0 I , M�_O , - . ­ I C L (1) ' +' 'r- _�z ' I.- - I , -0 - - I - , 1 1 . � - -0 I -0 tn -- �>' . I 11 M 41 c .L - 'a 0 o c L_ , (A (U cn +1 4� - C 4- M" m '�- 0 C 0 ro c : 1 A� c 'n o: a) w , - r, ", O) , c a) w rZ 0) c I c '' - tn . 0 I = m Al x �41 a) c m ,--: :) aj m (a 4-1 D -0 1 - I I I 1 � " I I - I ''I I � I I ;I I : � " - - ro 1 , I- CL, I I - - �' -C - I'-:- U -r- m tn .2 L_ - _S_ t . 0 a- w c ra V) ,o - - - �' , , ' ­ , CIL - : I . - I I , I ' QJ : I I : 0 6) E U c _S_ . - c - - M ?, 41 3. :!:i 0 , -0 �vw I . . , . - ___ - a 1c; ' 11 0 cq " ' I c -0 I c '-M , �: w 1 ru ,-.�- ' , %_ - 0 , -r- 0 +' 6 0 - U 0 CO . 12 , CO 0 IV -C : : +' I I .0 - -, I 0) 0 r- 3: = 0 _�-_ Q. a) , C: " w w O_ tn - v _r 0 A - Ln - C) aj Q :0 - I @ 0- >' 0 . Ln > 0 -C w +1 X W - c +' W " > I w 0- D 0) w E � - I w 41 C 10 , I _C-� I , r--,- Q) '. (U I D I �n - " ;: 0 E 0), - - u - E' F;: �c - ' � -_ - 0 - W a) 0 � V) - - - +' C 0 U - '_ U " -0 U) 0) -0 a; " U m " � (V) � 4� tn I m 1, , .�. -1 , I =) 10 - , 'Ui D 0 : Q) 1 E 0 _r , � +1 1 D 0 : 0. >1 4z I .0 w tn , . : I I I - - I __ -a- I _0 � I -IC , t . I =) L_ - cn 0 L_ fu +1 0 I- 41 m a . U , I%-% - 1 M - I 1 Q- � - = Ln 0 0 W C-4- - 0 a) +' c -r- , W I -�' I -C: I I -0 tn. I I .� ra I 1 to I ­­ , .m - -w U Lf), c 0 Lr m H O " C c U_ M : C - ,- . V , , ' " -- U >- *7 m M - U fu C: = C 2 - 5. - O -0 ;> q - (L) -0 �b 'r - - m O c - --a U ­ w 0 " t 'V -M o -, Q) Ln '- �_ > 41 �Iw I +,I .o I I - 'L_ 4-1 QJ 110 - - .Im' '­ - Q) M - >1 I >": _r_ ,_ 41 :-O w - - x c a) -0 U E " ":2 m 0 -o w CL I W 41 m = : 1 _FU - _r_ '75 , , U " . S r_ �: 0 ra L 10) - a m I . . I I I I -1 . I 5 - - � I �-O � ±� O_ ra C U, =) n - V, 11 I - m L 4_ - I I , , - I 'o I- t -C +' D LQO C) C- ;I,.-- -- 0 4__0 1 U 0 -,- " C) C -a - m 4' +d R W : - - ru L , a) , - 0- M 0) -a tn cp ,i E w .2 -C - t I "A -D.- >� :) C +' _' C 0) W 'U m 0 a :2 - - I I �'- -0 U 'o , a) , , - O.- � � M 41. M, U _ a .�= (v > m :) " , _ tn :t:� c I ., -cn C: 0 . � EA r_ . 0 a) I I , . w +C' - o I C I 0 , (V . - I _-Z -r- 4' -C U ru � , m I , w , L_ , - ­ m I I- -&- " CD �_ =) r_ D_ I 11 c -_ I E C: -0 C (13 , -0 :c , �-' �:z 11 - En D. ' Ln ul ,V tn w Ln a) E D � V), , - '_ 41 - r' C) 5 - An (D C � Ln (u 4� U c -C .Fn W' -a 41 - " (1) t ,-O, - c .(U W ' (U ' I . �tn C: - I I �=). (L) 2 U" m �>' W > �' 0) =) 0 N :. - 1 3: 0, - I m 1 Q) - " - W_ = 2 w = I " , a) � . _0 1, I 0 0 _.p m U 0 0 �" m 41 (b c - 0 . Q C ai 4� D +1 41 1 JU -0, cu ,- I +1 . U) - - - - :.0 -� � •_­ .C' I I m . I . - U1 - a) c �" :,� .2 f; -0 t - .2 � : , .M - > : . - 1. _0 -0 0 =) C U 41 - �;z a 0 m 0 = (a 0 = :2 � . U., tn m -0 , . C w �-c - = - z;- , 41 0 0 .c T - 0 - Ln c a) L -C 4-J � 1 I W . 0 41 ,? 0) 0 c " +1 m c 0 4-1 (L) - c a) _ a) m O- =) m - w 0) = = U 4-1 - - x 4E - , - - 0 >1 a) (13 -0 0- a) w r- - 0 C * I , I - -a I , .1 " - � - > 3;' I., __�:2__(U : -1 m U1 , , - " - 'z -0. w - m - '' 41 41 - -C U +1 0) w E O .- .0 O (O w , w , A_! 41 ,: 4" 0 +� 4- 0 1: E 1 , a] > = ra ai 0) - U c . 0 r_ tn c 0 Im I . 110 - 0- I "ai , I- - --- I - E , I a, I �:. "� �:, w E 0 VI ja D �-Q c D , � _ Ln a :) ai " U m w 0 L_ I I ­ I I , - ra " . — < 1, I - +1 - >� I . - 'Z' -;,- c m ra 0 -5 :U' N = " .p '=' -0 5 -0 5 0 p , = Ln - - - " a) (D ra a) 4- -C .- c 3: C C 41 0 CJ a) ai *-LI ' m -0 E 'r- ' a a) m , o - -P ­ I 1 = M 'c I 0-1 - I 0- I C M D" O'+' 4� -0 U n -0 C C Zn D - 0 0- &_ 4� m 0) tn . .. , : >' ,.p I a) " � m =' , a) " m -I-- I 0 , J3 ICU -_ _r_ 41 _C_ a- ' -p :6 E� 'c U +6 c � , I I 0 ,� U I I I El I -M � . - (n � 1, I w tn, I Ln W 0 t U -C 0 W 4- = 0 I _41 - C w c C E m M C 41 :!:! 0 -Y: Z' U, ,-I IM -1- I" 4' a I � !n � - , L L , _' -� t;, W., � -45 - 0- > >' 0 -- +1 0 c CL 1 - , - (U = ' D -C CL > U -C (n W a) - V, c a 0 �_ fu 0 t 41 ,- = , 0 0 o : 0- .>- 0- C_ =) M 0 41 -0 0) w cr, a- 1-1 I.M I - = " - tn, � � 41 41 01 - 1 .�Q - m a) -a =1 � - E -6 to 'D - w 41 " M :5 w 3: -0 �: -r- 0 cn - 's 3� - m , , , r- , , 1 , M 11-0 I , c m tn IA - c . 0 (11 I Ln c . 0 'd _0 : c m a) I : " E- 41 - > - >. - 0- M � 0 . : E LU '57< 0 , M 6 0 -a = 0 - I .S � � C: - � 5 . c : ra . - (D � - = " , , I - - +�" I �' 11 tn ' '_ m � I . . mz ro 4- CL w c 0 � m I- In w 0), , -0 = a) 0 -0 - n =) .L .ZI _> - ,W. -0 "� 0-7 -a _­ 6 a 0 0 - W 0- 0 -0 2 " U 0 +1 '� +1 w * 2n.*r_; = . M 4� - 1 1 , m , 41 Cn - tn c - �z C: - , 1-01 I - fu - . _a =1 M =) 0 Ln 'n Q fu 4- m -C 0 4- 41 'R� ;n 1. -C a_ . m - i � MI >' 0) 0 " .- 0 " CL m E -0 >' w tn �_ " = 1- 0 , � , Ln w . E - C: M Ln (U 'v I- M 0 _0 U - -C Ln - c �, 4� ' D a, � I I _ICI I I _� I a- _Q) -, I I � -C -0 'o .C' 4� +1 '. , -a , - w � "O - tn - r - m i- =) ,_ - aj w " -a � -a , m 4� E ja 41 -0 M U1 2 Ln I I & - 6, CL .1 C .2 -t :a , � C cr D :�i - L_ :-I � 0 , U , , 1 , c , — I E 0 U 4 -1 0 E-_ o - W 41 . v I U - " , m x m - � 0) (a i- m I C' .� 1 I _:�_ . - I a- � C I. -C 0- m - � I �z I -, , : +1 , U e) '_.F L A� - D a) M _G cn 2 .-C: C C_ . " �= U3 M CD _C: -,- tn I , +, =) E m m ra (D _a , , 41 M c 13-: - - 1, I �+' - -C 1, - I - U M 0-� _! C, I �'O A. � Q. - __ 1 ' 41-0 En 0- - I - - I -C ri +1 0 � >� m- 4-1 " . m I ". m - -11 '-L (n E 0 =) F m 0 0 . C -0 U 0 4- a) 41 _0 - -0 -C _ 2� , I Im w tn -0 0) ,2) W 4� 0 0 _r _ C C: ': � O_ - =) +1 M E 0 4' Lq " ') M -0 L_ W ,-a Qj L MM 11 __ -11 10 ". -0 - " D E , I I cr = - , tn 0 -0 cn 1143) tn qj r 1 m " U1 I - Ln f - 4, w +1 - C j ri m - o +' 0) E o 4� ': 2 .4., I w , t :5 0 . - .s Q) IA _r D - - aj Jc 0), +1 , M " : C , w 0- Qi Ef I -6 0- -0 :) , m - I I 'A6 " 0) m " - I - I _�' 1. 0- 11 4� +' -M 0 c C qj =) c . c cr. . 0 r - Vj _.- o ca - - tn 4� � :) 11, C) 'a .(a - � C_ 10 L_ - 4, - (1) - M - I -�- 0 - _ U O' fu I- -0 m � _D I D V, . A tn E c (D (U -s- r_ 3: can O_ 0) - -Ui LI) c — CD w , -C " m 0 +' M m w Ln -a I L '. - -I-D 0_ - . _!n 'O' E 70 tn. �c - - c (D W Q) 4� W +6 -- * r- - . -a 1 E m . r- . M - 4-' 0 46 -C 46 - 4- o a) � _0 -, � 0 0 -a 4m� D L_ -,E 4c': IE LA - Ln -C I C, I , tn � . m OL 'n 41 c I I a) � - E m E r a) a) o - M -0 0- - . > "r :6 0 au E , tn Z) M ,an 0 L I � >� Q. 2 w -� +­ c m c -E I � '- n - -0 0) w m M 41 � m o- M S- 4- .L -C -0 , 0 0 -U .S .. V, U1 U1 M -0 M Ln :) a) =) U 0 w ";; _a , - o- U 0 >� M m .0 4� -%-- - V U +1 _;_:� I I I = - � .' - a) I c 41 1 . 'CU m I E I C, w , -0 0 - >. 0 0- M +1 L. U E _0 c 0 w _V) " . D C ' C , - c I c m 4� = 4� r_ a) w � L, U +1 rZ w U IE . 4- , 0 : I I -= 4� . 0 U I ff (D U 4� 4- 0 lw , 1 7 o 'a - = +' 4- . �­ I - �: 1 2 "� e C: :: E lu m I- C c - -0 -C I ,5 -+' tn I D . - M tn - U - - - tn +' C: ,U 4- M Y. C' 0 - I 'U lw -, U w -U -U ,I < - - W _ I Qj D_ 0 0 0_ _ 0) " < 0 - ,= 41 ,W 41� An U _' =) . a] 4-1 0 E tn - M :E - Q) W -C - 4' -C >' 4 - = D m CL = 0 -0 -0 - s- r 0 -0 V) = U tn .- =) +' w I m 0 - w U +:" Ch w I c -0 .= - :t m � 'L_ m a) L_ -0 +- 0 Ln m c 4__ L_ 45 r_ a) M 0 m -0 D .2 4.1 � U I : zE5 , tn .r 0 0- 0 +1 " "� M CU " 0- al I tn a N tn " a) 0- Ln rq 1 c . 0 - I I 41. m _ .Q 41 U a) 'T " a) 'C 1. 2 " CL 'O_ , M E tn c 0 - - Ln > _r_ tn- - m � 0) I (U 0 Ln w Ln 0 . w , I > "� I I a)-:, -0 .0 tn .0 (" =) An A� 0 c > =) -r- 2 - = - . - c - I a) - 0 'j-1 M Ln -0 +' M w 0- 0 0 '70 " W > -w .,-a 2 IU C -- 1 , L 0 CL C 0 41 0 _ __ : -3 Q .S -0 U r C = . _ _ , M c (U v m L_ O'. a) 0 :F _C D w - 0 - E >_ +' 0 w +' U C a) , qj 41 " 0 c = 0 -C ,4:5 a) 41 a) 4� I -0 -0 -a 1 Ln a C: (A - 0 c - 41 0 U I -" > U >� 4-7' W 41 Ln m c -C ' (U O a) - cu: 0 E (1) 4� 41 � I 0 V tn C_" -, � -C 1 ' +' ?: C 10 ,a) , � - - C., 0 j p 0 - . " - -0 -0 4- U1 U W 0 ±� - t -0 D Ln m U_ - . D I - Im � w E m I- 4 & ,A c m D a) - 0 4v m ai - I 0 I - m w 0- m >. C , � ::, cu m , E 0 I 0- - x o " I 0- La) " mo_ A CL '- D c- " � ,O) a -Ui D - I 0 4- 0) M_ 0 C: 41 " - .E - W 'W M-0 , c I ro :E -.Y - -I' 0. C)_ -1 - 4 A2 L_ a) c D 0- E S " C m .!a 41 I . - *0 m a- " c: 0 U �" = Ln = m *� - 0 m + :) 0- 4� , ,O D c 0 -- :.5 E r_ t _0 m tn -0 m . w F_ m ' 5; = a) =_1 D_ - .- 41 tn :5 .r - tn 0 to- Q) -0 0- 0 c - .Ui Ln , = - w 41 w (D $_ > U, I I 1, - 46- - CL � 0 'p :6 ,2 a - . -0 -0 tn Qj _r U " W -- _ . U' :LI 'U 40- 11 - > L_ o .> �: c -0 -�' w -C 0 U_ . 0 LL: . . 0 U_ 41 0 < H 41 < -r- . F__ a) r -) m E - E _r_ i -- I _r_ j - 0 U_ : , T_ . -:: - D -45 �: :: 0 _0 0 CL o o W -, - '� � m w x U � J- - E tn 6 U -0 C D0 - z - LnI tj .§ a' -2 . , O m U " = >1 < n o- Ln u .-:) . I c . < a W M a 0 , .4� u- E -a 0) 01 m Q) -a) > 0 w - -a -a - C: c w = 41 0 _Q 4- = D z-0 0 m tn f� I I _�z I I 1, I - �:- I � 1, , I . I I - . I I . I � I I I I I I I , I . I I I I � . I I I I I --- >_1 m - Z� N rh 00 Ln Ln "O >_1 CD U I -rq r� co Ln Ln , w . < U -'ZI' (�) 00 Ln Ln tD C__ < -L I I U -(q (�, 00 ,Ln Vi LO ,. U W r;) 00 . Ln Ln (.0 - . I U -rq i (-� .00 Ln ,, to tD , fn U w r;) co Ln Ln w .-, co U -,:" r'� 00 Ln Ln 11 tD - _m -j w . rn 00 Ln U') , w ia '�� xq (-h 00 Ln Ln tD a -U w (�, 00 Ln Ln , w a U w r� 00 Ln Ln , , W, - n - _Z� _F11 r�) 00 Ln Ln t.O - Ui ' - U � f1l I � r;I. 00 Ln Ln I '.D -_ _0 - rq . m 00 LA Ln , lD I I I I I - I I a) I , - I rq . � . I O'l 00 - Ln . Ln . ko :S 11::� '!� rf . m 00 Ln Ln 110 < . - , Is rq r� 00 CA Ln t-0 - Im _ Ili - N r;I CO Ln Ln I w I I (�� w I C�I co Ln Ln I'D '& w (_� 00 Ln U') LD I I I - . I I I 0) I I I _W r� I 00 I Ln I Ln I . w - - 0) - N r�) 00 Ln Ln w M It H I T rf I I ri Ln -t H LO --t ri !� I ri, I 00 It H -M , -t ri I 0 V) ri E� ri, I r4 Ln H H I I I _t Ln H I Ln Ln H � . I I I . 110 tn H I N I I LrI ri I I I 1. I I � I L CO00 Ln vi 0) �? . I I L LO ri 1 ri O H . (4 w H rn . W ri L -t f'O H Resolution 09-23 Page 13 < 4-J :E -C x I __ArU C� 4-J *� 3: Q) U 3: c m (O w."m .j 0 +-j . E c: w 0 E U W. � I M, III � +-j W C: C: m — +.j Ln Ln -n .0 0 =3 -r V) 4- w 0 +_j m V) 4--J w Ln C� *� 000 C� fl� H : _ I" � ��' . I I ., I I � I , , . - I __ I . , - .11 , . . I., � I . : , �:� � � I I I I I . �' 1, - I I I I I - , , - " 1, I I - - - I . I " :� ;. , :' :- 1; I 11 -11 I I I , ,:. -- - � - , . 'e. , .� , , � I I 1, : . � I I .1 I I , , - , , � I : , I 1. - ' ­ I I - I I I I I I , ' 11, I . I : ­_ , - - . 1 7 � I :�_ -� , , .� , �' - I - , I I � I I � - I I I � I 1- :� ­� - I I ,. - I I . I I I I I I I I I I I �. . . .", __ - I I I � . I - __ - I . 1, I, I : I I I ­ . I I . I I I � -� : . . I .1 I - I �- :' I �- I I � I . . � : � I . . I I I I I I : , . � . I - __1 : :_ ,- I .1 , I . : I ' - - I I . I , . - I I _. ,-,:, '_ � I �.' I, - - '_ :]s - - , �' - - " I . 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V) 3: -a _C:� __ I -1 _­ An fp: .: , ­11 � M U - Lr) m . Ln '1 ',O 11 . - En 0 '+1 ,0- - ' - CU 4- 1 1 ­ I I E 4c �-4_ �r' I = 1 �A' L- - . 0, (V :0 , to �m Ln IM , (1) " a : - U, :1 I - - -2 Ira - - - '�- E :�5 > M c �: 5 a) c " w - �: - Ui 0 D 1 I 11 fu - . � ': "; " : . , - , _�_ " I I " 0- 0 1. 1, 2�1 ru - ': D '� f� " c - - : E 43) z I �' � ­_: : I - _� ­ ­ -1 1; I 'S 1. __ E 0 '_ a) -0 �3 = 0 +1 - � .- I I �D > 10, � ; =" C - a-- c I ' I w '�'m ,. 0 ­ (.n 0 M c 4- -0 - 0 m 3: , � '_c I , 41 , , - , �: I - C' 1, c D 0 4- 0 : -1 - 10 L I - . 1 1 41 � I CL - �_ I �O -, 41 �� c: L_ 0 fu U I � -4". __e � I ­ � , . I , "­. I , -"a "I 1 1 -, C: -1 . I I'll, a- ", " U (n ir- I , � I - -0 ''I � I I:: I - I I : - _C: S' - �_ "I _': w I I - c 0) ru .S; 4-1 C: 1. - -1 I __ I "'C' - 0) ;- - � I m , . ;' . E-""-:) >, 4� C C: ra Qj 0 " L - n E . �: V ; , w -aj E I I , 1-1 CU. L a 0- - T ,m " . _ m _ , � I D , -, = I I I , - U . 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C 6 a) 1 LO 2, 10� W .. M . I - -'O U __rZ - > 41 aj 4� .2) +' 0 tj U) " I m - "5 _ 0 0) I �f I - CL , 0� I 0 -i.' 1 . W- I IO_ m -0 0 c I.- 0) _S_- - . � .L � . _r_ _0 __ 0 +1 -C - D - M VI .E 4- 1 - I L I � - (v I 0- _': I - 11 :,:4,1 c - ''I (1) _0 w > I '. � ,'�� I I �' . .w - -1 _ I , I - :0 - t " -0 a) 11, C6 . a) I - co = ': t .-c w crl W U �M_ � - . 4� . ..;, - 3� M - +' ::,Or,:o C m __ I .- +� , , - - - I ,- I C:­� 0 �� 'I-- -1 w +� - - M. � 4 L;� I .' 0 :' U'_ w m M - 0) 0, a) >' J__ ---a -.- +1 75 E -0 c U D E I , � .' I _'I . : , ca � E . _ia U 0 I- (DI � - I - I , I El �;' -a 0- 11 . w I I- I :�_!T -1 1. - I 0) m c c -V .- M (A C 00 41 Ln , . , , ­' - " w -M > � I -M -� .- -01 - " . 11 - 0 r�i w ­ " cn I'! Ln C: 11 � I ­_ m , I �: c - - . .- 1, I ". 0 ­ I qj -0 a) I .1 . w -_ _: . : - E I 'r-' - c .- w -�' .1 ra '� - Ln �O "I - , - 1� �'_. C� - I I - 0, ': - 'Z U Lr- 0) _0 I I 'U - _� U - . I m __;_ I I : I 1-11 - ". ;:�_ - O � ra J- +1 -r- 4 - 0 41 S - In - Ln 4� , L- _�b - 0:�� - � - - - , , ­> ' , -0 ai - a C .- Z) -0 -0 c W I a) > I � w -, w : , - - CU -�' >:t E 4c' -. : - I'M I, c M, M ' qj � 4- ,. .- I >1 a) - w "I D > U : 6 - tn' 4-1 I , ' e "O - M - W_ C': " m 0 U, ", m a) -;� , 2 '-p E 4- " -0 w -5 ru = 0 I I p C- - 1 I 0 , 01' 11 - I U-1 - 0 4-1 qj I : �. "O , - U 11" w : 1 1, :-a - I ­_ ­­ ro +1 0 c - : I I w , - - 1+1 1 , m "I _O._ I I � c LI - M Ln 4- 'CL �Jo 0 - c 41 w 0 ICL .1c .� I I , -0 w =1 " W r ILn'' I I L�)- E ,- ". -0 1, 1, - . - 00 Ln .- -) �.O a) U r C Ln - 1,0 .- 0 - -0 ,.-,=) , , 0 � , I I 1 , -C - , -11 - '_G) - = 4� 41 m = , - t (a a) lo- E a) ­ w , _O__ w - CD W -0 -2 = W I I I Q I I �'_ � ' 11 � M --- � - ; I 1, w � ':'� 'Z w I- D +j , I ­ +1 I" � " I I , - - , - 1:.: _': - , "t I - 1. :� -0 %_ - � : :LI c 3: L_ * 0 w -P m - - 0 I :11 � � -1, C, �; __­ . D, -11 �E - 0 . : 1. , (D f�u � -0 M C - r13 D - n m U1 = Q c � 0 L_ -, -C N - w , I a) U -C :3 ­ U .� I OL +' � 41 0- & 0 - I - I C: ' Ln tn - , , -0 1 .- ­. : i _ Q - E -C 0 .-C Gi - V) ru '4-- , = +' ".ic I � I I , ' ,'�'� _; O." '� U c m -0 -' 7ffi - - ,� _C , tA -, - ' 75 -a Ln - 41 I 11 (a '_c - ,41 �' -C 0 w .- 41 -0 , t , ri M, - I . r I ­� - I m M - . = 41 1 I (n I- 10- C , - C 41 m U .0 a) 0) t _0 I -C I I - , , 4- , I 0- , "I - +1 L +1 a Qj (L' _: (D I L I =- M �' 1+1 F= : (U _C _= +1 tA 4- . - .- _ -4-1 1 � I , . L ", I I , - , 11 �'� '__ I 0, D L_ .p M �' I �_ - - - _ 9: , I ,:r �'�.- I �­ � �_­ = CL - 4 C) w � 0) - m I I . -.1 . I ; Ln - I 11 I 0 0 ' I - '' _ _ , i + I � - V) - Ln >, O 4- a) -0 " , aj -, , , 0 -0 W - -6 �' O , , 'Ln ��c . 0 >' - CU -1 C: 0) +; . :: w +1 w " " �­Ojl­ - I .- .- D � 'O , , . 174 : 0 N 14- '�O Gi -C rq U-) 41 0 +1 0 0 C� -0 1, In 1 ' Ln >' a) 4- � tn I c � :' I 0 E I - I 'O In C, - 'S -O c - I I Q), - �' I 'n �' , m L_ 4- ", � . I , I a -11- � -: - ru , 0 L_ 41 , I ,,,, ':�' 141 41 , c U - ' .p c L_ C CU aj -"%. m cr +" :3 �d C , >' 0 *5 ,. . I - - , I . �' I tD., " .p m, a) 4� _=) 1, U '-- I U .5 c I -'-� -Q - � _: ,I - U 11 " I U - I (U 'U m qj - Z U 41 = I ..r 0- L_ 0) ­ n w E = .- -0 (U " L_ = a) >% " I El , � ',�_ , fu ''I C) a) -o '5 :'O , ". N I I - 11 ­ 4- -'O 0 N 4- O ,� An � I I , I I 1, 70 c - 4- 0 r'l 0 41 '-� -ib, 6 >1 - " L Ia) 1 m ­ . > - � ,� I E I , -- - I I I r_ I " -0 A 0 0 46 - 4.1 U =) - 41 'j , .- . I L- - . .> ,W , � -2 a) 0) I =3 m O : 114- ,= I c I a) 1 a) C: lu . -a 2 ` V) .5 _0 I �. , - - I I = I - m - �, :fu :, , I __ III :' - 4 - 1�1_ 0 - 1 - a- I., 11 --io I . I ' - - 11 : " " - +1 12 c a) W 0 E - m I I " :) -JU r�' -In " 4 _. �" - - " , 0-. - - =) :D _ZR - -0 0 ru , U +' U -0 w = ,:E V AD) L CL (D' 0- +1 - - .D -0 , - M :0 - m I IA:., �r' a) (D 4� X 0 -0 = , 0) - 4- (IJ +' 0 4� - - � _C_ � _ : 4) 0 " . . M , L : _q) : W a) � ro ' �� " r n - ro 0 ' CU > - D : I M : > 0 Oj VI C: M - C) 41 . V) r_ I I I Ic I - +1 c .- Ln -C ,9- _+I , I-aj 4� 1 . - J__ _0 Q) 11 - , - I -0 , ':' 101 - : w U) D . I CU :' - - c - �; CU - > t C) (D " I I a) - I D_ +1 11 I " r +1_1 m r_ -0 CL ru -0 C_ I , C - (L) m , M Ir -...0 U*) = D a) - 46 0) .- 41 , 0 +1 +_j . _ _ ML;. I V, _ 4_ _ M : '!:� -0 , +- (U Q_- L 41, 4, U , , � 0 0 .- V) - r- W , .0 a) , I c e .1 I 0 � 1 C:- .- CL - - m -C Ln I-, ­ 41 M +1 I :' m .:-, +1 , 41 D + '� +1 _ � - I N - 0 , " N ,- . D - c , c U) w ru - > = -n - (a %_ -0 I , I- 11 I m _ - I >' = �,' I - M 41: m u 'El ' C _: Ui - w 0 ::: � . . +1 ,10 _0 > -0 E !a . X , , I I � � L ; Ln � � Oj - -C I :) 0 J__ a) . I - 0 , , (v 1 1 a) C I .2 -0 Url 0 D m 0 0 -C . '�� - c , - ­� �:�'E ': . 0 -­ . - _I;' N ':' (U W 0) -0 , - 1 _- 11 I I M_ : ; ,� tn I � I I -W ; I - _:' _ 0- CL 0) = -0 m a) -a . C_= - D w - Ln 0 � , Ilu E 1, 6 - _W 1 I 0 m - ru 1) I - M aj 0 _0 :!:� _= =) I 0) +6 c - ci t': � -C '� - � U w E :6 , x a- c "a � in , 4� . a) - I < W_ __ - m � w .c:' - 0 , tn I- I - OL - - " In - ra a- :3 'A >' ra .!� 5 0 -0 � E -*a- -0 (U -C -0 0 a) 4-1 M - :� , , -a 1 41 �_ -­ - . �: , I - tl. 4-1 c a) E Q) � ''I I Ln '' " I _�= A- ' Ln a) -C 41 : '4�' � I m I I - -� w - -C w -0 " - p cr 4-1 ru M c � 4- w I -0 '41 W - I - C ", = E w , , " .0 , w ,U E -��- D 0 -0 Ln " D 46 4- V) VI _0 , - +1 !'6 , I c I = +1 4- 0 c .9 '+1 to (Dt- m 0 10 � 'a - = ra ' 41 0) 4 � E C m 0 D U w - I ." _-, 1 � I I I :,- � . (1) I _.0 , - 4� - 0) Ic - c 0 :'O � - ­ I ; 41 : � I I -11 I I c I ; _." ­ _1 I 0 � � .a = tn +' a) - O D +1 -0 -T) �41' >� - 1� i�i +' -;m - -- - ec CO IQ - Ln, L -0 tn U c c C m O - - - -U m . m _. --a , = 0 - I a) I (a -I, , �n I I � I >� �(D m - c - V " - > = .- ' :V ' (v 0- U1 -r- D -C +1 0) C >- -r 6 - I I c I . � 0 - ' + t ra 4-- , , c � � I ) -, , tIn I 4- 0 m I � m - - E a) 0 0 - E c: m a - - In- w t - -� "M , ,-E . I ri - >� _'� ra c _ -a ra ,:.2 : I ,4� 11 I 0- . . 0 4� r, C: (L) I 1 a) , " , 1 �.2 4� V) C , , _ D " �: I 1, -IL w 1 1 I., Lt �' - N 2 - 1, . I � I , I , '5;' 1 , � -, -, " W: -a w Q) = 4� U , Ln .. Ln - -=) � 1,0 '= 01 141 "� _r_ (D m M ,;I-a) m I C: . fu '. CL U � - � th_ � , I U .0 m 'a, on I E 4=1 , - 46 -a 41 (= Qj -0 < >' O r'� E -0 U . .p. , - ai _' 0- W -a �'m - H L. 0) ri I U I � w O I- -a .s-- W 0) CL > 0 .L,.- 0 rn - (V +1 Ln - c) rn 0- r', 00 (U Ln 1 I I 0 -.0 L - .- > E (1) (1) " 4- CO 1 � O ca , 0- cn 0 . 1, , I - I I , ,lo- ­ �E : � (3) = � ,- I " _: ; I I L_ I --l", A:! m E w c 1 1.1; - -C " O O w ; r, r: Ln 5 7 C C) m - . - L_ - I O '" CU .- - (U - ,6 O " I" . > Q) - -" - - . '_ m .- .- I " CL 1 D I < . v -0 a) -a - a_ +1 , I .-a a' +_'- - c 01 00 -0 w Ln 0 0 (_0 ai � U > U - " , - w I I I , - 0 ,. 1, :E 11+1 : . I (U -i - +1 CU L 41 - I - 0- -M w " 41 o- ra I r ) , . 1 = � � 41 I c +1 , 0 CL " 0) 0 M - -a ra m " U -0 . I _0 ' i �D __ 0) Q) , c = 4� " 0 F_m Q_ - rI Ln 0) -0 " (-D rl) c " fu C: m , (a I 11, � I I ,2 - - = a) :� a) Ln c C CO . O.An I . ui '�O r_ - .C: �' E ') 0 > N -a I'� 11 0 I IV:, I - : 1.0'', +1 (1) t -a 11 :�'!;� : 1. - -1 m - . ' . �!'. , I E' ' �' I -, '� I 1 - w -C _ _ r � . ru I- c 4� I= , - _C 1, U � m 41, : w - %4.- Ln.�:CL _O__ - -4- .2 u C +, , 0 U (n ul M GJ M a) ,w -C . I , = +' o, ra w M r Q) _f: I -� � cl� *Fn .- " +1 A. � in, , m " tn C 4- 0) -0 "_ -r- ::- 41. =) 0 � � _ C . m ' C: 41 D 0 w Ln -0 M 0 . W _r , -FI U +' U :LI t a) a) a) 14- 1 fo - I c ' 0 '- :f - -a - _C U'�_ I I I I >_ ;'.D I I _r_ U >1 -0 - I D I I >. � - 7E. I. 0 CU ra . 0 41 CL - c o 0) W - -C Z - O 1, � +"-a U - c m a) a) , , Ln W I -- E ,A O D_ - " 4� 4- ra U 0 w w - - U`) I I to .00 , I : Ln - U) , ko .- m w 4� D C_ 0 = > a, �O - - � " 41, , C_ U " 41 'CU CU " c -0 ra a) ' � I 41 1 I I I 'w 1: '�­a � � I _m 1, E 0 U iD 1. I , �­ - w I , :" � -lid - 1. ..' ru 0-- o w .- -0 t = m m in m I 0 - C: 0 - 'Q) 'Uj .a C *p a) Ln .- � w U 41 -0 -a En .Y �c c - M w 0 'Z�j m _r_ 10, - W , - (Li (V �M' r4' -i- C D -0 Q� U1 =) 0 * - U �._ ''.m 1 - c m I - w: , -0 w -0 I � ,4- I U, E �, �- -a c - -,+- c I 0 t .2 , < w 4- - (1) 0 1 C I , o -a a) I _?� _L I . 'f Ln VI 0 . != 3: D 0 I I I c I _:3 : �_" 0 41 � : : � t .00 I Aj 0 - E -3- m - , r- -cT I 'z;' - , 0. a, 4i -C m tA 41 -6 w I I �: w E � Ln Ln rx - � :) -0-11 - I D I :3 1 1 In , -0 0 — 0 IT; - r - __ -0 I -:),.,4- m - w " w .T w -a -0 I > = W 0 -0 m c C C U 0- a- . - ,5 0 - L__ � fa� � - - ru - ,;� r L I , m I E - - L c ru E �;- c U I w - : tr- ' -0 11 C M Ln a) :) 00 Ln Ln E - Ln D - M 41 -1 � ID - -o 0- ,r- _- I W .= I c %4-- _0 0 � a] -C L_ 0-- 'j M +1 - " W C � 0 � 'w- - U d) ru -C 4� 0 4- 4.1 0 -a c I I m .41 m 41 .1� � r - . M_ M -1 cr w S_ 0 .. " - :� 0) M I I I c - - IV I , - � I 1- w - -0 2 -0 m -a LA : C �O - =':';'r_ ' � 41 0 tn L_ w cn +1 c .S� .- -a -a I . :A �= "" Is �! ; 4' w :5 >. M L_ (U M w 0 =) w M� +' c ,_ m I tn ..:r � +1 - - M, 41 - >' 00 C 0 > 41 .x c -0 Ln' W I m -0 1, -0 (U 'm -0 Ln _ -0 kD tn -0 -0 -a- '�- -- M >1 . C) z ra (1) C_ _C 4� D c +' U &- ' CL 4- a) :L- W 0) 0 1. � (1) - I - -C +I- 0 I >- - 10 Ln - > 1, O ,;d - !: I � � 4v .0 'c Q) t U4 w ra -ra ,. c - , .- � I I I , C '.- '' :m - ru 0- �D L_ C -0 0 0 +1 (U E 0- t - (D -0 1. .Ln = � .>, 4-1 0 : ' -a >_ - I (A 0) > 0 m CU .j; i- = .- m - > CL - .- (D -0 : Ln , " �r I I - , .- 1 I (D , I C: w - 0 . -.P �: 0- 0 10 :) -0 V) I :) ra " . 0- c X :E (1) 'Z - (1) r J, -a =) w a) U � , ­ : In, I - - m :: I - _r_ - 4, � C =) VI ­ +1 O .- . - : D 'Ad � I �E w - I I . . L; v .V) 11 C CU q- 4d - w Q) = -0 I - Cr ::) -0 i (U An :A) Ln_'�.'t -0, 0 - cn =) .In C a Cn I- a) An 0� _j D C: . 0) L�_ 0 tan) . (D , C - � C '� m _M_ , 0 M .�: , I � D 0 >' . �" . >1 -a - W, 41 ;7 = c tn E -c U - . -C (y 4- M 0 -1-1 0- O O �_ . , c m " 1 M:: i5 -0 D VI - Ln , M I -­ 11 = 11 +11, Ln IV) U 0 .Z - -�' E w - " = a) 0 a) E W Ln w > 4- _0 -a 5 -o E Ln , aj , " I , 41 0 -0 5 = -0 Ln V) :) 0) 4� W = I -0 m - t -0 w m E " t - -o w (U E �r_ - c E - 0 +' M - t U 40 , I c , . �w � - -_-E " ' C: (V E , : ".6 (U 41' I , , E 4, , C. -1 JO_ 4- X -0 ai C - -0 D (Ii I m 4 m W _- -0 Ln _ M 0 , r - c 0) = c -C +1 76 M t +� (n M w m w I L_ ,v E 'U; �z - - - - 'm ; V 4 .0 - w - -0 H 0 th 0 rq 11 c 1 :70 4- 0 O'. - . 41 , 0 a) 4� -a _ m - . = w - 0 z 0 - , ,0) 4- . S 0 - - -0 0 v� c - C cli b :6 I w ,-o , , c: '2 w 00 " c .D I L_ . W -0 � +., E 0 C =) 4- : I c I . " , W -" : c � a) - c m " " a) -:)'' ru C: c m r- m 0-- " P�__ � I 1 41 , " c '�_ r 0 - 0 C) , - .& U-) m c '31 wz I I- . 1 E , 4- (D - cl- . (U 0 4- -0 - M . ru - C C 0- a , w - M - 0 m m 1 c I m V) Q.) m I - M , (D : tn 4� a) >' -0 . I I I � I w c 0 M 4� ,D - c a) c in - -a -0 C , M %-: , 1 1 m m - VI - E - c - ri m t: - .. >� - " : 0 - > co 0 Im i� > m . '�O' v , m w W U U �z c " . U , , ; > 0 M > 0 M 1 tn �O , , > - � cn D 0 C *;-, O -C : D % I M - � - t CL -U D � Lp -�' 2 c (U 4 w � _0 I 'I .W � 'v I CD 0 -�' :3 E -- m -0 0 I . 0 0 c E m .!21 m . " gi 0 ,i .2 0_'O r 0 U " - - a) . v C 41 0 0- I- , m L C , CU , M C c: M 0 , - � , +j � w :) E 0 .- 0 C_ 'D Z -0 -- N ,n C . -C O C -w 4, -i'- m 7__ 4� (V .r- M > o - -C O m - '41 11 � M I I 11, 41 , -ia "O U C Q) 76 a) ,_ U c = a) -a C_ *cr ra Ln .�� I � . � - -M - U - m U ­ . D_ - - m -0 U, IV .- :) 4� - 0 m o 0- 0 1 0 -- , 4- U_ C I W a' I . 41 C= a) CU . -- ." = W 4-1 Ln L_ ra �L ri , . 0- :3 m E -� m w - � w +' . a -0 Q- �: :) .il- 0 < Ln 0--o ­ t , 1.� - Z) 0- = . U = q'- U C) - Ln tn -Z 0 > III - ­ w -0 I -F- +'� iz >' ;t� 0) cn >1 --ffi T , 19 -2 .2 t 0 - = a a) , �: -0 t 0 , 0 , -, ' - 7; 0 - I 1 0 -4., � _'O_ � � w - " .S� X_ a) 'M +- - ' U m -r- C = -t' w -0 w � . � C: I c -0 -0 O -C M _ 0) I ' . �_ OL " � L_ C A:! 0 1 4 6 I z 0 " LL w _C' I �-':- w 0 = -0 I-- m .- _ � -C , �- , L_ > _a 0 W =) U_ w -a � jz- 4- 0 w c O Z -0 < m 4-1 0 U ru z 0 D_ w , -C. - �- w -C w I— (A. w ra I _r_ aj �_ -0 w _I- m �_ w ZO , I -C I 1� � , I a) _r_ �_ Qj �O I I ,. -a -, a - I ��- .m �. Gi t _r_ m I- 0- , L- ' 0 : , -E 2 I LL.� M V) m w ­ _' t , - I � , - . ''I . - I . I I I I '. _� I � I ,. I I I . � 1, . I I I I I I 11 I ''I I I I I I I , I -1 11 I . I I I I I I I � I I I I 1. - �' I - . . 11 . I I I I I I I � I I I I I I I I -, � I I . I I . I I 11 I - � . � - .. "I � . . � I 1. 11 � I I I . I . I ''I I ­ - I I I I I . I "I . � I ­ .1 I � I " - I � I I I., I I I I ' I - ­ I . I . I . I - I . . I . I I I I I I - ­ �' . � I I I I I I I I L - 1, � I I . � I I I I I L I I I � I I I . I I I I . I . I - I � ,� I I I ­ , � ., � . . I I I I I 11 I . I 11 � I I I I - I I I 11 I I I I I , .11, - I I - � I I I " 1. I - . I I I -1. I I .1 LL I I I . . 11 - - - - 1, - , I , � I - . I - � I I - I I I I I I I I I -1 :_ , �: i I : �:' � I . � I I I I . I I I I I I.. . __ . . I _:_,, : .1'. 1. f, , I ''I I I I I I . . I - - I , I . . I I . I I I I I I I . . I I I I . I . I I I I I I I - I I I I I I I I . . I I � I I � I . 1 :2 I w I . I rl� . .1 I 1 1 co I I I L Ln '' I Ln I I . I W I - e�__ w (_� co Ln Ln 0 I . I � I I I , - I I I I I I I I I - I I 11 . , . - I rq fl� 00 � Ln Ln AD - rq r�, co Ln Ln I LO I I I I 1, . . - � I I " I I I - I I I I , , . �R 1, - L. M 00 I Ln Ln I "D - N �� . m w Ln Ln I w . I I . � . I I � I I 1� (It . m w Ln' Ln �O I . Ii -al IF;, . m 00 Ln Ln 110 I I 11 1. I 11 I 11 . I - I . . I . I I I . L . I I I I _:S '7;� ­ . m co Ln Ln � AD - m _'� . m CO Ln Ln 0 . � I . , . . I - Iz '�:-_' . Im 'Z4: , . . M co Ln Ln ,%D - IZ - -(a, - -�_ m co Ln Ln I w I - . I I I . + I I I '�;i �:__ , I (U ':�: (-;) I CC Ln Ln w _':� �:_" -0 - 1� m w Ln U) 1.13 7 I � I � I I I I-- , I - I . ­ � . I I - , I - . < I - -14, . �__ , , I . _10 �'_ - .41 m I 00 Ln Ln I ko - IM 11 1:1 rl - m '* r-� co tn Ln W 1 - . . I - I 1. 11-1 . I I . . 1. . I I I � I a , � I - 11Z ;:_- -0 . - .�4_ I m � 00 Ln U) W � R �:__ -0 - 1-4* M co Ln Ln I LO � � I I -1 I I I - I .1 11 - I I . I I I I I � . � : I : - � . r� >_1 m I - q _'t' L co : Ln Ln . LID - R 1� m - q -41 co Ln Ln I'D LM 11 LID ri I I I . I I I I I . . � I I . I L , I . . w w ri � r� - W ri , . - I co W ri M w , : ri I I . N rf I O H L �' I . I N N ri . . m I r*.� ri I I I I ;� H I I Ln r� L ri I . (D N ri I r, I IN . ri I I I I . . 00 N H I M - N I ri I . I I 0 00 ri r4 OD I � ri , I I I � . I I N 00 ri � M 11 I OD rf I I I I I . I _t 00 ri Resolution 09-23 Page 14 Resolution 09-23 Page 15 En -av, in m - Q) to (1) w .0), M M a) 0) a) W a En in a) a) in cA1) w a) Q) ( -An, (D Ln a) In (1) z z z < ;i� z z z z z z z Z < z d < z z Q z d < < Z �z Z ce ln� z of., ck� w Z z Cyt C -C c LL, - -LL U_ LL _.L Lt LL LL LL U_ U_ U_ IL U_ U_ LL U_ U_ LL U_ LL LL LL LL LL < < LL U_ U_ < < U_ N (U,;, 0 N (D Ix f N aj .�n m cu0 41 ru C cd M Lf) "Ul C a) 0 0 > m D ra -U q 0 �4(- P cu -C cu -C 4 4-00 qj _0 4- :.=. 4- 0 Lr) -C 4 C 0 0 4� - 0 m t (A rD LO -'O .0- U Q: 4 C a) a) > 'a) -0- a) -4S 0 4 Q) 41 J V 4.;- T1 0 m to -1 U) Ln LO -0 N qj a) O_C:_­_� E 0 N Ln Ln a) C_, 0 VI 41 Ln .CU 41 0) - -a a) E -a +� . - .11 0 0 U > C._-_: -C ro C C M- __ U ra m ra 0 d - 41 U tn 00 w Ln U Ln �0, - L; U I U 0 - 01 C�N M tn _(v; ,, w QJ C1.11(v W'-- _rA -41 -C E 0 4� rU C Lq D 0 0_ a) Ln 01 U , w : (n 0- M 4-w CU , , V.�; 0 _0 (U ra U v) (c) m - ru M :D T 4- 41 tn 0 tn 0 tn (D 0 41 --c 4- Qj :,_: ru 0, 'ra m (D 41 -tn 0', 0 a) C tn Qj ru Im 00 Ln tn. +1 41 C m 0) 0 cN 46: 4-1 m ra CL 4, a) ra Ln E ru E 0 D m 0 0 m w . 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Ln U') LI) IZ (0 n- 0 00 Lf) Ln LO ry) 0 00 Lr) t1r) LD S 0 0 00 co Lr) L() Lf) VI �D ko U_ (V (3) 0 00 U') Lr) U_ 4z, -0 00 Lf) Lf) Lo > c:� S '6 . 00 co Ln Lr) w tDj c;:� `P� -6 -6 00 co Lr U') Lr Lr) (D LD z t -D 0) -0 00 Lr) Lr) w U_ 0- 0 00, Ln Ln 9.0 C (3) 0 00 Lr) Lr) LO Z U) a, 0 00 Ln an ko Ln 00 H 00 H N 00 rl 00 0) 00 co ri vi 0 a) H ri 0) IH ri m (3) 0) ri ri 0) IH LO i 01 ri w r- 0) cn ri Tq 00 0) a) a) H r4 0 0 N 0 (14 N 0 N rn 0 ri Resolution 09-23 Page 15 Exhibit B to City Council Resolution HOUSING ELEMENT COMPLETENESS CHECKLIST A Quick Reference of Statutory Requirements for Housing Element Updates Updated 112021 The purpose of this completeness checklist is to assist local governments in the preparation of their housing element. It includes the statutory requirements of Government Code section 65580 — 65588. Completion of this checklist is not an indication of statutory compliance but is intended to provide a check to ensure that relevant requirements are included in the housing element prior to submittal to the Department of Housing and Community Development pursuant to Government Code section 65585(b). For purposes of the Checklist the term "analysis" is defined as a description and evaluation of specific needs, characteristics, and resources available to address identified needs. For technical assistance on each section visit California Housing and Community Development Buildinq Blocks Technical Assistance (https://www.hcd.ca.gov/community- development/building-blocks/index.shtml) Resolution 09-23 Page 16 Checklist Public Participation Government Code section 65583, subdivision (c)(8) Description of Requirement Page Number Description of the diligent efforts the jurisdiction made to include all economic Number segments of the community and/or their representatives in the development and 8-10)81-3 update of the housing element 13-15 Summary- of the public input received and a description of how it will be considered and incorporated into the housing element. 10-12)84 Review and Revise Government Code section 65588, subdivision (a). Description of Requirement Page Number Progress in implementation — A description of the actual results or outcomes of the previous element's goals, objectives, policies, and programs (e.g. what 13-15 happened). Effectiveness of the element — For each program, include an analysis comparing the differences between what was projected or planned in the 16-38 element and what was achieved. Appropriateness of goals, objectives, policies, and programs —A description of how the goals, objectives, policies, and programs in the updated element are being changed or adjusted, to i hcorporate what has been learned from the 16-38 results of the previous element. (e.g. continued, modified, or deleted.) Special needs populations — Provide a description of how past programs were effective in addressing the housing needs of the special populations. This analysis can be done as part of describing the effectiveness of the program pursuant to (2) if the jurisdiction has multiple programs to specifically address 14-15 housing needs of special needs populations or if specific programs were not included, provide a summary of the cumulative results of the programs in addressing the housing need terms of units or services by special need group. AB 1233 — Shortfall of sites from the ---- 5thcvcle planning period — Failure to implement rezoning required due to a shortfall of adequate sites to 14 accommodate the 5th cycle planning period RHNA for lower-income households triggers the provisions of Government Code section 65584.09. Los Altos Hills HEU Housing Element Completeness Checklist 1/1/2021 Resolution 09-23 Page 17 2 Housing Needs Assessment — Quantification and Analysis of Need Government Code section 65583, subdivision (a)(1)(2) and section 65583.1, subdivision (d) For information on how to credit reductions to RHNA See "Housing Element Sites Inventory Guidebook" at HCD's technical assistance memos (https://www.hcd.ca.gov/community- development/housing-element/housing-element-memos.shtml) Description of Requirement Page Elder) Number Population (e.g., by age, size, ethnicity, households by tenure) and employment 72-73 trends 42-48 Household characteristics including trends, tenure, overcrowdings and severe 74 overcrowding 48-66 Overpayment by income and tenure 63-64 Existing housing need for extreme) low-income households 77-79 Projected housing needs: Regional Housing Needs Allocation (RHNA) by income group, including projected extreme) low-income households 41 Housing stock conditions, including housing type, housing costs, vacancy rate 53-62 Estimate of the number of units in need of replacement and rehabilitation 168 Identification and Analysis of the Housing Needs for Special Needs Populations Government Code section 65583, subdivision (a)(7) Description of Requirement Page Number Elder) 70-71 Persons with Disabilities, including Developmental Disabilities 72-73 Large Households 74-75 Farmworkers seasonal andpermanent) 74 Female Headed Households 75 Homeless seasonal and annual based on the point in time count 75-76 Optional: Other (e.g. students, military) NA Comments: Housing Element Completeness Checklist 1/1/2021 Resolution 09-23 Page 18 91 Affirmatively Further Fair Housing - An Assessment of Fair Housing — Required for Housing Element due after 1/1/2021. Government Code section 65583, subdivision (c)(10)(A) Part 1 Outreach Description of Requirement Page Did the element identify and evaluate (e.g., maps) the number of units, location Number Does the element describe and incorporate meaningful engagement that 169-190 represents all segments of the community into the development of the housing 81-85 element, including goals and actions? Part 2 Assessment of Fair Housin Description of Requirement Page Did the element identify and evaluate (e.g., maps) the number of units, location Number Does the element include a summary of fair housing enforcement and capacity 169-190 in the jurisdiction? 86-87 The element must include an analysis of these four areas: Integration and -segregation patterns and trends 88-102 Racially or ethnically concentrated areas of poverty 104-106 Disparities in access to op ortunity 107-117 Disproportionate housing needs within the jurisdiction, including dis lacement risk 117-123 Each analysis should include these components: [*]Local: Review and analysis of data at a local level [*]Regional impact; Analysis of local data as it compares on a regional level f—M]Trends and patterns: Review of data to identify trends and patterns over time *Other relevant factors, including other local data and knowledge *Conclusion and findings with a summary of fair housing issues Part 3 Sites Inventory Description of Requirement Page Number Did the element identify and evaluate (e.g., maps) the number of units, location and assumed affordability of identified sites throughout the community (i.e., 169-190 lower, moderate, and above moderate income RHNA) relative to all 'components of the assessment of fair housing? Did the element analyze and conclude whether the identified sites improve or exacerbate conditions for each of the fair housing areas (integration and 179-190 segregation, racially and ethnically concentrated areas of poverty, areas of opportunity, disproportionate housing needs including displacement)? Comments: Housing Element Completeness Checklist 1/1/2021 Resolution 09-23 Page 19 Part 4 Identification of Contributing Factors Description of Requirement Page Did the element identify, goals and actions based on the identified and Number Did the element identify, evaluate, and prioritize the contributing factors to fair 127-128 housing issues? 124-135 Part 5 Goals and Actions Page Description of Requirement Page Number Did the element identify, goals and actions based on the identified and Number prioritized contributing factors? 127-128 Do goals and actions address mobility enhancement, new housing choices and 66-67 affordability in high opportunity areas, place -based strategies for preservation 129-135 and revitalization, displacement protection and other program areas? Programs must include the following components: ❑■ Actions must be significant, meaningful and sufficient to overcome identified patterns of segregation and affirmatively further fair housing. Fm -]Metrics and milestones for evaluating progress on programs/actions and fair housing results. Affordable Housing Units At -Risk of Conversion to Market Rate Government Code section 65583, subdivision (a)(9) See Preserving Existing Affordable Housing (https://www.hcd.ca.gov/policy- research/preserving-existing-affordable-housing.shtml) Description of Requirement Page Number Provide an inventory of units at -risk of conversion from affordable to market -rate rents within 10 years of the beginning of the planning period. The inventory 66-67 must list each development by project name and address, the type of governmental assistance received, the earliest possible date of change from low-income use, and the total number of elderly and nonelderly units that could be lost from the locality's low-income housing stock in each year. Provide an estimate and comparison of replacement costs vs. preservation 68 costs Identify qualified entities to acquire and manage affordable housing 67-68 Identify potential funding sources to preserve affordable housing N/A Comments: Housing Element Completeness Checklist 1/1/2021 Resolution 09-23 Page 20 5 Analysis of Actual and Potential Governmental Constraints Government Code section, 65583, subdivisions (a)(5), (a)(4), (c)(1), and section 65583.2, subdivision (c) See "Accessory Dwelling Unit Handbook" at HCD's Accessory Dwelling Unit Assistance page (https://www.hcd.ca.gov/policy-research/accessorydwellingunits.shtml) Description of Requirement Page Number Land use controls (e.g. parking, lot coverage, heights, unit size requirements, open space requirements, Accessory Dwelling Unit (ADU) requirements, floor area ratios, growth controls (e.g., caps on units or population or voter approval requirements, conformance with the requirements of SB 330), inclusionary 137-149 requirements, consistency with State Density Bonus Law and Housing Accountability Act, and consistency with zoning and development standard website publication and transparency requirements pursuant to Gov. Code § 65940.1 subd. a 1)(B)). Local processing and permit procedures (e.g., typical processing times, permit types/requirements by housing type and zone, decision making criteria/findings, design/site/architectural review process and findings, description of standards [objective/subjective], planned development process). Element should also 149-155 describe whether the jurisdiction has a process to accommodate SB 35 streamline applications and by -right applications for permanent supportive housing and navigation centers. Building codes and their enforcement (e.g., current application of the California Building Code, any local amendments, and local code enforcement process and 158 programs) On and Off -Site improvement requirements (e.g., street widths, curbing 158-159 requirements) Fees and other exactions (e.g., list all fees regardless of entity collecting the fee, analyze all planning and impact fees for both single family and multifamily development, provided typical totals and proration to total development costs per 154-157 square foot, and consistency with fee website publication and transparency requirements pursuant to Gov. Code § 65940.1 subd. a 1 A . Housing for persons with disabilities (e.g. definition of family, concentrating/siting requirements for group homes, reasonable accommodation procedures, 157 application of building codes and ADA requirements, zoning for group homes and community care facilities Analysis of locally -adopted ordinances that directly impact the cost and supply of 144,152 housing (e.g. inclusionary ordinance, short-term rental ordinance Comments: Housing Element Completeness Checklist 1/1/2021 Resolution 09-23 Page 21 An Analysis of Potential and Actual Nongovernmental Constraints Government Code section, 65583, subdivision (a)(6) Description of Requirement Page Multifamily Rental Housing Number Availability of financing 161-162 Price of land 159-161 Cost of Construction 161 Requests to develop housing below identified densities in the sites inventory 149 and.analysis 174 Typical timeframes between approval for a housing development project and 1 application for building permits I 153- 154 [*1 Does the analysis demonstrate the jurisdiction's action(s) to mitigate nongovernmental constraints that create a gap between planning for housing to accommodate all income levels and the construction of housing to accommodate all income levels? Zoning for a Variety of Housing Types Government Code section, 65583, subdivisions (a)(4), (c)(1), and subdivision 65583.2 subdivision (c) Provide an analysis of zoning and availability of sites for a variety of housing types including the following: Description of Requirement Page Number Multifamily Rental Housing N/A Housing for Agricultural Employees (permanent and seasonal) (compliance with Health and Safety Code sections 17021.5, 17021.69 and 17021.8 149 Emergency Shelters (including compliance with new development/parking standards pursuant to AB 139/Gov. Code § 65583 subd. (a)(4)(A)) 147 Low Barrier Navigation Centers 148 Transitional Housing 149 Supportive Housing (including compliance with AB'2162, statutes of 2019) 149 Single -Room Occupancy Units 148 Manufactured homes, including compliance with Gov. Code § 65852.3 148 Mobile Home Parks 148 AccessoDwelling Units 144-145 • Housing Element Completeness Checklist 1/1/2021 Resolution 09-23 Page 22 7 Site Inventory and Analysis Government Code, section 65583, subdivision (a)(3), section 65583.1, subdivision See "Housing Element Sites Inventory Guidebook" and "Default Density Standard Option" at HCD's technical assistance memos (https://www.hcd.ca.gov/community- development/housing-element/housing-element-memos.shtml) See Site Inventory Form (https://www.hcd.ca.gov/community-development/housing- element/docs/Site_inventory_template09O22020.xism) and Site Inventory Form Instructions (https://www.hcd.ca.gov/community-development/housing- element/docs/Site_inventory_instructions.pdf) Site Inventory — The site inventory must be prepared using the form adopted by HCD. A electronic copy of the site inventory is due at the time the adopted housing element is submitted to HCD for review and can be sent to siteinventory(a.)hcd.ca.gov. Site Inventory Description of Requirement Page Number Sites Inventory Form Listing: Parcel listing by parcel number, size, general plan and zoning, existing uses on non -vacant sites, realistic capacity, level of A1 -A6 affordability by income group,publicly owned sites (optional). Prior Identified Sites: Address whether sites are adequate to accommodate lower income needs based on identification in the prior planning period for non- N/A vacant sites or two or more for vacant sites. Map of sites 179 ■0 Did the jurisdiction use the sites inventory form adopted by HCD? Site Inventory Analysis and Methodology Description of Requirement Page Number RHNA Progress: List the number of pending, approved or permitted units by income group based on actual or anticipated sales prices and rents since the 177 beginning of the projection period Environmental Constraints: Address any known environmental or other constraints, conditions or circumstances, including mitigation measures, that 190-195 impede development in the planning period Appropriate density: Identification of zoning to accommodate RHNA for lower- income households: • Identify zones meeting the "default" density (Gov. Code § 65583.2 subd. 171 (c)(3)(13)) or; • Identify and analyze zones with densities less than the "deemed appropriate" default density that are appropriate to accommodate lower RHNA. Comments: Housing Element Completeness Checklist 1/1/2021 Resolution 09-23 Page 23 Description of Requirement Page Number Capacity: Describe the methodology used in quantifying the number of units that can be accommodated on each APN: • If development is required to meet a minimum density, identify the minimum density, or; • Describe the methodology used to determine realistic capacity accounting for 17.4-178 land use controls and site improvement requirements, typical density trends for projects of similar affordability, and current or planned infrastructure. o For sites with zones allowing non-residential uses, demonstrate the likelihood of residential development Infrastructure: Existing or planned infrastructure to accommodate the regional housing need, including water, sewer and dry utilities 191 Small and large sites: Sites identified to accommodate lower RHNA that are less than one-half acre or larger than 10 acres require analysis to establish they 171-174 are adequate to accommodate the development of affordable units. Affirmatively Furthering Fair Housing: Identified sites throughout the community that affirmatively furthers fair housing (see page 5 of checklist) 86-116 Nonvacant Sites Analysis: For nonvacant sites, demonstrate the potential and likelihood of additional development within the planning period based on extent to which existing uses may constitute an impediment to additional residential development, past experience with converting existing uses to higher density residential development, current market demand for the existing use, any 180-187 existing leases or other contracts that would perpetuate the existing use or prevent -redevelopment of the site for additional residential development, development trends, market conditions, and regulatory or other incentives or standards to encourage additional residential development on these sites If nonvacant sites accommodate 50 percent or more of the lower-income RHNA, demonstrate the existing use is not an impediment to additional development and will likely discontinue in the planning period,* including adopted 180-182 findings based on substantial evidence. Nonvacant sites that include residential units (either existing or demolished) that are/were occupied by, or subject to, affordability agreements for lower-income 180 households within 5 years are subject to a housing replacement program. (Gov. Code § 65583.2 subd. (g)(3)) Please note: This checklist does not include new requirements related to zoning for sites accommodating the moderate and above moderate income pursuant to AB 725, statutes of 2020 as this requirement is not enacted until 2022. Comments: Housing Element Completeness Checklist 1/1/2021 Resolution 09-23 Page 24 Alternative Methods to Accommodate the RHNA: Optional Description of Requirement Page Number Accessory Dwelling Units: Analyze the number and affordability level of ADU units projected to be built within the planning period, including resources and 174-175 incentives and other relevant factors such as potential constraints, and the likelihood of availability for rent NA Existing Residential Units: number and affordability level of units rehabilitated, converted or preserved that meet the provisions of alternative adequate sites. In addition, this includes units in a motel, hotel, or hostel that are converted to 197-199 residential units and made available to persons experiencing homelessness as NA part of a COVID-19 response and acquisition of mobile home park. If using this 148-151 option, the adequate site alternative checklist must be provided. Other: Jurisdictions are encouraged to consult with HCD regarding other 190-199 alternative methods options including new manufactured housing park hook- ups, floating homes/live aboard berths, conversion of military housing, adaptive NA reuse of commercial uses, or other housing opportunities unique to the community to ensure their adequacy to accommodate RHNA. Other Miscellaneous Requirements Also see Technical Advisories issued by the Governor's Office of Planning and Research at: New state legislation related to General Plans Appendix C (http://opr.ca.gov/docs/OPR_Appendix_C_final.pdf) and Fire Hazard Planning General Plan Technical Advice Series (http://opr.ca.gov/docs/Final_6.26.15.pdf) Description of Requirement Page Number Description of the means by which consistency with the general plan will be achieved and maintained. Gov. Code § 65583 subd. (c)(8)) 170-178 Description of construction, demolition, and conversion of housing for lower - and moderate -income households within the Coastal Zone (if applicable). (Gov. NA Code § 65588 subds. c) and (d Description of opportunities for energy conservation in residential development. Gov. Code § 65583 subd. (a)(8)) 197-199 Description of consistency with water and sewer priority requirements pursuant to SB 1087 Gov. Code § 65589.7 148-151 Other elements of the general plan triggered by housing element adoption: • Disadvantaged Communities (Gov. Code § 65302.10) 190-199 • Flood Hazard and Management (Gov. Code § 65302 subds. (d)(3) and (9)(2)(13)) • Fire Hazard (Gov. Code § 65302 and 65302.5) • Environmental Justice (Gov. Code § 65302 subd. (h)) • Climate Adaptation Comments: Housing Element Completeness Checklist 1/1/2021 Resolution 09-23 Page 25 10 Schedule of Actions/Programs Government Code, section 65583, subdivisions (c)(1 — 7), and (10) For adequate site programs See "Housing Element Sites Inventory Guidebook" at HCD's technical assistance memos (https://www.hcd.ca.gov/community-development/housing- element/housing-element-memos.shtml) Program Description Program numbers Page number Program(s) to provide adequate sites (large/small sites, incentives for mixed use/nonvacant sites, A-1 - A-11 207-213 publicly owned sites, annexation, etc) If required: Program to accommodate a shortfall of adequate sites to accommodate the lower RHNA. This program must meet the specific A-2 208 criteria identified in Gov. Code § 65583.2 subd. h and (i). If required: Program to accommodate an unaccommodated need from the previous planning period pursuant to Gov code § 65584.09 If required: Program when vacant/nonvacant sites to accommodate lower RHNA have been identified in multiple housing elements, if needed. Gov. Code § 65583.2 subd. c If required: Program to provide replacement units when occupied by, or deed restricted to lower-income households within the last 5 years, if needed. Gov. Code § 65583.2 subd. (g)(3)) Program(s) to assist in the development of housing to accommodate extremely -low, very -low, low or A-1 - A-11, E-2 - E-4 207-223 moderate -income households, including special needs populations Program to address governmental and nongovernmental constraints to the maintenance, B-1 - B-14 213-217 improvement, and development of housing Program(s) to conserve and improve the condition of the existing affordable housing stock C-1 ,C-3 218 Comments: Housing Element Completeness Checklist 1/1/2021 Resolution 09-23 Page 26 11 Program Description Program numbers Page Number Estimate the number of units likely to be constructed, rehabilitated and number Program(s) to promote and affirmative further fair 182 during the planning period housing opportunities F1 - F5 226-227 Program(s) to preserve units at -risk of conversion from affordable to market -rate rents. C-1 218 Program(s) to incentivize and promote the creation of accessory dwelling units that can be offered at an A-7, A-8, A-10 211-213 affordable rent. F■ Do programs specify specific clear commitment, meaningful actions, that will have beneficial impact within the planning period? ❑■ Do programs identify timing, objectives (quantified where appropriate), and responsible parties, if appropriate for implementation? Quantified Objectives Government Code, section 65583, subdivisions (b) For an example table addressing this requirement visit California Housing and Communis Development Building Blocks (https://www.hcd.ca.gov/community-development/building- blocks/program-requirements/program-overview.shtml) Description of Requirement Page Number Estimate the number of units likely to be constructed, rehabilitated and conserved or preserved by income level, including extremely low-income, 182 during the planning period Comments: Housing Element Completeness Checklist 1/1/2021 Resolution 09-23 Page 27 12 1 41L Town of LosAftos Ififfs 2023-2031 Yfousing Efement AdoptedYanuary 30, 2023 wol Resolution 09-23 Page 28 INTRODUCTION 8 Purposeand Content ............... 0 0 0 10 6 0 0 40 # 0 10 * 6 10 IF 0 0 10 f W 0 4 0 0 0 0 4 11 0 too* o o o **too** o o too** 9 a *a. ***to 8 Relationship to Other Elements and Plans .............................................................................. 8 Public Participation ................................................ 9*9 t0000 a#****** off *****,k ******* of 8 REVIEW OF PAST ACCOMPLISHMENTS rrrrerrroorrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrerrrrrrrrrrrrrrrrrrrrrrarsrrrrsrrrrrr 13 Purpose*of Review ................................................................................................................... 13 HousingProduction ......................................................... i*000 Poo*** **to go o of . *****000 off 13 Previous RHNA Progress (as of December 202 1) .......................................................................... 13 Effectiveness at Serving Special -Needs Populations ............................................................. 14 5th Cycle (2016-2023) Housing Programs ............................................................................... 15 Overall Assessment ............. 39 HOUSING NEEDS ASSESSMENT r.rrrrrrrarrrrrrrrrrrrrrrraerrrrrrrrrrrrrrrrrrarrrrrrorrrrrrrrrrerrrrsrrrarrrrrrrrrrsrerrrir 40 Projected Housing Needs ...................................................................... 41 ExistingHousing Needs ................................. 9 so off) 00000 0000 0 0*000 0000*0 0*00* 0*00 *to** *to** of. 42 Population., Employment, and Household Characteristics .......................................................... 42 Housing Stock Characteristics ......................................................................................................... 53 Housing Age and Condition ....................................................... 61 Overpayment........./././............................................................oro/N.1.o........e.oe.r...•.•.............................. 62 Overcrowding....................................................................................................................................... 66 Assisted Housing Units at Risk of Converting to Market -Rate Rents .............................. 66 Special Housing Needs ............ 69 ElderlyPersons.... 0 10 0 0 0 0 a 0 40 0 Is f It 6 a -0 0 41 a 0 0 0 40 0 a 0 It 0 a a 10 a 10 a 10 a 0 0 0 0 0 .0 a 11 0 .1 0 0 a 6 a 10 .1 it 11 # 40 0 9 0 to 0 0 0 a 0 f 11 f 11 f 11 10 11 o o . o o . . so 4, . o . o . . o . v o @ a 4, . o . . . . 70 Personswith Disabilities ........................................................................................................... o .......... 72 Farmworkers...................................................................................................................................... 74 LargeHouseholds ............................................................................................................................. 74 Female -Headed Households ............................................................................................................ 75 HomelessPopulation ................................................................................................... 75 Extremely Low -Income Households .................................................................................................... 77 Summary of Housing Needs ......................................................................... *#*too opoppe 80 AFFIRMATIVELY FURTHERING FAIR HOUSING 696006#6 e'sosessese*eseesseem see 81 Introduction 81 PublicOutreach ........................................................................................................................ 81 OutreachActivities .............................................. 6#4 0#0$464641 offevoo#sso oo*#oo,,00 o.@oo@s..oe.o##o 81 Organizations Contacted and Consulted ....................................................................................... 81 Results and Analysis of Outreach .................................................................................................... 82 Assessment of Fair Housing ... 4464044* 1 85 I - ------ ------ --------- ­­­ ------ - - ----- ----- -- - ­� ---- ----------------------------- - ---------------- ---- -- - ---- - ---- - ------ --- ---------------- - ----- Introduction Resolution 09-23 Page 29 TowOverview .....r...r..............................................r....................r....................................................85 Fair Housing Enforcement and outreach Capacity.,.,,,,,,., o.000.**4fsfo0*off 86 Findings...............................................................r.............................................................................. 87 Integrationand Segregation................................................................................................... 88 RaceEth n i ci ty....................................r...o........r.r................o.r...............•o.0.0.0....oa.•.............................. 88 Income.r.r.r.........Nr.....r.r..r.•a....r•Oslo .......•r..ar000..r.nor...arNr.r.r..o0o...o..0.e.o.0......0.s.Dore.r.o.r•r..o..0.0o0.a...e......rar.0o• ✓ 2 FamilialStatus .....oro.oro..r.......g. a0...00a000a......0a0000000oro.•.oao.•••...rer...••.r..r.e..0•r...0.0. a.a•e.o..r...r.......a.✓ V Personswith Disabilities ......r...........................................0000r.r........r...r.r.r........................................99 Findings.....................r..................roto.0410000.80oalloo..or.oro.•.s.0r.r...e.....r..e..0a.ras.....0...r. 102 Racially & Ethnically Concentrated Areas of Poverty and Affluence..................................103 R/ECAPs.a.a.a............a.a...a..........................s..a.a.a.a. a...... s..a.a..ra........o...a00.a.a.....a000a00a.a.a.a...r......a.s.a.a 10.3 Racially Concentrated Areas of Affluence ..a.....................r......................0.....ao.re..ror....o.oaes...o...... 104 Disparities in Access to Opportunities.................................................................................107 California Tax Credit Allocation Committee (TCAQ................. r.......r.•...a............................... 107 Transportation.....................................0000..r.r.r...r..rr........r...........r.................................................. 113 CalEn vi ro Scre en 4.0. r. r.rrrr.......r.r.r.r.a trill..re.....re..r.....tl........re..tl.a....r..a.a..ter.r.r..r..r....r.rer...r....r.........ra 115 Findings....0 a f # o0oo•.r.aoerN.ar41rN.e0o0o.ra4oreoe•041N000.0erN.rerererera.....o.N..erarar..ecarr......reer•rerar.sell•a.r.rrar0rererer.r.er..e..rera 117 Disproportionate Housing Needs.........................................................................................117 SubstandardHousing ......................r.....r..r.rar.vera. a.re..rarere.erererr.eor.e.r0r.rarer..rrN.N.r.r..aoere.0r..r.N.r.e.ra..rN 117 ove rcro wding...r.....r..........r..a..o....ar..o.............0....o.r....er..............•...•.•..............0.......0........0.0.0..0...... 120 Homelessness.........r.r.r.............0r0rere.eor...0..N8Nra10a.a0a0Noll•00000a0a0erer..110.a00..r.rar00a....0........tl.. a0a0a0e•a..a.or.0N..re 1 21 Disp la ce m e n t....Nr....r...rar............r.retle....rN.N.Na.ar.err.rNof000r.eorororaoore...a0e00aaaaararatl.rrae.0a0....ar..arNra.0.r.0.N0N.rara 123 Findingsrest........0..rr..e.e.e.o.....e.....r......................r................rarar............re s t.r0rraa.r0r0o00arrr00erar.0r000ae...... 123 Other Contributing Factors...................................................................................................124 Historic Land Use Practices .r..................sere.......................................e.a.e.e.•.e................................ 124 Historic Use of Racial Covenants, . 0 10 0 11 0 10 10 0 0 a a 9 d 0 11 10 It Is 0 f a 10 0 0 0 0 11 0 0 0 0 0 # 0 0 # 10 0 # 10 0 11 10 11 0 0 0 0 a 0 f # 19 0 11 0 # 0 11 10 It 4 0 0 10 0 0 a a 0 0 Is 0 Is 10 0 0 # 0 8 011000*00000*ff's 124 Community opposition to Housing Development ..rete.e.e.e.N.e...N••.NeoarN.Orrrflog .e.e.Nr.ararOre.Nar.rr.feet staff 12 LendingPatterns.•.e.er.re.N.................................ere.ere...............o..............so0.......o..o.....r..ereree....•....arara 125 Fair Housing Issues, Contributing Factors, and Meaningful Action...................................127 CONSTRAINTS O N t 0 US IN Gss*sssssssssaesssesesssssssssasesssesssssssssssasssssssaessssssesusssssssssessssseesssssssssas 136 Governmental Constraints...............................................................................:....................136 LandUse Controls erarere................ere...............ter..................rete......e.............e....................r............. 137 Pro vi ing for a Variety of Housing Types ....................arNrere.err.re.a...O.N.•r.•Nr..r.o..0r.rerrr.rarr.e.r.r...oerer• 144 Development Review and Permitting Procedures ...e....e............................................................. 149 Ho using for Persons with Disabilities, ......................................N...........r...0110................................... 157 CodeEnforcement ..e...................................N......r..........e........r........................................................ 158 o n - and Off -Site Improvement Requirements er.r........•.....................•S.tett...........................arere.. 159 Nongovernmental Constraints..............................r..............................................................159 Requests to Develop Below the Anticipated Density.................................................................. 159 Introduction 2 Resolution 09-23 Page 30 LandCosts..........................................................r........................................................................... 159 ConstructionCosts....... ..0. 0..49.4.......................r............................................. .............................. , 1 FinancingAvailability./...............r.r...1/4.1/Itl/14..r.000../..0/..0.....4r..41/ 0/6/I.I19.r..... /11./14.0/r.4....40/1/0/.O..Ir. 161 Federal and State Programs......................................................................................................... 162 Environmental and Infrastructure Constraints......................................................................... 162 HousingAllocation.................................................................................................................169 NoNet Loss Buffer.................................................................................................................169 RealisticCapacity.............:....................................:.................................................................170 Housing Production History.................................................................................................. 170 Affordability............................................................................................................................171 Density........... r................................................................................................................................. 171 1 Large Sites ............................ r.......................................................................................................... 171 1 SiteInventory and Strategy...................................................................................................174 Existing Capacity and Future Potential....................................................................................... 174 RHNAShortfall............................................................................................................................... 177 RHNAStrategy................................................................................................................................ 177 SiteDescriptions...............................4.0...000.0.00.......0.0..00000.... 000.....000 0 0.. 01..0000000........................ 179 Non -Vacant Sites/................../...../....................t.r.0400.00000110.0.4../././.0011./tlltlt.7.rpr/0../././.r.04r40.0...0.0../..Note. 180 Vacant and Single -Family Homes................................................................................................ 187 Abilityto Meet the RHNA. ......$0000040.0000*ease ....0.0000.4too ......1..0..................................................... 1 90 Constraints.............................................................................................................................190 Infrastructure...............r.........../............./.11................../.........4/...................r............r.r....../.../....../.. 191 Topograp hy..../.r.........r.r..r.......r.r.r......r...........r.r....r......11..04./0../ss.r.r.r.....r../4.4e.........4..4r/4..4....r/.......r4 191 FireHazard Areas................./....r............r............/0..0..4r. 0.0/.01.1.1114044/./04.11....1.1.0.. rJ..r.04....00011.oases 192 Flooding4...................4..r..4...r.44......r............r...........11.4./.11.11.r4rer 404040 4.11./.r..4.40er4 0400..40... /..4 0400 r4r4.4.11.11.rar4.4.4 193 FinancialResources...............................................................................................................195 CountywidePrograms ..... 010010/r4r.r.r../..././O.Ir.r.11..r/4/00.41.00. r/ 4/ 4All ../0...0000.......r.04000000a0006r0a0440d00000../.000a4a 195 StatewidePrograms .......... .............................................. ....r.r.4........................................ ................ 197 EnergyConservation..............................................................................................................197 GOALS,HOUSING • 11 GeneralStrategy.................................................................................................................... 200 Encourage New Housing Production........................................................................................... 200 Removal of Governmental Constraints .....r................................................................................. 201 Conserve, Preserve, and Improve the Housing Stock .r.r........................r................................... 202 Special Housing Needs and Assistance.................................................r..................r.................. 202 Affirmatively Furthering Fair Housing........................................................................r................ 203 Housing Awareness, Education and outreach........................................................................... 203 Quantifiedobjectives.................................................................................................................... 204 Introduction 3 Resolution 09-23 Page 31 Programs... bee 0 0 00,000 1 boo oboe** lot go 10 a 0 &a& at a**# boo 9 a 9 5 0 to a a 0 a Ike of *604*04 so III* a be sees* go so *****to 0000e 9 a go 0000000.e. a *a so age. 204 PROD RAMS... so 000000000400006600 so 00 easooses 205 A. Housing Production .............................................................1 0 ............... se.o.o.a.soo.... 205 Be Constraint Removal ........... & & 0 a 0 * 0 D 0 5 9 a 9 D 0 6 6 # 9 & 0 1 0 a a 0 a a 0 0 0 1 4 1 0 0 0 a 0 0 a 9 . a a a a 9 1 a a a a a a a a a a a I a a a a a a a a a a a a a a a a a a o a a * a a I a 0 0 1 a 40 21 2 C. Housing Preservation and Improvement ......... 4 .............................. 216 D. Housing Assistance ........ go ***gIgo goof 00 & 11 11#10 9 9 go all solo of Is goes o#ooeoo s0000.00s000000 otoosot000 a as sooeo..o. Do #00 **too** 217 ED Special Housing Needs ...................................................................................I a ......... a ......... 0219 71 F. Affirmatively Furthering Fair Housing ...................... a ...................................... a ................ 0.224 73 Go Education and Outreach .... 0 0 0 f 0 4 0 # 0 0 1 41 0 0 1 0 0 6 0 0 4 0 9 0 0 0 227 APPENDIX A: RHNA SITES LIST 1 APPENDIX A: VACANT LOTS WITH POTENTIAL SB 9 UNITS. 5 APPENDIX A: LOTS < 1 ACRE SUBJECT TO CDP 0 APPENDIX B: ONLINE SURVEY 1 APPENDIX C: OWNER, DEVELOPER I NTE REST.. 1 List of Figures Figure 1: Population Age Distribution ........................................................................................ 44 Figure 2: Regional Racial/Ethnic Composition .................................................................I *******a* 46 Figure 3: Regional Employment by Industry ........................................................ 48 Figure4: Households by Size ....................................................................................................... 50 Figure 5: ADU Rent by Number of Bedrooms ........................ 56 Figure 6: Median Sales Price Over Time ...................................................................................1 58 Figure 7: Elderly Households with a Disability .......................................................................... 71 Figure 8: Disability by Type ...........................................................1 73 Figure 9: Households by Household Income Level ..................................................................1 79 Figure 10: Census Tracts and RHNA Sites .................................1 86 Figure 11: Racial and Ethnic Majority, 89 Figure 12: Percentage of the Population that is Non -White, 2010 and 2018 ......................... 90 Figure 13: Non -White Population Comparison of RHNA Units by Town Acreage .................. 90 Figure 14: Low to Moderate Income Population, 2015 .............................. a ............................. 93 Figure 15: Low -Moderate Income Population Comparison of RHNA Units by Town Acreage 9 4 0 0 0 #0 a 44641000000*0 000 foe 06006004 40# **0t*##*** 0 10 0 Doe at a a . a 6 a a a a . a a a a a a . . a a a a & a a a a a a & a a . a a a 9 a a 9 a . . t a a a a a a a a a a 11609# 94 Figure 16: Poverty Status, 2014. and 2019 ................................................................................. 95 Figure 17: Housing Choice Vouchers, 2010 96 Figure 18: Children in Female -Headed Households and RHNA Sites, 2019 ........................... 97 Figure 19: Percent of Children in Female -Headed Households Comparison of RHNA Units by Town Acreage ....................................................... 98 Figure 20: Children in Married Couple Households, 2019 ......................................................1 99 ------ --- - - ------------------------------- ----- ------------ Introduction 4 Resolution 09-23 Page 32 Figure 21: Disability Characteristics, 2020 ................................................................... 646*406*6660 100 Figure 22: Population with a Disability, 2019 .......................................................................... 102 Figure 23: Population with a Disability Comparison of RHNA Units by Town Acreage .......102 Figure 24: Presence of a R/ECAP Comparison of RHNA Units by Town Acreage .................104 Figure 25: Regionally Concentrated Areas of Affluence .........................................................106 Figure 26:,TCAC Economic Score, 2021 .... 108 Figure 27: TCAC Education Score, 2021 .................................................................................... 1.09 Figure 28: TCAC Environmental Score, 2021 ..................... *##too so 4444444 944*44 *000*0000 0000#*o 0040410* 0000 *so a Got* 110 Figure 29: Regional TCAC Environmental Score, 2021 ...................... 0 ....................................... 111 Figure 30: TCAC Composite Score and RHNA Sites, 2021 .....a ................................................112 Figure 31: TCAC Composite Score Comparison of RHNA Units by Town Acreage ...............113 Figure 32: Transit Route Map, 2022 ................................................... a ..................................... 114 Figure 33: Marguerite Shuttle Map ................ top so 9 a Do##@ *a ease** oo9*oo**000s a **ease see.* oo.o.0000 **sea** 00440 115 Figure 34: CES Percentile and RHNA Sites, 2021 ........................... 0#00040#000 0440000**00e 0 00000** 116 Figure 35: CalEnviroScreen Percentile Scores Comparison of RHNA Units by Town Acreage a 11 too 0#0 11*0*11646*40 to 6**0 Got too 410#00000 0 0 0 so too 0040 00004 6 040 000 sabot 04, a *so 9. 9 ***to 9*#* so* too** a* too. 9 11.,,, .. , .. 11 117 Figure 36: Housing Problems by Tenure and Race/Elderly/Housing Size, 2018 ..................118 Figure 37: Cost Burden by Tenure and Race/Elderly/Hou sing Size, 2018• ............................ 119 Figure 38: Overpayment by Owners, 2014 and 2019 ............................. 0 ................................ 119 Figure 39: Overpayment by Renters, 2014 and 2019 .........a...................................................120 Figure 40: Overcrowded Households, 2010 121 Figure 41 Los Altos Hills Draft Fire Severity Zones in LRA ........ 0 ............................................. 164 Figure 42: RHNA Site Inventory .................................................................................................... 179 Figure 43 Foothill College Parcels .......................................... 183 Figure 44 St. Nicholas Catholic School Parcels ..................................... a .................................... 185 Figure45 Twin Oaks Court ......................................................................................................... 188 Figure 46 Los Altos Hills Draft Fire Hazard Severity Zones in LRA .........................................192 Figure 47 Los Altos Hills Special Flood Hazard Area .................................................... 000000*0099 194 Figure 48 Flood Hazard Foothill College .............................................. a ..................................... 195 Table 1: Progress Toward 5th Cycle RHNA.... a - 0 a a a 0 " o""'0966" - 0 6 " a - so 0 - 0 a - a 0 - "o", - 0 - 0066"' - 0 a . . a a a ""o"' - 6 5 " sabots** 14 Table 2: Review and Continued Appropriateness of 5th Cycle Programs ................................ 16 Table 3: Los Altos Hills RHNA, 2023-2031 oo..o..0 ... 0 .............. 41 Table 4: Regional Population Change, 2010-2020 ................................... a ...... a ......................... 42 Table 5: Annual Average Population Growth, 2000-2020 ........................................................43 Table 6: Los Altos Hills Population by Age, 2000-2019 .......................... a ................................. 43 Table 7: Racial and Ethnic Composition, Los Altos Hills, 2010-2019 .......................................45 Table 8: Employment Trends, Los Altos Hills ...................................................................... 47 Table 9: Number of Households, 2000-20190.,.o ................................ soot ...................................... 49 Table 10: Regional Average Household Size...., .............................. a ... a ...................................... 49 ------- - ------ --- - --- ------- -- -- ------- ------------------ -- - WAN Introduction 5 Resolution 09-23 Page 33 Table 11 : Household Size by Tenure, 2019 coca 009400 0#0 0 @,lot so Goose seat* 00 0060000 0000*00 51 Table 12: Household Income Level by Tenure, 2018 ................... 4 ............................................ 52 Table 13: Median Household Income by Tenure ...................................................................... 53 Table 14: Change in Number of Housing Units, 2000-2019., ....................................................53 Table 15: Type of Housing Units .................................. a a#,', state o. o.00000tto. oo*o*o coo coo so., as coo so so coo coo* 040 54 Table 16: Average Monthly Rent by Unit Size, 2021 .................................................................. 55 Table 17: Affordable and Fair Market Rent for Low-income Households, 2021 ....................57 Table 18: Gross Rent as a Percentage of Household Income, 2019 ........................................ 57 Table 19: Median Sales Prices, Santa Clara County ................................ a a 59 Table 20: Occupancy Status, 2019 ........... $# oftfooffoof 0 *00 0*0*09 0 *****of ***01#0 00 **Ito 60 Table 21: Year Housing Built ......................................... coo** coo too* cocoa#* too**** **a* 61 Table 22: Housing Tenure by Date of Occupancy, 2019 ........................................................... 62 Table 23: Overpayment by Tenure, 2018 ................................................................................... 63 Table 24: Overcrowding by Tenure ................. is. &****to oaotoo coo as ****as coo coo coca coo* a*Th* too cocoa a so*** coca cocoa-* 0.0,10 66 Table 25: Units at Risk of Converting to Market Rate ................. 67 Table 26: Replacement Cost 68 Table 27: Overview of Households with Special Needs, 2018 ................................................. 69 Table 28: Inventory of Services for Special Needs Populations ............... 0 .............................. 69, Table 29: Median Household Income for Elderly Households ................................................ 70 Table 30: Householders by Age ............... .................................................... a .............................. 70 Table 31: Population by Disability Status, 2019 .......................................................................... 72 Table 32: Persons with Developmental Disabilitie's by Age Group ..........................................73 Table 33: Regional Number of Farmworkers and Farms ......................................................... 74 Table 34: Large Households by Tenure ......................................................................................... 75 Table 35: Female -Headed Households by Tenure ...... a ............ 0 ................................................ 75 Table 36: Homeless Population, 2019 ........................................................................................ 76 Table 37: Income Range by Area Median Income ..................................................................... 77 Table 38: Extremely Low -Income Households by Overpayment, 2018 .................................. 78 Table 39: Extremely Low -Income Households by Overcrowding, 2018 .................................. 78 Table 40: Dissimilarity Index for Race, 2020.. coca........................................................92'0900""coo'co a a a91 Table 41: Dissimilarity Index for Income, 2010 and 2015 Table 42: Population by Disability Status, 2019 ............... 99 Table 43: Block Group Demographics ..................................................................................... 105 Table 44: Overcrowding, 2020 ...................................... I ............................................................ 121 Table 45: Regional Point in Time Count, 2019 ......................................................................... 122 Table 46: Mortgage Applications and Acceptance by Race, 2018-19 .................................... 126 Table 47: Contributing Factors ............... 00*0 0 $640#6000010 0 0 0 0 0*0*000 at so 0 ******a a cocoa *#*#*,#a ** *** at**** a***** *** a at 127 Table 48: AFFH Actions Matrix .................................................................................................... 129 Table 49: Town of Los Altos Hills, Residential Zone Standards .............................................140 Table 50: Estate Homes Setbacks ............................................................................................. 143 Table 51: Parking Requirements ............................................................................... 0 ............... 143 Table 52: Permit Processing Time & Level of Review ............................................................. 154 Table 53: Related Fees and Deposits for Typical New Primary Residence ...........................155 ----------------------- ------ ---------- ­­ --------------------------------- ------- ---- Introduction 6 Resolution 09-23 Page 34 Table 54: Fees for Single Family Residence - Regional Comparison .....................................156 Table 55: Single -Family Land Sale, up to 1 Acre, Last 3 Years ................................................160 Table 56: Recent Vacant Lot Sales in Los Altos Hills ............................................................... 161 Table 57: Disposition of Home Loans - Santa Clara County, 2020 ........................................162 Table 58 Los Altos Hills RHNA ................................................................................................... 169 Table 59 No Net Loss Buffer ..................................................................................................... 170 Table 60 Recent Single Family Development Trends ............................................................... 174 Table 61 ADUs Toward the RHNA ..................................................... 175 Table 62 ADU Affordability Assumptions ................................................ 175 Table 63 RHNA Shortfall ................................................................................. 177 Table 64: Lower -Income Site Capacity ............... 182 Table 65 Foothill College Site Profile ........................... 184 Table 66 St. Nicholas Catholic School Site Profile . ................................................................... 186 Table 67 Twin Oaks Court Site Profile ...................................................................................... 189 Table68 Housing Capacity .............. o ............................................................................................. 190 Table 69: Total Quantified Objectives Los Altos Hills, 2023 - 2031 ....... to*** **to 204 -- Introduction 7 Resolution 09-23 Page 35 Introduction Purpose and Content The Town of Los Altos Hills 2023 - 2031 6t" Cycle Housing Element has been prepared in compliance with the State of California Government Code Section 65302 and in conformance with the Housing Element Guidelines as established by the California Department of Housing and Community Development (HCD). This Housing Element sets forth the Town's overall housing objectives in the form of goals, policies, and programs. This format will facilitate the periodic update of the Housing Element, as required by State law. Relationship to Other Elements and Plans This Housing Plan identifies goals, policies, and programs that guide housing policy for the Town from January 2023 to January 2031. The goals, policies, and programs are consistent with the direction of the other General Plan elements. Each goal is followed by one or more policies that are designed to provide direction to the policy makers that will enable progress toward the goals. Consistency will be reviewed as part of the annual General Plan implementation as required under Government Code Section 65400. Listed after the goals and policies are the programs designed to implement the specific goals and policies. The Housing Element goals, policies, and programs aim to: ■ Encourage the development of a variety of housing opportunities and provide adequate sites to meet the 2021-2029 Regional Housing Needs Allocation (RHNA). ■ Assist in the development of housing to meet the needs of lower- and moderate - income households. • Address and, where appropriate and legally possible, remove governmental constraints to housing development. • Conserve, preserve, and improve the condition of the existing housing stock. ■ Promote equal housing opportunity for all residents to reside in the housing of their choice. These objectives are required by and delineated in State law (California Code Section 65583 [c][1]). Public Participation The Town of Los Altos Hills made a diligent effort to encourage public participation in the development of the Housing Element. Outreach for the Housing Element update began in January 2022. This involved engaging community members, stakeholders, service providers, educators, and the Town's Planning Commission and City Council in identification of housing issues and involved a diverse group of individuals in the planning process. The public participation program included: ■ An interactive housing element update website launched in February 2022 accessed through the Town's webpage that included a description of the project, how to Introduction Resolution 09-23 Page 36 provide input, workshop dates and materials, and a link to the Housing Element update survey. ■ An online community. survey was heavily promoted through email list notification, project website, stakeholder interviews as well as community workshops. ■ One virtual community workshop was conducted on February 10,, 2022. Residents and other interested individuals were provided an opportunity to ask questions of staff regarding the proposed housing element update and the website was updated to include information from the workshop. ■ Updates on the status of the housing element update were provided at the February 3, 2022, March 3, 2022, and June 15, 2022, Planning Commission meetings, and public comments were accepted. The website was updated to include the most current .information on the status of the Housing Element. Three joint study sessions with the Planning Commission and City Council were conducted on January 19, 2022, March 24, 2022, and June 20, 2022. Staff sent emails to notify individuals on the mailing list which included stakeholders, community service providers, and members of the public. Decisions were made on the RHNA sites inventory at the June 20th meeting. Upon conclusion of each meeting, the website was updated to include information discussed at these meetings. All the efforts of notifying the public that were made for the community meetings and the study sessions. The links to the presentation and video recording were posted on the Housing Element Update website. ■ Focus Group Interviews. The Housing Element team reached out to 31 individuals and/or organizations (13 community stakeholders and 18 local service providers) to take part in the focus group interviews.. Out of the 31 individuals and groups that were contacted, 9 people participated in the focus groups (4 community members, I Town Senior Committee member, 1 faith -based institution representative, and 3 regional advocacy group representatives). Of those participants, the community members came from a wide range of age demographics, from young professionals to retirees. Included residents also spanned income demographics, from those that have owned property in Los Altos Hills for generations, to those who expressed their families could not afford to live in the Town had it not been for the availability of affordable ADUs. Three focus groups consisting of nine community participants were held on April 18th at 12pm, April 19th at 6pm., and April 25th at 11 am to gather input from community members and housing service providers. Participants included residents, service providers, representatives from local faith -based institutions, and Town Committee Representatives. In a diligent effort to include all demographic segments of the Los Altos Hills community, the Housing Element team contacted 10 homeless interest groups, 8 housing and policy advocates, 6 representatives from local faith -based and educational institutions, 1 Town - ----- - --- -- - ---- - -- ---------- Introduction 9 Resolution 09-23 Page 37 representative, 1 affordable housing developer and 5 homeowners/renters from various income levels. Summary of Public Participation and Outreach Duringthe outreach processthe Town heard comments ranging from concerns over housing affordability, complexity of the zoning and permitting process for homeowners, lack of affordable and multi -family housing, access to transit and other services, farm -worker housing, ADU incentivization, lack of student housing for Foothill College, and preference on locations for future housing. Many of the programs proposed as well as the RHNA sites inventory in the Housing Element Update reflect the community input. In summary, the community engagement and input yielded the following themes and feedback: High Housing Costs/Costs of Living: Participants expressed that their children will not be able to afford homes in Los Altos Hills or the larger region. They also noted that people have large capital gains on their properties and are choosing to stay in their houses rather than selling them. Program A-6 establishes an Inclusionary Housing Ordinance, which will require new developments to reserve up to 15 percent of total units for lower and moderate -income households, allowing the potential for affordable housing options in the Town. ■ Development Process: Participants expressed frustration in navigating the development process in terms of time, cost, and certain development requirements (story poles and restrictions on home expansions, Senate Bill 9 ordinance, contour line formula, and triggering public hearings). The Town has created an online interactive LUF, MDA and MFA calculation form and posted it on the Town's website. Programs B- 1, B-4, and B-7 aim to streamline the development and permitting processes by establishing expedited permit processing for affordable housing projects, and by compiling all development standards, plans, fees, and nexus studies in an easily accessible online location. ■ Accessory Dwelling Unit (ADU) Incentivization: Participants expressed frustration in their experience trying to build ADUs and recommended ADU incentivization strategies such as preapproved plans, fee waivers, elimination of the 800 -square -foot maximum (the Town currently allows up to 1,200 sq. ft.), searching for innovative funding sources, and community education. Program A-7 will allow the Town to annually assess what strategies are necessary to increase ADU production by tracking and monitoring their affordability and production rate. Through Program G-2, the Town will also develop a marketing and education program to advertise the ability of homeowners to create ADUs. The Town of Los Alto Hills held a 30 -day public review period on the draft Housing Element from August 10, 2022, to September 8, 2022. Twenty-five comment letters and emails were received during the review period. All twenty-five letters contained suggestions and concerns Introduction Resolution 09-23 Page 38 10 regarding the RHNA site selection and housing element programs and constraints. Several suggested general. considerations consistent with housing law and HCD guidelines which are already included in the draft Housing Element. Comments fell into several categories including: Code amendments to remove regulatory constraints: o Complex and cumbersome development standards (see Program B-4) o Grading permit limited to 6 months out of the year (see Program B-11) M ADU promotion and incentives (see Program A-7, A-81 G-2) ■ Strategies to improve the existing permit process (see Program B-1, B-12) Tools, techniques, and funding sources to increase affordable housing (see Program F-21 F-3) The Town of Los Altos Hills received comments from affordable housing advocates and residents as a response to the public review of the Housing Element. Concerns included RHNA sites, constraints on development, absence of multifamily housing, ADU production, and the permitting process. Code.Amendments The Town received a number of letters with examples and suggestions of possible approaches to code amendments to remove regulatory constraints for developing housing. The Town has conducted an extensive constraints analysis and had identified recommended code amendment designed to remove -or revise these regulatory constraints. It is possible that additional code amendments and revisions will be prepared during implementation of the program. Proposed code amendments are provided in Program B-4. ADUs Commenters called for more programs and strongly suggested incentives for ADU production, through methods like expedited review of ADU permits through pre -approved designs and relaxed development standards. The Town has included a program to track and monitor its ADU production to ensure that annual production matches the RHNA assumption. This program also commits the Town to providing preapproved plans to expedite development review as an incentive to production. See Program A-7 and A-8. Permitting A number of the letters expressed concerns regarding the development process in the Town and the constraints that result from the process. Commenters recommended several strategies to improve the transparency and turn -around time for getting permits approved. The Town has included Program B-1 and B-12 to streamline the permitting process for affordable housing and to improve the existing permit tracking system for applicants. Introduction 11 Resolution 09-23 Page 39 Affordable Housing Several commenters expressed a desire for the Town to provide multifamily housing as well as provide examples of funding sources and other tools to support the development of multifamily housing. In response, the Town has included Program A-1, A-2, A-5, and A-6 to create a multifamily overlay zone, allow by right approval for 20 percent affordable housing developments, establish minimum densities for low-income development, and conduct an inclusionary zoning feasibility study respectively. HCD Review and Housing Element Adoption On October 27, 2022 the Town submitted a revised draft to NCD for review, following the 30 - day public review period. The Town met with HCD on December 22, 2022 to receive and discuss detailed initial review comments. In response to the initial review comments, the Town submitted a revised draft to HCD for review and consideration on January 9, 2023. This draft was published for public review on the Town's webpage and copies were emailed to all residents and agencies that had previously requested a copy or future notification on January 23, 2023. The Town received HCD's formal review comment letter on January 25, 2023. The contents of the letter were consistent with and were refinements of those received on December 22, 2022. The Town revised the Housing Element to reflect the formal comments of the HCD letter to provide greater clarity and make minor changes to ensure internal consistency. These refinements were published on January 26, 2023 and January 27, 2023. The Planning Commission and the City Council considered the Housing Element during their public hearings on January 27 and January 30, respectively, and received and considered additional public comments and correspondences. The comments discussed alternative site strategies, ADU and S139 unit methodologies, and different zoning and development standards. The Planning Commission and City Council determined that the Housing Element adequately addressed the comments received and already contained sufficient strategies and appropriate methodologies responsive to the public comments received. The City Council adopted the Housing Element with no further revisions. Introduction 12 Resolution 09-23 Page 40 Review of Past Accomplishments Purpose of Review State law (California Government Code Section 65588(a)) requires each jurisdiction to review its housing element as frequently as is appropriate and evaluate: • The appropriateness of the housing goals, objectives, and policies in contributing to the attainment of the state's housing goals ■ The effectiveness of the housing element in attainment of the community's housing goals and objectives ■ The progress in implementation of the housing element According to the State HCD, the review is a three-step process: Review the results of the previous element's goals, objectives, and programs. The results should be quantified where possible but may be qualitative where necessary. ■ Compare what was projected or planned in the previous element to what was actually achieved. Determine where the previous housing element met, exceeded, or fell short of what was anticipated. ■ Based on the above analysis, describe how the goals, objectives, policies, and programs in the updated element are being changed or adjusted to incorporate what has been learned from results of the previous element. Housing Production Previous RHNA Progress (as of December 2021) The Town of Los Altos Hills had a total RHNA allocation of 121 units in the 5th Cycle. As of December 2021, 153 new units had been built, permitted, or approved during the 5th Cycle, exceeding the overall allocation of 121 units. The Town did not submit APRs for every year of the 5th Cycle, and as such the information shown on the APR dashboard differs from Town records. As a part of Program A-2, the Town will submit all APRs from the years they are missing. Many of the housing projects in Los Altos Hills involve the demolition of an existing unit, and then the construction of one or more new units. When calculating the number of units permitted over the 51h Cycle, the Town used the number of net new units for each housing project. For example, in 2021, the Town issued 62 building permits for 21 primary residences and 41 ADUs. Of the 21 new primary dwellings, 16 were replacement structures. Therefore, only 5 new primary residences are counted as net new housing units towards meeting the Town's overall RHNA goals. However, all 41 ADUs are net new units and are counted towards meeting the Town's RHNA. In the years 2015-2020, the Town determined the affordability of new ADUs based on a 2014 survey which resulted in the following parameters for ADU affordability: 60% of the ADUs Review of Past Accomplishments Resolution 09-23 Page 41 13 were occupied by Very -Low income households, 25% were Low income, and 15% were moderate income. However, for the year 2021, ADU affordability was based on draft ABAG Housing Technical Assistance Team's Affordability of Accessory Dwelling Units document dated September 08, 2021. The report recommends ADU affordability as follows: 30% Very low income, 30% Low income, 30% Moderate income, and 10% Above moderate. Using the above assumptions, the only income category that was not exceeded by the end of 2021 was the moderate -income category. However, based on the most recent permitting trends (41 ADUs permitted in 2021), the town will exceed its Moderate -income obligation prior to the end of the planning period.' Single-family homes were all assumed to be affordable to Above -Moderate households. Table 1: Progress Toward 51" Cvcle RHNA RHNA 46 28 32 15 121 Units 49 28 24 52 153 Produced Remaining 0(+3) 0 8 0(+37) (+32) Effectiveness at Serving Special -Needs Populations This section reviews the Town's progress on assisting populations with special housing needs during the 51" Cycle. The Town provides financial support for the Community Services Agency of Mountain View, Los Altos, and Los Altos Hills (CSA). CSA provides multiple services for special needs populations in the area, especially homeless individuals and seniors. CSA implements multiple programs that assist persons in need: Key CSA programs include: ■ Homelessness Prevention Services, including financial assistance for housing and utilities. ■ Homeless Services, including case management and financial and nutritional assistance ■ Senior Services, including case management and nutritional assistance • The "Community Navigator Program," where community leaders are trained to provide assistance in other areas, including "immigration, domestic violence, and tenant rights..."Z ' 41 units x 30% = 12 moderate income units expected in 2022 z 2021 CSA Annual Report, Page 5. Review of Past Accomplishments 14 Resolution 09-23 Page 42 According to the 2021 CSA Annual Report, the CSA assisted 4,996 individuals with homeless prevention services from 2020-2021. It also provided homeless service to 674 individuals, and senior services to 252 individuals. While many of these individuals were likely located outside of Los Altos Hills, the continued funding demonstrates Los Altos Hills' commitment to providing funding that assists special needs populations. In addition to providing funding for CSA, Los Altos Hills supports the Community Health Awareness Council (CHAC). CHAC provides a variety of mental health and wellness services in Santa Clara County, including at schools and clinics. CHAC also maintains multiple family resources centers, which provide assistance and training on parenting, literacy, as well as facilitate other family and youth -focused activities. The Town has also provided annual funding of $10,000 to support educational programs at Hidden Villa, an environmental education facility, and continues to discuss options for housing services on the site with the site administrators. The amount provided to these organizations has increased from $10,000 to over $100,000 in the 21-22 budget. The Town will continue to provide funding to these crucial community organizations, as well as implement new programs to further assist special needs populations. 51h Cycle (2016-2023) Housing Programs Table 2 illustrates the Town's Accomplishments and status in implementing the housing programs during the 5th Cycle, as well as the continued appropriateness of the program for the 6th Cycle. Programs that have been successfully completed or that consist of routine staff functions are marked as "remove," as these programs are no longer necessary for the 61h Cycle. Previous programs that are continued with no changes or with minor modifications are marked as "continue." Finally, programs marked as "modify" or "consolidate" are programs that will be continued, but have updated goals and metrics, and may involve combining multiple existing programs into a single 6th Cycle program for ease of use and streamlining. Review of Past Accomplishments 15 Resolution 09-23 Page 43 Resolution 09-23 Page 44 v, o o c o C v �C c Ln 4-- C `° ° �, c a) Q +- C ro `C° ria v� c o ro U-1 w~ � U`n wv .— v c a)— c v'vO E >°) o +- '- " o 6 ro a) � ° V (LLo v� E O E c C a) O ) .� O0 O O 4A V � V) Ln C = d L tn 0 C -0 Q) °(1) 2 ° -0 c -Q Fu ao v) O N 3 o F-- N ro o v, -C a) Q .- O V C j ° ro C Co a) a) C a) ° a) w C U ro :; ra V w O N O aJ C) ,� C+ 4- a) v C ro 0_ C N N Df C Q O in a) U1 bA N> C O L Cro c� N C a) i 4- v C 0 4` ro N V +J C N L!1 O _ >, ro C v a) C C a) L O Q C +L- E 0- Q SO- O E iJ 3 -(-- L O 4. 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B C Oo Q a) r6 C O O ^� C O C L N r6 O U rn rp V rp o o a) aJ O C c: C O+ ut M O + o Q) O v rn 4-1 a) O L Q o v a) w u ao r1.O a) moobio _ a) a) V) L) ro � v v a, 10 O O tFw =3, O i-4� C ro rro L ro >, L 0 C O c U C r (U C> In rB C i= a) 7 aJ V) � a) a) Q O O OL o 4} > O C C O > O= C L M U > X O �-1-+ O U O O O a= E Q LU N ro T,u) N ro O M LL w a) +� t/t cp a) O •� r t� r 00 r d1 r Resolution 09-23 Page 52 e W ƒ % / �ru / \ c 0 g � & tmR 0 2 / t U m § / \ 0/ 7 / 7 J e 8 \ x , »_ g 9 /\\ee=cw % / / U / / : § � % 2 § c E ° u E } N / } § >, « 0 k 5 £ a f & 4\/ m o c° k o 0 m o a 7&= g = o e u« u— & w e£±£ / :// 0 2\ 7/ 2 2 m e g E: y a 2\= 2 0/ E a\= u c e 2 e c 3 5= U E s a@ E E E / 2 0- u a u g 2 L e/ƒ e\ E ro u> / / % � f -0 2 / \ e 2 d / -E £ 2 a -C- t / E 3 / \ / \ 7 \ \ E E / -- / / / 0 f / / f = E i \ f ) / 0 (E = g 0- u o 0\}/ U 2 f o 0 E 2 o b w m c 0 3 0* x c m / e o= t M 2= 0/ $ E¢ 5 2/ & / / ° « 5 3 -c- / 2 E E 7 = % \ / ° j ° 0© 2 t g/ 2 )^ @ 2/ 2 o c 2 7/ o f L- / 2 / u /. § \ ^ ° e� 2 / / / \ 2 e' e— t° E c k N e e ®� m 2 7 k /§ B/ f/° x R E 2 g/° O° E g 2� a k 0 0 0 2 x @ g EL e a u g e s ro u -a e 2 m 3 m_ a- E_ m e 2 u ro e Resolution M- Page 53 Lr) G / E q — E 0 / \ a 0 � .g / Resolution 09-23 Page 54 Ln 4--+ C v L 0 O U U Q N d O CI) v N 1� � � -,D .6 v E V) N w m c p l!1 v r6 O v O N CU 4' � �� E r � N a)" v 4�-+ b0 O Q O 'N C C �_ E E �' p c6 O v> v L U Q S D p O- E -1 O O U U +' -0 V) T 4�0 — � 4-1 — C O v TO O Q O C O L v Q O -C V1 O U O N C U > 0 V) v v C C) O C O V Oaj C O N O C O N+ t10 O L~ N+ >, taA C aj BEY c v H >, a) >�EY Ln 1-0w E w v (Db -0 � � C D v O O(U v M v D O vii O ~ -p C ut N E Q= N N v Vl > V) E Q = N N O C O V) L v- v O C O vNi U cp N r6 I— O-0 U m m N co AML N N b-0 C O N O N N O o N C v O 4-1C °c° p u w .� E v i U v 4.1 O bA O O Qj >, C to Vi +� C N O E p C v .� v -C 7 O � E to v� = C O Ln O v C p U 0� � p >' M O O W 'E O O � rp E 0 p U O �, C O = c� Q v O C a)ro r 4- m co > N O -r- +� U> 41 N a� O A O Q U U p� v L rp 3 O C ro ro 'm vrU � E C N O L r C O ro p 0 o -O U C C v ?� C O N ;D > C � tp C C N v O U+ M p r6 C 4- U L Q 0 C Vt O cB > O p 0 c `� v °' C E S O N v ro >� p N -C O I— E O C M E p_j E C U,>� C i C p a C> O i� LO E v v m E L1 v O- U 2 ti -r- L Q O_ O C 2i v v Q m> W to O O r N N N N Resolution 09-23 Page 54 Ln 4--+ C v L 0 O U U Q N d O CI) v r � Q +J c •� r6 i — v C: ruN O p - c _0 �0 _C I �Eoz aj c , Lr p O p p= p E v a1 O C�f V O O_ n3 Of U �n Abp bcA v c D 5 N a1 +6 — N i ru a 4J U L a1 f0- ° OaJ v o a a) O b0 ° �kn o v o c aJ bA + ra a a1 a) c C> O O U ro a1 > ° `o I--- r -p 3 >, c N n a1 O N p O N Y OO O 3: i.i O n3 Ln Q N V)- ~ c -° ac N m ON T ) c~ al � a1 v N aj N >, CL O c to cO c +-� ro rp _� N N bD NO O -0 O b rc L +NC O QOA aj N bAO i O UI) _ cB c }+ D <d iN Q O °, C (U Q N al - 4- O a1 O O O O E a=-+ I- O N Q I- U t6 N Q aJ i bA c O bQ c A O ro I c c _T f0 Q c c c Q N 4- N O c N bA m O ° 4- .1° OU N c Z + O = O U +- N@ +' O N M aN A }' rp `� aJ b C vi O tn N OL � � OU m U O c M� 4, �, N O = b0 N c L O O 01 c} v O N c N C O O E ° + �>- �' c N Q O C aJ c N a1 a1 ._ p O � v N c a1 % O �' H N U� O° a1 -0 p N C> v M c a1 � 0 c � ) N 0 O p Q a1 U N> v p ly N v b.0 O N ~ (J • O V c - +� c O- ro O +� b.0 i1 N v v rU � Q. i ° O O N a1 t6 r '° rte-+ � QJ -O taj N o A tO C: -0+ c t0 A O• N c F aJ c O N� a1 b-0 c c aJ b.0 bA ° _0 7 E O .- j O v C C N 7 T ° o _ v z ro wNa1>oE a1 p c a1 O+ O p= O a1 ° Qj a1 = v a1 O al -O U O N N L c A U Q ,--i a-- L �, tp �' ? 4- c �-' (L3 4- c t6 U t M er N N Resolution 09-23 Page 55 r - N N C a1 L L Q O U V Q N 4- O a1 CI) Resolution 09-23 Page 56 ut 4-1C v V) -a O U U Q Ln a. 4— O aJ aJ N L � MQj ; Lr) O vi rn O E Oro Ln M rp > E _� aJ bA E c C o f r6 V)bA > >� bA -C E E 0- E 0 0 0 0 tB r6 aJ O aJ aJ w w O_ 4. v = a ,� U Cv vt aJ= ro ai ro (A rB O ra C-0 O E ru E cp � �O ro V) Ln 4-1C ro Q N Q- 0 T, WO C 4--O O L O aJ w 41 W O SZ U -O LL L j 0 Qo N > D O a E rQa 4— — v C E v o > Ln Q v v 0)o �L V) o bn -0 U O v `� LLv C aJ n O o v o f° v V) ra 4-. O a L r6 � � � ru Q Q) 0 C 0 QJ O > r6 �..+ '� bA a) Q U �>1 0 ro ru C E U rz �' +' v C aJ 4 C ru 4-1 M o L of aJ A-+ i C C 4- N L >' 0 m -a ro N> C C r E �O U C C N bbD C �O E � vOi to v E +— 0 aJ l7 L U W 0 to +� aJ aJ aJ C L C 4,1 C o m vi C N +, Q Q vi C N 0 to 7 0 ro L 0 0 Q b,p 0- bA r-- aJ C E +� C a) +'� O V O v U -� C 0 aJ U V ro aJ L C C r6 L C N r-- 4 } v U O aJ C 4.1 � ro 0 cu LLJ 0 a E O Q E m m E Q E bC0 C a O O v N E c.� E v a, Q0� o,� E V -ap E 0 (U v E I' E 00 M aJ O _0 C Q �_ Q aJ �° 0 ° E J v W LL o aJ +� a) bA a) C C -- N O O v -0 O QJ > C C aJC C +J } UO 3 >, L a) E O L VI L U L cB N D r6 ma wQ r V VI Q O ro L N N Resolution 09-23 Page 56 ut 4-1C v V) -a O U U Q Ln a. 4— O aJ aJ Resolution 09-23 Page 57 rn N U U U O > C 4_ E N O > C v, _0N v, .a 'O N m a E ro I E a) N C C �>' E L >> ro C C v>' M a L cL6 0 01 v p o° O a o o° a p C° 0-12 u a.-0 u a Q a pC 0 u a ra u a Q bA +� 4 C C u C C L p a >, Q 0 r6 a � - ao C r" v Q O -0 4, C Cp = a a a 0 m = C V)-0 0C a> ma a L C E L ru -0 ro (u r6 �J u 0 •u u bC-0 a L ro Q M O Q. rn ho -0 l7 C C 1- ° C-0 E o> `o L ro w 0 m a +' ro rp uo a o a N C ru > v bNo v Q C 0 +� ��+ U o C rp p- a) O O o v C o a C u C a L +� L E u o- Ln +- C v m bo a a m E +, ,,, +- bA `� [" f3>: C C as °�° Y '5; E ro C a s a a a a C >1 O L u i ria I- 7 a-0 �, > rn L C a L 0 C Q V rn E o 0 +' �n v -0 N U E >� - E- w ro v p vi 2 � of a � -1 a l7 ._ m o .> � `-' .v E L to c E C a -C L ro 'y a L= r6 O N U Q N "O p 0 0 0 a p O N > C a 4• 0 0 a O L7 L m> Ln N V L v 0 C L a L> L ro u a cn E E b�0 bCA O O bA bO C C O O c c OLO U.) a v a3_0 a V) v E _ CQ O bo o a ruL i c a p QC a a s- 4-.r�6 Q C C: a vi v- to a vi O a L rp 0 0)O bA ) C7 a) a N+' ro a CO C -0E LU C p ro + Q C4a- +a.+ L L a 'o o Q 0 a a m ro rn 4--C a) C O C a 'N C � M -0 rt55 Ja-+ L r6 Cp a E v L) C C V D > = a (O Lro L Ln r6 O a a aj L L N a > a c C a = C p-r ro O 4- O C a l7 p -r 4-L ra L u 4.1 U U O u a' n 00 N N Resolution 09-23 Page 57 rn N Resolution 09-23 Page 58 CD m V U •s 4l a - Y E �- ro QJ a-- N 0 ru N O � O A Q� C dj p O N OL O O OL O N O L Q O 'O ra Q C E co Vl O N N O l0 E O C tz0 n rn 4O c +- -0-2 L 0 N M O� -0 - OU U v O O O +' N N -0=a) Q N 7 0 E c: N m U C 0 O O Z3 N L O Q, N ro n3 Viro O v -0 v -0 c i v Q v `� `� C °J o N 0- N i 4.1 Q O +� O - S -C o N+ O Ln V, M i� N x v- N 0) n Q O rn N 3 U N ro oA L a) O v N O +� v .� L N v T U +� txp -C N O O Q Q 0 6 r Q 0 N a) H ro :3 O O N C) oLn V,v Q r>,) C > Q 3 o v� v o v 3 a �_ v �= c a� rLa� F- W a) -0 O H O Q A I- O C r4 H LL N O oil Q1 U 41 N p N '_' OQ -O w "Q v `� U L .Q- V)QI _0 LJ 41 'Oz7i C Ln OU U) O I- (- Q OU ro 00 O O -O U OU N H V) -0N �O G0 bA bA C C c r t1Q a0 tx0 C C G O O O N N I— O N in C C v N Q � O v N-0 Q L, O — A 4--� a1 C U` �O-0 � U O> N O ro _Nro -4N * Q 0 +' L lz0 ro O L ro E O 5 ai p� O 0 C +, Ln Q O 0 0 Ln U O Ln taA 4-1 C 4J V1 Q U C: (U V) L Q N " C Q 4C-- 4- a)v 4 4% L L Q C ro o Q ro Q L L N ° Q U L m - C .E ; Q Q ,— rB Q EQJ .Ln :3 N C , ^�O D Q O G 0 LZ to ro cu L cO L Q ANNE - N M M Resolution 09-23 Page 58 CD m Resolution 09-23 Page 59 m U? 1�1 •' U U v 7 U O — C ai v ro C C C V, C' O U � C } O LnN U ria E C N CLOC Ln N .- O L O � 4O i i O 0- U O > U v� L ru -o C) N vi +_' ?� O N +- O L Q in O } C C> U > O VV)) O a) i - -C ru p a) � Q N ro Q m Q E in p O >, v +� 4-- U E +�j C 4O L VI o f to Q N v) U C p Q �, O Q vi N C - O O N v 0 r6 C C �_ E V) L C° a) M Q U C ° U O N U O O U U U p L—°° C > C � E O O O O C i O° E coo O� -- O C -= U N O OOLO , to Q ro O Q a v n bA v +- �? 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F— in N 4-+ M F— m C O C -C C vt 2 in V bD bA bA C C C O O O bO b0 bD C C C O O O c U1 Q) O � �°ru +� E vi Q vt M 4J }, -p O O V to C O N > L O v � v C QJ L �, C L O �' L ut �- C 4� aJ N p ?� v C L 3 C N 4-' +� N �' Y N ' M -C -0 C aJ j }' C 4J => N O Oj OJ N C N m O V ° v `� 0 v �' v° aJ a oN �n v� C Ln - o° aJ ° v c ° rz v L ro Q ro E�� Q m U° c v o D C C C L° bA Ln 4J C 4' 'C O c a)ron j> u (11 •p -0 u°J ° E L p ° O N iJC L 4J dJ O LO :D U N V�' 6� r M � � Resolution 09-23 Page 63 Ln m Resolution 09-23 Page 64 Q0 m In 4.1C Ln .Q O U U 4-1Q m CL O N v N 00 - L L U � ° L V 4 !EC �' C E (AC % L O O aJ (U 0 H ro �, 0 a) +� O C v vii E w l� E w 4J N UOc V Q V '° 4� 41 O� V L 4J V L ro +r 4J v, S C O C' E ° C O to E L z °OC C O rn O O (A Q L C O Q) O a., a) O Q O C 4-1L' 4J 0 0- O U rn UO r6 Q O Of U CL' C N= 01- C cp = C O r V) LO C N 0 w tan, iJ -C Q L UOp i C v (p � N u C _V N �i rn C O C i..� N v LLn 0 v Ln L o o U-) o vg� QLn o fo ro Ln V) 0c U4 > > _0 L1 CU roOo N C•L 41 Q �L O O C -c -0 �' L ° (vLn rn o 4- 4.14- -° a' � ° W 3 +� I— l7 v V) Q ra N _ Q N 4--+ _ Q C L 0-4-- �— .� a•-� U O Ln U ro .� H Ln C V O N � �J UV) Q bCO bA bCp _ O V p O O O 4' 4_ L UA UCO b�Q ° - O v v T Q L O O O Q rn ra Q rn JIML Q m 4— O y� C U i r= -O UO C N O N O O L ; O +_' - C m 13 L/) m�� Q 0 Q o 0 N Ln C U - 1 N •L) C� C U Q 0O U L C N U O `t-ro C V C V 4- .- O M E O O OL 0-.— O C J L N C C -0 a) U E O O a) L Q 4�O O= C N 7 CO co to 0 VI 4-O mC i0 r o v 4O ro In C U O L C> U U r0 = U E Q? N C C E a)ru O> O m +' U C O C O C to O E ..-.. (n O U >, m C a) ro rn C 00 a✓ r✓ v UO a--� z rU CO a) C C ro N N C U In � +' ro C =5a) 0 •� ° N rp >>O •� r6 CO lvJ 4- O N= N aN-� -C r0 N ra C)-co '4- C �, O d N 1 O a✓ ro 4-n 4J vD C C a-+ C m Ln 0 L C: 0 v O O � Q O O U a-+ U l7 O a Q v Q to 2 Q> 0 a) -0 IS r� 0 N ;+ O-0 Cm 0 c Ln Resolution 09-23 Page 64 Q0 m In 4.1C Ln .Q O U U 4-1Q m CL O N v Resolution 09-23 Page 65 to Ln aJ C 4 v V) N W+.+ ro c a, � rn aJ i.' c +J c L rU v N L/)�� L EL V)�� C E a� > C C ra aJ 4- C ra I E W C v O d I ( E W i vii E W c O d v ru > v ro > C> rLCNa O C: 0v . O OaJ C OO NaJ OC 0 O E OaJ O0 ro W l� f ... 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CALIFORNIA Overall Assessment As a whole, the Town of Los Altos Hills was successful in implementing its 51h Cycle Housing Element. The Town has exceeded the RHNA production for the Very Low, Low, and Above Moderate categories, and is anticipated to exceed the Moderate allocation prior to the end of the 51h Cycle. Additionally, significant financial support was provided to non-profit service agencies assisting populations with special needs. Nearly all programs in the 51h Cycle Element were completed or implemented. While the Town has made progress, it recognizes that housing costs in Los Altos Hills continue to be out of reach for most residents of the area. In response, the Town is committing to a comprehensive suite of programs designed to affirmatively further fair housing, increase local housing production, support special needs populations, and create an overlay zone to accommodate multi -family development. Review of Past Accomplishments Resolution 09-23 Page 67 39 1L�ii±Sl Housing Needs Assessment The housing needs assessment analyzes the various types of housing needs throughout Los Altos Hills, including existing housing needs, projected housing needs, and special housing needs. These components are presented in the context of Los Altos Hills, Santa Clara County, and the entire Bay Area region. Understanding the housing needs of the community helps to build effective programs and policies that address the needs of the community for the 2023-2031 Housing Element Cycle. The needs assessment uses multiple data sources for analysis. Primary data sources include the 2019 American Community Survey (ACS), the 2014-2018 Comprehensive Housing Affordability Strategy (CHAS) published by the US Department of Housing and Urban Development (HUD), and the 2020 US Census. The CHAS provides information related to households with housing problems, including overpayment, overcrowding, and those without complete kitchen facilities and plumbing systems. The CHAS data is based on the 2014-2018 ACS data files but differs from the standard files by including a variety of housing need variables split by HUD -defined income limits and HUD -specified household types. CHAS data uses the HUD Area Median Family Income (HAMFI) which does not differ from the area median income used by HCD, except that it does not utilize the categories described below. Both AMI and HAMFI use the same median income from the metropolitan statistical area. In Los Altos Hills the calculation for the San Jose/Sunnyvale/Santa Clara metropolitan statistical area is used. Tables that use HAMFI instead of AMI are noted. Note that data from the different sources and different years may have varying estimates for totals such as population or number of households. Some of the data is broken down by income group. The California Department of Housing and Community Development (HCD) uses five income categories to evaluate housing need based on the area median income (AMI) for each metropolitan statistical area; they are used for both funding and planning purposes. The categories are as follows: ■ Extremely low-income households, between 0% and 30% of the AMI ■ Very low-income households, between 31 % and 50% of the AMI ■ Low-income households, between 51 and 80% of the AMI ■ Moderate -income households, between 81 % and 120% of the AMI ■ Above moderate -income households, above 120% of the AMI Extremely low-, very low-, and low-income households may be grouped togetherfor planning purposes and referred to as "lower-income households." Housing Needs Assessment Resolution 09-23 Page 68 .11 Torun ofGos,4ftosYfiffs9fousing Efement Projected Housing Needs As required by California general plan law, each jurisdiction must have land zoned to accommodate its fair share of the regional housing need. Each jurisdiction's share of needs is known as the Regional Housing Needs Allocation (RHNA). HCD determines the needs for each region of the state, and the regional planning agency is then responsible for allocating to each jurisdiction its share of the regional housing need. The Association of Bay Area Governments (ABAG) is responsible for allocating housing needs to each jurisdiction within nine counties in the Bay Area region, which includes Santa Clara County, where Los Altos Hills is located. The RHNA assigned to each jurisdiction is broken down into the five income levels mentioned above: extremely low, very low, low, moderate, and above moderate. As determined by HCD, the fair share for the Bay Area region for the 2023-2031 planning period is 441,176 units. The RHNA for Los Altos Hills is shown in Table 3. Los Altos Hills has a RHNA of 489 total units, which includes 197 extremely low-, very low-, and low-income units. Table 3: Los Altos Hills RHNA, 2023-2031 GroupIncome Extremely Low* 0-30% 62 of Units 12.7% Very Low 31-50% 63 12.9% Low 51-80% 72 14.7% Moderate 80-120% 82 16.8% Above Moderate > 120% 210 42.9% Total 489 100% Source: Regional Housing Needs Allocation, ABAG 2023-2031. *Note: Pursuant to AB 2634, local jurisdictions are also required to project the needs of extremely low-income households (0- 30% of AMI). 50 percent of the very low-income households are presumed to qualify as extremely low-income households. Housing Needs Assessment Resolution 09-23 Page 69 m LAS 1lTiAti NIIJ. I r43`Tri CAL{FORM Existing Housing Needs Existing housing needs take into consideration demographic information about the community and region, including population and employment trends. It also considers data about the housing stock and characteristics, including housing age, condition, rates of cost burden, and rates of overcrowding. Population, Employment, and Household Characteristics Population Growth Trends Table 4 provides the regional population trends of Los Altos Hills, selected regional jurisdictions, and Santa Clara County from 2010 to 2020 decennial census estimates. The Town of Los Altos Hills has a population of 8,489 as reported by the 2020 US Census. The County saw an 8.7 percent increase in population over the 10 -year time span. The Town of Los Altos Hills experienced a lower growth rate of 7.2 percent, about 567 people. This is a comparable growth to the nearby jurisdictions of San Jose and Palo Alto. Los Altos and Sunnyvale saw the largest relative population change at 9.1 percent and 11.2 percent, respectively, while Cupertino and Saratoga experienced lower rates of population change at 3.6 percent and 3.8 percent, respectively. Table 4: Regional Population Change, 2010-2020 County 010 2020 % Change Santa Clara County 1,781,642 1,936,259 8.7% Los Altos Hills 7,922 8,489 7.2% Cupertino 58,302 60,381 3.6% Los Altos 28,976 31,625 9.1% Palo Alto 64,403 68,572 6.5% San Jose 945,942 1,013,240 7.1% Saratoga 29,926 31,051 3.8% Sunnyvale 140,081 155,805 11.2% Source: US Census 2010 and 2020. Housing Needs Assessment Resolution 09-23 Page 70 42 Table 5 displays the annual average growth rate of Los Altos Hills and Santa Clara County from 2000 to 2021. The Town of Los Altos Hills grew 7.2 percent from 2010 to 2020, increasing from the growth of 0.3 percent between 2000 and 2010. The growth rate for Los Altos Hills is lower than that of Santa Clara County as a whole, as the County's population grew 7.2 percent from 2010 to 2020 and 8.7 percent between 2000 and 2010. The population of Los Altos Hills has continued to slowly grow since its incorporation in 1956. Table 5: Annual Aver Los Altos 7902 7,922 Hills Population Growth, 2000-2020 M 20 1 -0.2% 1 567 1 0.6% Santa Clara 1,682,585 1,781,642 1,936,259 99,057 0.6% 154,617 1.0% County Source: US Decennial Census 2020. Certain age groups have different housing needs that influence housing demand. Table 6 displays the population and percentage change in Los Altos Hills per age group in 2000, 2010, and 2019 using US Census data for those years. Trends over time show a decrease in population aged 35-54, while there has been in increase in population aged 55 over older, especially in the 75-84 age range. Table 6: Los Altos Hills Population by Age, 2000-2019 roup 2000 000 Age 0-4 355 273 239 -23.1% -12.5% Age 5-14 1,151 1,118 1,181 -2.9% 5.6% Age 15-24 674 762 861 13.1% 13.0% Age 25-34 450 344 468 -23.6% 36.0% Age 35-44 1,100 739 648 -32.8% -12.3% Age 45-54 1,540 1,471 1,389 -4.5% -5.6% Age 55-64 1,290 1,377 1,424 6.7% 3.4% Age 65-74 777 1,073 1,183 38.1% 10.3% Age 75-84 471 548 956 16.3% 74.5% Age 85+ 94 217 156 130.9% -28.1% Totals 7,902 7,922 8,505 0.3% 7.4% Source: US Census 2000, 2010, 2019. Housing Needs Assessment 43 Resolution 09-23 Page 71 Figure 1 shows the age distribution of the population in Los Altos Hills and Santa Clara County. Compared to the County, Los Altos Hills has a higher percentage of the population over 45 years of age and a lower proportion of the population aged 20 to 44. A higher proportion of the population over 65 years old may indicate needs for elderly support services and housing accommodation options in the Town. As shown in Figure 1, 16.5 percent of the Los Altos Hills population is between the ages of 20 and 44. Comparatively, 36.7 percent of the County's population is between the ages of 20 and 44. This smaller proportion may indicate a lack of housing that is affordable to people in this age range, who tend to have lower disposable incomes or are first-time homebuyers. According to the United States Bureau of Labor Statistics, the peak income and expenditures age range of consumers is from ages 35 to 55 and peak from ages 45 to 54 before declining'. Figure 1: Population Age Distribution ■ Los Altos Hills ■ Santa Clara County Source: ACS 5 -Year Estimates Data, 2019. 3 Bureau of Labor Statistics, December 2015. https://www.bls.gov/opub/btn/volume-4/consumer- expenditures-vary-by-age.htm Housing Needs Assessment 44 Resolution 09-23 Page 72 10% 9% C .� 8% s 7% 6% 5% 4-1 4% N 3% ca a� 2% I% ' 'I 0% Ln a Ln M T 0 M >, Ul ru A Ln (Z >, 0 �2 M ru >, a) 0 M >, M >, (Z >, Ln M >, U) (n >, 0 M >, Ul co 7, G M T L > O Lf1 0l It 0l d' 61 Ol d' Ol d' dl d' 0, N N N M M d' d' Ln U') l0 -O l0 -6 r- r- CO M Y O O In Y Y O Y O Y O Y O O Y Y O Y O Y O Y C C O Y O Y O Y L O LP O Lr) O Ln O Lf) O Ln Lf) Lr) ru o M Lr) O rl- LI) rl- O co M a) Ln Age Range `° ■ Los Altos Hills ■ Santa Clara County Source: ACS 5 -Year Estimates Data, 2019. 3 Bureau of Labor Statistics, December 2015. https://www.bls.gov/opub/btn/volume-4/consumer- expenditures-vary-by-age.htm Housing Needs Assessment 44 Resolution 09-23 Page 72 f.-kLFosw CALIFORNIA Race and Ethnicity The racial and ethnic composition and change from 2010 to 2019 of Los Altos Hills is shown in Table 7. While the percentage of the population that is non -Hispanic, White decreased by about 4 percent from 2010 to 2019, the Town still has a majority non -Hispanic, White population. From 2010 to 2019, the number of Asian or Pacific Islanders in Los Altos Hills increased by 111 people, but the share of the population decreased by just over a percent, from 33.5 to 33.2 percent. The relative decrease is likely due to the increase in Hispanic residents in the Town. The 2019 ACS shows that Los Altos Hills has a small Hispanic or Latino population at about 4.5 percent, which is an increase from 1.5 percent in 2010. Table 7: Racial and Ethnic Composition, Los Altos Hills, 2010-2019 010 2019 Grouptotal Number Number Not Hispanic or Latino White 4,970 63.2% 5,088 59.8% Black 14 0.2% 52 0.6% American Indian & Alaska Native 0 0% 0 0% Asian or Pacific Islander 2,629 33.5% 2,740 32.2% Some other race alone 0 0.0% 24 0.3% Two or more races 127 1.6% 218 2.6% Subtotal 7,740 98.5% 8,122 95.5% Hispanic or Latino White 118 1.5% 343 4.0% Black 0 0% 13 0.2% American Indian &Alaska Native 0 0% 0 0% Asian or Pacific Islander 0 0% 0 0% Some other race alone 0 0% 27 0.3% Two or more races 0 0% 0 0% Subtotal 118 1.5% 383 4.5% Total 7,858 8,505 Source: ACS 5 -Year Estimates Data, 2019. Housing Needs Assessment Resolution 09-23 Page 73 45 A comparison of the racial and ethnic composition of Los Altos Hills, Santa Clara County, and the Bay Area region is shown in Figure 2, with estimates from the 2019 5 -year ACS data. The Town of Los Altos Hills is 60 percent white, non -Hispanic, which is significantly higher than the County and Bay Area region, at 32 percent and 39 percent, respectively. The Town of Los Altos Hills has a slightly lower percentage of the population that is Asian/Asian Pacific Islander (32 percent) than Santa Clara County (37 percent), but it is higher than the Bay Area Region (27 percent). There is a noticeable difference in the Hispanic/Latino population in Los Altos Hills and both Santa Clara County and Bay Area region. 5 percentage of the population identifies as Hispanic or Latino, compared to 25 percent and 24 percent of the County and region, respectively. Compared to both the County and Bay Area region, Los Altos Hills is significantly more White and less Hispanic. Figure 2: Regional Racial/Ethnic Composition 100% -r---------- 90% 80% 0 70% Q 60% 0 50% 0 � 40% ro 30% a� 20% 10% 0% Los Altos Hills Santa Clara County Bay Area ■ Hispanic or Latino ■ Other Race or Multiple Races, Non -Hispanic White, Non -Hispanic ■ Black or African American, Non -Hispanic ■ Asian / API, Non -Hispanic ■ American Indian or Alaska Native, Non -Hispanic Source: ACS 5 -Year Estimates Data, 2019, Table B03002. Employment Trends Employment trends in a region can have a significant impact on housing needs. Santa Clara County has experienced rapid growth in high -paying employment opportunities, especially Housing Needs Assessment Resolution 09-23 Page 74 W. in the technology industry, leading to an increased demand for housing in the region. Housing development has not kept pace with population growth and demographic changes. A report from the Center for Continuing Study of the California Economy and the Silicon Valley Community Foundation noted that between 2007 and 2016 Silicon Valley added 344,149 residents. 69,503 housing units of the estimated 175,000 needed to keep up with demographic change were built..' As economic opportunity increases in the area, so does the demand for housing, and the higher demand for housing combined with low housing stock creates high housing prices and greater need for more housing units in the region. While Los Altos Hills is zoned entirely for low-density residential, agricultural, and institutional uses, its location in Silicon Valley and proximity to major employment centers greatly impacts the demand for increased housing in the Town. There is a large business park and employment center in Palo Alto, directly adjacent to the Town. This includes the VMware corporate campus, the VA Palo Alto medical center, Hewlett Packard, the Nest corporate campus, and many other office buildings and large employers, including Stanford University. Though not located within the borders of Los Altos Hills, the Town is inextricably linked to these high-tech employment centers; close proximity to these well -paying jobs increases a demand for housing in Los Altos Hills and the greater Silicon Valley region. Table 8 shows the labor force and unemployment rate in 2010, 2014 and 2019 for Los Altos Hills. From 2010 to 2014 the unemployment rate increased by 1.4 percent, but by 2019 it had decreased to 3.2 percent, lower than the rate of 3.4 percent in 2010. The unemployment rate for Los Altos Hills in 2019 was 0.3 percent lower than the County's unemployment rate of 3.5 percent (ACS 2019). The unemployment rate of the Town of Los Altos Hills is comparable to the County, and both are slightly lower than a healthy unemployment rate of 4-5 percent; the unemployment rate does not indicate an increased need of assistance for unemployed persons. Table 8: Emolovment Trends. Los Altos Hills Year Labor Force Employed Unemployed Unemployment Rate Source: ACS 5 -Year Estimates Data, 2010, 2014, 2019. 4Silicon Valley's Housing Crisis. Silicon Valley Community Foundation and the Center for Continuing Study of the California Economy. 2017. https://www.siliconvalleycf.org/sites/default/files/publications/housing-brief-spring.pdf Housing Needs Assessment 47 Resolution 09-23 Page 75 �� r ' OWN .1 Figure 3 compares the employment by industry for Los Altos Hills, Santa Clara County, and the Bay Area region. Los Altos Hills has the largest portion of its population (40 percent) employed in the financial and professional services industry, follow by health and education services (23 percent) and manufacturing, wholesale, and transportation (18 percent). Compared to the County and region, Los Altos Hills has fewer people employed in the retail, construction, and health and education services industries. It has a larger portion of the population employed in financial and professional services than both Santa Clara County and the Bay Area by 14 percent. Los Altos Hills residents have more jobs in industries that tend to be higher paying, which correlates with income levels and housing options in the Town. Figure 3: Regional Employment by Industry 100% 90% ------------ 80% 70% ---------- (D 60%- a� 0 50 0 --------- Q E 40% 0 a) 30% - . c/1 20% 10% - __ _---- - - ---- - -- - - 0% 1 - Los Altos Hills Santa Clara County Bay Area ■ Construction Financial & Professional Services ■ Health & Educational Services Information ■ Manufacturing, Wholesale & Transportation Retail ■ Other Source: ACS 5 -Year Estimates Data, 2019, Table C24030. The US Census Bureau defines a household as all persons living in a single housing unit, whether or not they are related. A household can be one person, a single family, multiple Housing Needs Assessment 48 Resolution 09-23 Page 76 I&ALU HILTS �ALIFOR�It families, or any group of related or unrelated persons. The US Census Bureau defines a family as related persons living within a single housing unit. An analysis of household characteristics as they relate to housing needs includes data on household size, income, and housing units. The number of households in Los Altos Hills has been increasing since 2000, as shown in Table 9. US Census data from 2019 estimates there were 3,016 households in Los Altos Hills. From 2000 to 2010, the number of households increased by 89, a 3.2 percent increase. The number of households from 2010 to 2019 increased by 187, a 6.6 percent increase—over double the rate from 2010. This rate is similar to that seen in Santa Clara County (6.0 percent) during the same time period. Compared to the entire state of California, which saw an overall 3.7 percent increase in households between 2010 and 2019, Los Altos Hills and Santa Clara County each had a larger proportional increase in households -6.6 percent and 6.0 percent, respectively—over the same time frame. Table a: NUMber of Households 2,100-2019 Source: US Census 2000, 2010, 2019. Household size helps indicate the type of units needed in a jurisdiction. The larger the household size, the larger the unit needed to comfortably live without risk of overcrowding. Table 10 and Figure 4 provide information on the household size distribution in the region. In 2020, the average household size in Los Altos Hills was 2.8 persons, slightly smaller than the County and state average of 3.0 persons per household. Table 10: Regional Average Household Size Los Altos Hills 1 2.7 1 2.8 Santa Clara County 2.9 3.0 California 2.9 3.0 Source: ACS 5 -Year Estimates Data, 2019, Table B25119. Housing Needs Assessment 49 Resolution 09-23 Page 77 �_ , ,L,% Increase % Increase &0002010-2019 Los Altos Hills 2,740 2,829 3,016 3.2% 6.6% Santa Clara County 565,863 604,204 640,215 6.8% 6.0% California 11,502,870 12,577,498 13,044,266 9.3% 3.7% Source: US Census 2000, 2010, 2019. Household size helps indicate the type of units needed in a jurisdiction. The larger the household size, the larger the unit needed to comfortably live without risk of overcrowding. Table 10 and Figure 4 provide information on the household size distribution in the region. In 2020, the average household size in Los Altos Hills was 2.8 persons, slightly smaller than the County and state average of 3.0 persons per household. Table 10: Regional Average Household Size Los Altos Hills 1 2.7 1 2.8 Santa Clara County 2.9 3.0 California 2.9 3.0 Source: ACS 5 -Year Estimates Data, 2019, Table B25119. Housing Needs Assessment 49 Resolution 09-23 Page 77 The composition of households by size for Los Altos Hills, Santa Clara County, and the Bay Area are largely similar, as shown in Figure 4. In Los Altos Hills, 38 percent of households are two -person households and 34 percent of households are three- to four -person households. Los Altos Hills has a slightly higher number of two -person households than Santa Clara County, which stands at 31 percent. It also has slightly lower proportions of one-person households and five or more person households, both by 2 percent. The household size distribution in Los Altos Hills indicates that a range of unit sizes are needed in the Town to meet the needs of different household sizes. Figure 4: Households by Size ■ 1 -Person Household ■ 3 -4 -Person Household Source: ACS 5 -Year Estimates Data, 2019, Table B11016. Santa Clara County ■ 2 -Person Household ■ 5 -Person or More Household Of the 3,016 estimated households in Los Altos Hills, 91.5 percent are owner occupied and 8.5 percent are renter occupied, based on ACS estimates in 2019. This is significantly different than the rate of Santa Clara County, in which 46.85 percent of the units are owner occupied and 43.2 percent of units are renter occupied. This discrepancy stems from zoning practices in Los Altos Hills that prioritize single-family home development and not multifamily units. Additionally, the low proportion of rental units indicate a need for new rental options in the Town to better address the local and regional needs. Housing Needs Assessment Resolution 09-23 Page 78 I.iIS.kLTO6 ffm i'ILiFitiLt As shown in Table 11, the most common household size in Los Altos Hills is a two -person household, followed by four -person households and then one-person households. Just over 35 percent of renter -occupied households are one-person households, compared to about 16 percent of owner -occupied households. Table 11: Household Size by Tenure, 2019 Group 1 Person Household Owner Occupied Units % 441 14.6% Renter Occupied Units 91 3.0% 532 17.6% 2 Person Household 1,116 37.0% 36 1.2% 1,152 38.2% 3 Person Household 416 13.8% 15 0.5% 431 14.3% 4 Person Household 552 18.3% 50 1.7% 602 20.0% 5 Or More Person Household 236 7.8% 63 2.1% 299 9.9% Totals 2,761 91.5% 255 8.5% 3,016 100% Source: ACS 5 -Year Estimates Data, 2019, Table B25009. Housing Needs Assessment 51 Resolution 09-23 Page 79 Table 12 displays the household income level by tenure for the Town of Los Altos Hills and Santa Clara County. The HUD Area Median Family Income (HAMFI) is for the San Jose/Sunnyvale/Santa Clara metropolitan statistical area. Just under 83 percent of households in Los Altos Hills are above the median income in the area, compared to only 58 percent of households in Santa Clara County. As such, Santa Clara County has a larger percentage of the population that is below the median income than in the town. Since over 50 percent of the County is above the median income, the County as a whole has a smaller percentage of the population that is below the median income than the metropolitan area. Table 12: Household Income Level by Tenure, 2018 GroupOwner Occupied Los Altos Hills Less than or equal to 30% of HAMFI 115 3.8% 20 0.7% 135 4.4% Greater than 30% but less than or 50 1.6% 35 1.1 % 85 2.8% equal to 50% of HAMFI Greater than 50% but less than or 135 4.4% 30 1.0% 165 5.4% equal to 80% of HAMFI Greater than 80% but less than or e equal to 100% of HAMFI 145 4.7% 0 0% 145 4.7% Greater than 100% of HAMFI 2,350 76.8% 180 5.9% 2,530 82.7% Total 2,795 91.3% 265 8.7% 3,060 100% Santa Clara County Less than or equal to 30% of HAMFI 27,980 4.4% 55,360 8.7% 83,340 13.1% Greater than 30% but less than or 27,635 4.3% 35,920 5.7% 63,555 10.0% equal to 50% of HAMFI Greater than 50% but less than or 32,440 5.1 % 34,260 5.4% 66,700 10.5% equal to 80% of HAMFI Greater than 80% but less than or 28,655 4.5% 24,640 3.9% 53,295 8.4% equal to 100% of HAMFI Greater than 100% of HAMFI 243,955 38.4% 124,680 19.6% 368,635 58.0% Total 360,665 56.8% 274,860 43.2% 635,525 100% Source: 2014-2018 HUD CHAS data. The median income for both owner- and renter -occupied households in the Town of Los Altos Hills is $250,001, according to the census, as shown in Table 13. The actual median income may be higher, as any median incomes above $250,001 are coded as $250,001 by the census. This significantly higher than the median income of Santa Clara County of $133,076. A high median income in Los Altos Hills is reflected in high housing costs and Housing Needs Assessment Resolution 09-23 Page 80 52 prevalence of single-family homes in the Town. It also indicates that lower-income families cannot afford to live in Los Altos Hills. Additional housing options in the Town are necessary to fully meet the needs of the community and region. Table 13: Med'- r- "_1­.� znhold Income by Tenu= Source: ACS Estimates Data, 2019, Table B25119. Housing Stock Characteristics As of 2019, Los Altos Hills has 3,324 housing units, an increase of 428, 14.7 percent, from 2000. Los Altos Hills comprises just 0.5 percent of the total housing stock in Santa Clara County. Table 14 illustrates the change in the number of housing units in Los Altos Hills and Santa Clara County from 2000 to 2019. The Town of Los Altos Hills saw a 9.6 percent increase in housing stock from 2000 to 2010, similar to the 9.1 percent rate of Santa Clara County. Both the Town and the County had a smaller percentage increase in housing stock from 2010 to 2019, at 4.5 percent and 6.4 percent, respectively. Table 14: Change in Number of Housing Units. 2000-2019 Los Altos % Santa Clara % Year Hills change County cha_..;.Santa.Clar2,C2unt. 2019 Medi— Town of Los Altos Hills $250,001 Owner -Occupied Households $250,001 Renter -Occupied Households $250,001 Santa Clara County $133,076 Owner -Occupied Households $167,124 Renter -Occupied Households $97,280 Source: ACS Estimates Data, 2019, Table B25119. Housing Stock Characteristics As of 2019, Los Altos Hills has 3,324 housing units, an increase of 428, 14.7 percent, from 2000. Los Altos Hills comprises just 0.5 percent of the total housing stock in Santa Clara County. Table 14 illustrates the change in the number of housing units in Los Altos Hills and Santa Clara County from 2000 to 2019. The Town of Los Altos Hills saw a 9.6 percent increase in housing stock from 2000 to 2010, similar to the 9.1 percent rate of Santa Clara County. Both the Town and the County had a smaller percentage increase in housing stock from 2010 to 2019, at 4.5 percent and 6.4 percent, respectively. Table 14: Change in Number of Housing Units. 2000-2019 Los Altos % Santa Clara % Year Hills change County cha_..;.Santa.Clar2,C2unt. Los Altos Hills as Percentage of Total Units, s _.r, Source: US Census 2000 SF3, H1, US Census 2010 SF1, H1, and Department of Finance Table E-5, 2019. Housing Needs Assessment Resolution 09-23 Page 81 53 Table 15 displays the number and type of housing units in Los Altos Hills in 2010 and 2020. In 2020, almost the entire housing stock in the Town of Los Altos Hills is single-family detached homes (98.2 percent). This is significantly higher than the County rate of 51.7 percent. This estimate includes ADUs. In 2014 there were at least 193 ADUs in the Town and over 100 have been built since. ADUs make up almost 10 percent of the housing stock in the Town. 0.5 percent of the housing stock in Los Altos Hills is multifamily, compared to 35.8 percent of Santa Clara County housing stock. In Los Altos Hills, 0.8 percent of the housing stock is mobile homes and 0.4 percent is attached single-family units. The Town of Los Altos Hills does not have a varied housing stock. Developing a varied housing stock that includes multifamily development would help provide for a variety of needs for different income levels. Table 15: Type of Housing Units 010 2020 Building Type Units % Units Town of Los Altos Hills Single -Family Home: Attached 10 0.3% 13 0.4% Single -Family Home: Detached 2,950 98.3% 3,124 98.2% Multifamily 14 0.5% 16 0.5% Mobile Homes* 27 0.9% 27 0.8% Totals 3,001 100% 3,180 100% Santa Clara County Single -Family: Attached 61,517 9.7% 66,146 9.7% Single -Family: Detached 344,586 54.5% 351,726 51.7% Multifamily 206,779 32.7% 243,502 35.8% Mobile Homes* 19,038 3.0% 18,924 2.8% Total Housing Units 631,920 100% 680,298 100% Source: California Department of Finance, E-5 series. *The term Mobile Home refers to "HUD -code" Manufactured homes Housing Needs Assessment 54 Resolution 09-23 Page 82 Housing Costs Costs of housing directly relates to housing need, as high costs can indicate a shortage in housing stock for low incomes households. High housing costs price lower-income households out of the ability to live in an area or may result in an excessive cost burden to the household. The average monthly rent by unit size in Los Altos Hills is shown in Table 16. The monthly rent in Los Altos Hills is not affordable to lower-income and most moderate - income households. HCD estimates that the maximum monthly gross rent for a household of four at the AMI ($151,300) is $3,783, which isjust $23 more than the average monthly rent of a one -bedroom unit in Los Altos Hills. However, only 1.1 percent, about 32, of units in the Town have only one bedroom. It is important to note that there are already very few rental units in the Town, and the small sample size of rental units may be influencing rent estimates. Table 16: Average Monthly Rent by Unit Size, 2021 One Bedroom $3,750 Two Bedroom $5,495 Three Bedroom $8,950 Four Bedroom $8,950 Source: Zumper, 2021. In 2021, the Town conducted an ADU survey that was distributed to all property owners. The survey provided information on ADU characteristics including size and rent. Figure 5 shows the rent charged for ADUs by number of bedrooms. Of the 50 units where rental data was provided, 23 were occupied by a family member, relative, or other individual with no rent charged. Among the 27 units where rent was charged, 12 units had rent between $1,501 and $2,400. Only 5 ADUs had rent greater than $3,600. The ADU survey indicates that manyADUs are affordable to moderate and lower income households based on the area median income. This includes all of the studio apartments, 83 percent of one bedroom units, and almost 93 percent of two bedroom units. Housing Needs Assessment 55 Resolution 09-23 Page 83 CAL110-RNIA Figure 5: ADU Rent by Number of Bedrooms 1006% I bedroom 2 bedrooms More than 2bedrooms ■ More than $3,600 (please write-in amount) * $2,401 to $3,600 $1,501 to $2,400 $900 to $1,500 ''4�,Less than $900 sa No rent is charged (occupied by non -family member/relative) No rent is charged (occupied by a family member or relative) Source: Los Altos Hills ADU Survey, 2021 Table 17 displays the affordable and fair market rent for low-income households in the San Jose -Sunnyvale -Santa Clara HUD fair market rent area. The estimated fair market rents for these units are much lower than the average monthly rents shown in Table 16, suggesting that lower-income families are priced out of rental units in the Town. Calculations for the table are provided from the National Low Income Housing Coalition to determine what income is needed to afford fair market rent for a unit without spending greater than 30 percent of income on housing. Housing Needs Assessment 56 Resolution 09-23 Page 84 76wn ofLosAhos .7fiffs.Mousing ECement Table 17: Affordable and Fair Market Rent for Low -Income Households, 2021 Source: National Low Income Housing Coalition, Out of Reach 2021: California. Table 18 shows gross rent as a percentage of household income in 2019. The majority of renters in Los Altos Hills do not experience a cost burden; however, most of those that do experience a severe cost burden. Twenty percent of renters pay more than 50 percent of their household income toward rent. Over half of renters (54.1 percent) pay less than 20 percent of their income towards rent. Table 18: Gross Re age of Household Income, 2019 HouseholdPercent Percent of In NeededIncome . Income Needed Number of Households Unit Size Afford (hourly) to Afford Fair Market Rent Zero Bedroom $42.85 $89,120 $2,228 One Bedroom $49.19 $102,320 $2,558 Two Bedroom $58.67 $122,040 $3,051 Three Bedroom $76.62 $159,360 $3,984 Four Bedroom $88.33 $183,720 $4,593 Source: National Low Income Housing Coalition, Out of Reach 2021: California. Table 18 shows gross rent as a percentage of household income in 2019. The majority of renters in Los Altos Hills do not experience a cost burden; however, most of those that do experience a severe cost burden. Twenty percent of renters pay more than 50 percent of their household income toward rent. Over half of renters (54.1 percent) pay less than 20 percent of their income towards rent. Table 18: Gross Re age of Household Income, 2019 HouseholdPercent Percent of In of Households 19.6% Number of Households Less than 10 percent 50 10 to 14.9 percent 67 26.3% 15 to 19.9 percent 21 8.2% 20 to 24.9 percent 43 16.9% 25 to 29.9 percent 0 0% 30 to 34.9 percent 7 2.7% 35 to 39.9 percent 0 0% 40 to 49.9 percent 0 0% 50 percent or more 51 20.0% Not computed 16 6.3% Total 255 100% Source: ACS 5 -Year Estimates Data, 2019, Table B25070. Housing Needs Assessment Resolution 09-23 Page 85 57 0AID _Hli.l Town of Los,4ftos JIM& Yfousing Efement rE'r1R'4'ii. The median home sale price from 2001 to 2020 for Los Altos Hills, Santa Clara County, and the Bay Area region is shown in Figure 6. The Town of Los Altos Hills has a median home price significantly higher than the County and region. The median home price in Los Altos Hills continues to increase at a much faster rate than the County and Bay Area region, especially since 2011. As of December 2020, the median home sale price in Los Altos Hills was $4,591,905, over $3.3 million higher than that of the County and Bay Area region, which were at $1,290,977 and $1,077,233, respectively. Figure 6: Median Sales Price Over Time $5,000,000 ----------------------------------------------- $4,500,000 -----------------_-----__------------------------------ $4,000,000_-_-_-_-----------------_---______-___----___-__ -_ $3,500,000 --------------------------------------- v $3,000,000 ------------------ -- ------------------------------ V, $2,500,000 ----------------------- ------------------------------------- c $2,000,000 ----------------------------- ------------------------- Q 2i$1,500,000 ------------------------------------------------------------------------ $1,000,000 ------------------------------------ $500,000___-___ __----------------------- $- NM "t O O 'o O a0O 0O O N c2 L2�2 00 �_ NO O O O O O O O O O O O O O O O O O O O O O O O O N N N N N N N N N N N N N N N N N N N N Year —+-Bay Area —4—Santa Clara County —+—Los Altos Hills Source: Zillow.com, 2021. Median sales prices across California increased rapidly during 2021, partially due to effects from the Covid-19 pandemic. After spring 2020; housing prices increased rapidly across the state in 2021. Zillow market analysis data shows a 20.5 percent increase in the typical home value from January 2021 to January 2022._5 5 Zillow California Market Overview, January 2022. https://www.zillow.com/ca/home-values/ Housing Needs Assessment Resolution 09-23 Page 86 Taavn of LosAftosMiffs Yfousing Efement Table 19 displays the increase in median sales price from December 2020 to December 2021 in Los Altos Hills and surroundingjurisdictions. As of December 2021, the median home sale price in Los Altos Hills was $5,193,377. Los Altos Hills experienced a 12.2 percent increase in median sales price from December 2020 to December 2021. Los Altos Hills had the highest median home sales price of jurisdictions in Santa Clara County by over one million dollars. It is followed by Los Altos with a median home sales price at more than four million dollars, and by Monte Sereno, Palo Alto, and Saratoga, with median prices over three million dollars. The high home sales prices in Los Altos Hills are reflective of its semi -rural nature and large, single-family homes. Many households in the region are priced out of living in Los Altos Hills due to its lack of housing affordable to them. Table 19: Median Sales Prices, Santa Clara County jurisdiction December 2020 December 2021 % Cha!!ge Los Altos Hills $4,630,000 $5,193,377 12.2% Santa Clara $1,400,000 $1,590,610 13.6% San Jose $1,140,000 $1,361,064 19.4% Campbell $1,440,000 $1,682,148 16.8% Cupertino $2,370,000 $2,817,172 18.9% Gilroy $848,000 $1,017,696 20.0% Los Altos $3,450,000 $4,039,260 17.1% Los Gatos $2,210,000 $2,605,981 17.9% Milpitas $1,150,000 $1,352,271 17.6% Monte Sereno $3,390,000 $3,937,619 16.2% Morgan Hill $1,070,000 $1,286,127 20.2% Mountain View $1,860,000 $2,021,703 8.7x/0 Palo Alto $3,230,000 $3,645,033 12.8% Saratoga $3,060,000 $3,641,636 19.0% Sunnyvale $1,750,000 $2,020,370 15.4°/% Santa Clara County $1,320,000 $1,541,339 16.8% Source: Zillow Housing Market Data, 2021. Housing Needs Assessment Resolution 09-23 Page 87 59 aZT sU CALIFORNIA Vacancy Rates Vacancy rates are indicators of housing supply and demand, and can reflect the degree of housing choice that is available. Higher vacancy rates indicate downward price pressure. Low vacancy rates influence greater upward price pressures. Low vacancy rates usually indicate high demand and/or low supply conditions in the housing market. Too low a vacancy rate can force prices up, making it more difficult for lower- and moderate -income households to find housing, and is naturally related to the number of available housing units. The "healthy" vacancy rates for owner -occupied housing and renter -occupied housing differ. A healthy rental vacancy is around 7 to 8 percent, while a vacancy rate of 2 to 3 percent is considered healthy for owner -occupied housing. Table 20 estimates a 9.3 percent vacancy rate for Los Altos Hills. The high vacancy rate may be partially explained by vacant investment properties that are not actively used for housing. Tabu e 20: Occuuanry Status, 26 iso{ Occupancy 93.8% Occupied Housing Units 643,637 3,016 90.7% Vacant Housing Units 42,669 6.2% 308 9.3% Total Housing Units 686,306 100% 3,324 100% Source: ACS 5 -Year Estimates Data, 2019. Housing Needs Assessment 60 Resolution 09-23 Page 88 Town ofGos UtosYfilfs9l'ousing Element Housing Age and Condition The age and condition of housing stock helps inform housing need by identifying groups in Los Altos Hills that may be experiencing housing problems or are living in unsafe conditions. In general, housing that is 30 years or older may exhibit the need for repairs based on the useful life of materials. Housing over 50 years old is considered aged and is more likely to require major repairs in the near term. Older housing units require more maintenance and may cost more to upkeep than newer housing units. As shown in Table 21, the largest portion of the housing stock in Los Altos Hills, almost 40 percent, was built between 1960 and 1979. Almost one-quarter (23.4 percent) of the housing stock was built between 1980 and 1999. The age of the housing stock in Los Altos Hills may indicate some need for repair and rehabilitation of aging units. There is significant replacement housing of 20 to 25 homes every year, so many of the older homes have been demolished and replaced over the last 40 years. A windshield survey and conversations with code enforcement estimate that about one percent (30-40 housing units) of the housing stock is in need of some type of repair. Despite the age of most housing in the Town, most housing is well maintained and in good condition. Year Built Built 1939 Or Earlier Table 21: Year Housing Built Number of Housing Units 163 % of Units 4.9% Built 1940 To 1959 635 19.1% Built 1960 To 1979 1,319 39.7% Built 1980 To 1999 779 23.4% Built 2000 To 2009 277 8.3% Built 2010 Or Later 151 4.5% Tota 1 3,324 100% Source: ACS 5 -Year Estimates Data, 2019, Table B25034. Housing Needs Assessment Resolution 09-23 Page 89 61 Housing tenure by date of occupancy is listed in Table 22, which shows when households moved into their housing unit. Almost one-third of households in Los Altos Hills moved into their unit in 1989 or earlier. Only 11.9 percent of the households began occupancy of their current home in 2015 or later. There is low housing turnover rate in the Town. Table 22: Housing Tenure by Date of Occupancy, 2019 Move In Year • • Occupied Units Units Moved In 1989 Or Earlier 971 32.2% 0 0.0% 971 32.2% Moved In 1990 To 1999 545 18.1% 11 0.4% 556 18.5% Moved In 2000 To 2009 577 19.1% 24 0.8% 601 19.9% Moved In 2010 To 2014 407 13.5% 121 4.0% 528 17.5% Moved In 2015 To 2016 163 5.4% 49 1.6% 212 7.0% Moved In 2017 Or Later 98 3.2% 50 1.7% 148 4.9% Total 2,761 91.5% 255 8.5% 3,016 100% Source: ACS 5 -Year Estimates Data, 2019, Table B25038. Housing is considered substandard when conditions are found to be below the minimum standard of living defined in the California Health and Safety Code. Substandard housing units include those in need of repair and/or replacement. Households living in substandard conditions are considered to be in need of housing assistance, even if they are not seeking alternative housing arrangements, due to threat to health and safety. In addition to structural deficiencies and standards, the lack of infrastructure and utilities often serves as an indicator for substandard conditions. The 2019 ACS estimated that there are no recorded housing units in Los Altos Hills that lack a complete kitchen or plumbing. An estimated 30 - 40 housing units are in need of significant repair or replacement per conversations with code enforcement staff. When unrecorded substandard units are found, the Town aggressively use code enforcement to correct life/safety violations and legalize the units. Overpayment Overpayment is defined as households paying more than 30 percent of their gross income on housing -related expenses, including rent or mortgage payments and utilities. Severe overpayment occurs when households pay 50 percent or more of their gross income for housing. Households paying greater than 30 percent of their gross income on housing - related expenses are considered to be cost burdened and those paying greater than 50 percent of their income toward housing -related costs are considered to be severely cost burdened. Higher costs for housing may contribute to households having a limited ability to cover other everyday living expenses. The impact of housing costs is more apparent for extremely low-, very low-, and low-income households, especially renter households. Housing Needs Assessment Resolution 09-23 Page 90 62 Table 23 shows the overpayment byte nure and income group forth e Town of Los Altos Hills and Santa Clara County. In Los Altos Hills, 23.4 percent of owner households are experiencing some form of overpayment, which is a similar rate to Santa Clara County, at 21.4; however, there is a higher percentage of owner households experiencing severe overpayment (10.6 percent) in Los Altos Hills than in the County (6.5 percent). The rate of renter households experiencing overpayment is 20.7 percent; all extremely low-income and very low-income rental households in Los Altos Hills are experiencing severe cost burden. This may not take into account instances where no rent is charged for ADUs. A 2021 survey of ADUs in the Town noted that 23 ADUs had no rent charged. High rates of cost burden in Los Altos Hills and Santa Clara County are reflective of a housing shortage and high housing costs, illustrating the need for additional housing units, especially for lower-income households. Owner Households Less than or equal to 115 0 3.8 /0 10 0 0.3 /0 80 0 2.6 /o 30% of HAMFI Greater than 30% but less than or equal to 50 1.6% 10 0.3% 15 0.5% 50% of HAMFI Greater than 50% but less than or equal to 135 4.4% 10 0.3% 80 2.6% 80% of HAMFI Greater than 80% but less than or equal to 145 4.7% 70 2.3% 35 1.1% 100% of HAM FI Greater than 100% of 2350 76.8% 230 7.5% 115 3.8% HAMFI Total 2,795 91.3% 1 330 10.8% 325 10.6% Renter Households Less than or equal to 20 0.7% 0 0.0% 20 0.7% 30% of HAMFI Greater than 30% but less than or equal to 35 1.1% 0 0.0% 35 1.1% 50% of HAMFI Housing Needs Assessment 63 Resolution 09-23 Page 91 7o,fvn of GosAftos 7fiffs Yfousing Ekment Households Percentage of Income Spent on Housin Overpayment Severe Overpayment Household Income %(of total (>30% income on housing) (>50% income on housing) Greater than 50% but less than or equal to 30 1.0% 0 0.0% 0 0.0% 80% of HAMFI Greater than 80% but less than or equal to 0 0.0% 0 0.0% 0 0.0% 100% of HAM FI Greater than 100% of 180 5.9% 0 0.0% 0 0.0% HAMFI Total 265 8.7% 0 0.0% 55 1.8% Santa Clara County Owner Households Less than or equal to 25,960 4.1% 20,765 3.3% 16,670 2.6% 30% of HAMFI Greater than 30% but less than or equal to 27,625 4.4% 15,370 2.4% 9,725 1.5% 50% of HAMFI Greater than 50% but less than or equal to 32,435 5.2% 15,680 2.5% 6,870 1.1% 80% of HAMFI Greater than 80% but less than or equal to 28,655 4.6% 11,500 1.8% 3,285 0.5% 100% of HAM FI Greater than 100% of 243,950 38.8% 35,110 5.6% 4,350 0.7% HAMFI Total 358,625 57.0% 98,425 15.6% 40,900 6.5% Renter Households Less than or equal to 51,035 8.1% 45,275 7.2% 35,590 5.7% 30% of HAM FI Greater than 30% but less than or equal to 35,940 5.7% 29,750 4.7% 15,250 2.4% 50% of HAMFI Greater than 50% but less than or equal to 34,270 5.4% 21,565 3.4% 5,615 0.9% 80% of HAMFI Greater than 80% but less than or equal to 24,635 3.9% 10,400 1.7% 940 0.1% 100% of HAMFI Housing Needs Assessment Resolution 09-23 Page 92 E Source: 2014-2018 HUD CHAS data. Housing Needs Assessment Resolution 09-23 Page 93 65 Percentage of Income Spent on Housing J Overpayment,.severe Overpayment >30% income on (>S0% income on housing) j&� _ housing) % Number % Greate�- than 100% of IMMM HAMF1 ®''' Source: 2014-2018 HUD CHAS data. Housing Needs Assessment Resolution 09-23 Page 93 65 Overcrowding An overcrowded housing unit is defined by the US Census Bureau as a housing unit occupied by more than one person per room (excluding bathrooms, kitchens, hallways, and closet space). Occupancy by more than 1.5 persons per room constitutes severe overcrowding. Overcrowding can affect public facilities and services, reduce the quality of the physical environment, and create conditions that contribute to deterioration of the housing stock. Additionally, high rates of overcrowding can indicate that a community does not have an adequate supply of affordable housing and/or variety of suitable housing units to meet the needs of the community. There are very low rates of overcrowding in Los Altos Hills. Overcrowding by tenure is shown for Los Altos Hills and Santa Clara County in Table 24. There are no overcrowded owner - occupied units in the Town, which is below the rate of 1.6 percent of units in the County. 11 renter -occupied units are overcrowded, constituting 0.4 percent of units, lower than the 39,934 rental units that are overcrowded in the County, constituting 6.2 percent of units. These units all have greater than 1.5 occupants per room and are considered to be severely overcrowded. Low overcrowding rates may correlate with high incomes, as well as larger homes common in the town. Table 24: Overcrowding by Tenure Owners Renters Total Persons per Room • • • vercrowded %of Households . Households . Households . Los Altos Hills 1.01 to 1.50 0 0% 0 0% 0 0% >1.50 0 0% 11 0.4% 11 0.4% Total Overcrowded 0 0% 11 0.4% 11 0.4% Santa Clara County 1.01 to 1.50 7,526 1.2% 21,951 3.4% 29,477 4.6% >1.50 2,340 0.4% 17,983 2.8% 20,323 3.2% Total Overcrowded 9,866 1.6% 39,934 6.2% 49,800 7.8% Source: ACS 5 -Year Estimates Data, 2019, Table B25014. Assisted Housing Units at Risk of Converting to Market -Rate Rents Jurisdictions are required by state housing element law to analyze government -assisted housing that is eligible to convert from low-income to market -rate housing over the next 10 years. State law identifies housing assistance as a rental subsidy, mortgage subsidy, or mortgage insurance to an assisted housing development. Government -assisted housing Housing Needs Assessment Resolution 09-23 Page 94 IDS ALTOS HNS11OU171 cy L,os.ylltos Ylills Aousing r•�A CAL IFORNh might convert to market-rate housing for a number of reasons, including expiring subsidies, mortgage repayments, or expiration of affordability restrictions. The Town of Los Altos Hills does not currently have any units at risk of conversion that meet these standards and the Town of Los Altos Hills has no affordable housing units that are deed restricted. There are affordable units in the Town of Los Altos Hills in the form of accessory dwelling units (ADUs); however, none of the ADUs are deed restricted. Program A-7, ADU Tracking and Monitoring, Program B-6, ADU Ordinance Update to Meet State Law, and Program G-2, ADU Education, promote keeping these existing ADUs affordable and encourage the further development of ADUs. Table 25: Units at Risk of C et Rate Source: Low -Income Housing Tax Credit (LIHTC) Database. Qualified Entities Under Government Code Section 65863.11, owners of federally assisted projects must provide a "Notice of Opportunity to Submit an Offer to Purchase" to qualified entities at least one year before the sale or expiration of use restrictions. Such qualified entities have first right of refusal for acquiring at -risk units. Qualified entities are nonprofit or for-profit organizations with the legal and managerial capacity to acquire and manage at -risk properties that agree to maintain the long-term affordability of projects. As a part of the approval process of new affordable units, the Town will make it clear that the extended noticing applies to the projects. Though Los Altos Hills does not have any units that are at risk of converting to market rate, the following is a list of qualified entities from HCD for Santa Clara County that could potentially acquire and manage properties if any were to be at risk of converting to market rate in the future. ■ Cambrian Center, Inc. ■ Charities Housing Development Corp. ■ Palo Alto Senior Housing Project, Inc. ■ Mid -Peninsula Housing Coalition ■ Affordable Housing Foundation Housing Needs Assessment 67 Resolution 09-23 Page 95 HIM • Palo Alto Housing Corp ■ South County Housing, Inc ■ Satellite Housing Inc. ■ ROEM Development Corporation ■ Silicon Valley at Home ■ L + M Fund Management LLC Replacement Costs The Town of Los Altos Hills does not have any units that are at risk of converting to market rate during the planning period. This section provides a sample estimate of the current cost it would take to replace assisted units at risk of converting to market rate housing in the region. The California Tax Credit Allocation Committee's 2020 report provides estimates and data on the cost of building assisted units. It estimates that the average cost of an assisted unit in the State of California is $439,827._6 The estimated cost for units in Santa Clara County is higher than the state. Isolating data from Santa Clara County results in an average unit cost of $607,463. Table 26 summarizes the estimated replacement costs per unit using construction cost estimates from the UC Berkeley Terner Center's Construction Cost Index and average unit sizes in the Town of Los Altos Hills from ApartmentFinder. Combined, they provide an estimate for replacement costs by unit size specific to Los Altos Hills. It ranges from $292,500 for a one -bedroom unit to $507,000 for a three-bedroom unit. Table 26: Replacement Cost 1 bedroom $390 750 $292,500 2 bedrooms $390 1,050 $409,500 3 bedrooms $390 1,300 $507,000 Source: 2018 UC Berkeley Terner Center Construction Cost Index, ApartmentFinder 6 California Tax Credit Allocation Committee, 2020 Annual Report. https://www.treasu rer.ca.gov/CTCAC/2020/annualreport/2020-TCAC.pdf Housing Needs Assessment Resolution 09-23 Page 96 Town ofGosAhoslfiffsYfousittg Efemetit Special Housing Needs Some populations have special needs when it comes to housing, including accessibility requirements, size, and proximity to employment. The groups that generally have these special needs are the elderly, people with a disability, people experiencing homelessness, farmworkers, large households, female -headed households, and extremely low-income households. Identifying the prevalence of these populations within the Town, and their special needs, guides the creation of programs and type of housing development. People often belong to more than one of these groups. Table 27 provides an overview of the presence of special needs populations within the Town. Table 27: Overview of Households with Special Needs, 2018 Needs Group Persons with a Disability # of PeopleSpecial 512 Population 6.0% Persons Experiencing Homelessness 2 0.1% Farmworkers Special Needs Group 5 # of Households 0.1% %of Households Householders Age 65+ 1,328 44.0% Large Households 299 9.9% Female -Headed Households 79 2.6% Extremely Low Income Households 165 5.3% Source: 2014-2018 HUD CHAS data, ACS 5 -Year Data Estimates, 2019 There are no households in Los Altos Hills recorded to be lacking plumbing or kitchen facilities. Despite not having housing problems typically prevalent in special needs populations, these populations still have disproportionate need for financial, medical, or other town support. Table 28 shows the services currently providing support to the special needs populations. Services for special needs populations include the joint Los Altos Hills and Los Altos Senior Commissions, Project Match, and support from the Daughters of Charity. Table 28: Inventory of Services for Special Needs Populations Services/Programs Details Provides a comprehensive guide on resources for seniors Los Altos Hills/Los Altos Senior Commission regarding accessibility, nutrition, education, housing, and more. Project Match Offers assistance to Santa Clara County seniors in finding affordable housing. Daughters of Charity Provides resources on homeless support, access to healthcare, and combatting food insecurity. Housing Needs Assessment Resolution 09-23 Page 97 Town of Los,4hosJfiffsYfousing ECencent Elderly Persons As shown in Figure 1, the average age of Los Altos Hills' residents is higher than the County average. The higher proportion of elderly residents in the Town indicates an increased need for programs and support for the elderly population, who typically present a need for more medical and financial support. Elderly populations often live on a fixed income and have a substantial portion of their financial resources in non -liquid assets, such as property. These "house -rich, cash -poor" individuals represent a significant need. Table 29 reveals that the median income of the elderly population in Los Altos Hills is much lower than the average resident, despite making up such a large portion of the population. Table •Household Income for Elderly HouseholdO ,useholder Age Town of Los Altos Hills Santa Clara C Median Income Median Inci 65 Years . • Older I All •- All Households 1 $250,001 1 $133,076 1 Source: ACS Estimates Data, 2019. In 2019, there were 1,328 elderly householders (65 years of age and older) in the Town of Los Altos Hills, representing 44 percent of the total householders, as shown in Table 30. Elderly residents may have some challenges obtaining needs such as the provision of meals (due to mobility issues), transportation, and other typical senior services. These needs are now satisfied through a variety of programs operated and funded by the Town, Santa Clara County, and various social service agencies. These resources include Age -Friendly Design Elements that incorporate universal accessibility features, ongoing education programs at the community college, daily support calls from the hospital, insurance counseling, adult day care, continuing care and independent living facilities, transportation services, and more. Table 30: Householders by Age HouseholderLos 15-24 years Altos Hills ..Households 12 0.4% Santa Clara 15,468 County 2.4% 25-34 years 48 1.6% 107,194 16.8% 35-64 years 1,628 54.0% 381,415 59.7% 65-74 years 654 21.7% 74,305 11.6% 75 plus years 674 22.3% 61,833 9.7% Total 3,016 100% 640,215 100% Source: ACS 5 -Year Estimates Data, 2019. Housing Needs Assessment 70 Resolution 09-23 Page 98 t, 76wu of Los_A(tos )fiffs.7fousing Element Although many elderly persons can continue to live in their own homes, particularly if structural modifications are made to help them cope with the challenges that accompany aging, there will nevertheless be an increasing demand for specialized care facilities. Between 2015 and 2022, the Town contributed $30,000 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. The elderly population makes up 74 percent of the disabled population in Los Altos Hills, with hearing difficulty, ambulatory difficulty, and independent living difficulty being prevalent in the aging community, as shown in Figure 7. It is found that most elderly residents live in a home of two or more and receive in-home care or shared living opportunities with family members, rather than living in a facility. Programs supported by the Town to aid the elderly population also specifically serve the disabled elderly population, specifically transportation services, Age Friendly Design Elements, and communication services. Figure 7: Elderly Households with a Disability 12% 10% N QJ 8% 6% C O N 4% O 2% 0% With a hearing With an With an With a cognitive With a self-care With a vision difficulty ambulatory independent difficulty difficulty difficulty difficulty living difficulty Source: ACS 5 -Year Estimates Data, 2019, Table B18102, Table B18103, Table B18104, Table B18105, Table B18106, Table B18107. Housing Needs Assessment Resolution 09-23 Page 99 71 im-k 0s um C�LIFORNI,� Persons with Disabilities Per Table 31, in Los Altos Hills, 512 individuals, or 6 percent of the population, has a disability, of which 381 are part of the elderly population. Table 31: Population by Disability Status, 2019 No Disability With a Disability Los Altos Hills 7,993 94.0% 512 6.0% Santa Clara County 1,763,431 92.0% 154,212 8.0% Bay Area 6,919,762 90.4% 735,533 9.6% Source: ACS 5 -Year Estimates Data, 2019, Table B18101. Hearing and ambulatory difficulties are the most prevalent disabilities in the Town, as shown in Figure 8. Household design and location may prevent those with an ambulatory difficulty from living in certain areas of the town, while those with hearing difficulties may have communication issues and need additional Town resources for community involvement and information comprehension. The Town has provided a resource with recommended accessibility features to include in-home development for an owner to show their architect..' These Town -recommended features include: • An accessible route of travel from the sidewalk or street to the primary entrance with graded surfaces and no steps to the entry; ■ At least one accessible secondary access to the dwelling; ■ Thirty -six -inch -wide doors with low threshold heights; ■ Wide halls and an accessible travel route to the kitchen, bedroom, bathroom, and common rooms; • Adequate work and floor space at appliances; ■ Adequate maneuvering space in bathrooms; and • Minimum or no thresholds in at least one shower with appropriate drainage as required by the Building Department. 7 Age Friendly Design Elements https://www.losaltoshills.ca.gov/DocumentCenter/View/95/Age- Friendly-Design-PDF Housing Needs Assessment 72 Resolution 09-23 Page 100 76-tuu ofLos,4.ftostfiffsYlousirng Efemeut Figure 8: Disability by Type 3% ------------------------------------------------------------------------------------------------------------- 0 � m Q F— 2% - --------------------------------------------------------------------------- n -= N Q O E — t% L 0 0 * O CL Q 0 0% — "t With a With an With an With a With a self- With a vision hearing ambulatory independent cognitive care difficulty difficulty difficulty living difficulty difficulty 1 difficulty Source: ACS 5 -Year Estimates Data, 2019, Table 818102, Table B18103, Table B18104, Table B18105, Table B18106, Table 818107. According to the Center for Disease Control (CDC) and the California Department of Developmental Services, a developmental disability is defined as a physical, learning, language, or behavior impairment that has physical or mental effects at every stage of life. Developmental disabilities generally are present since childhood. For this reason, the quantity of those with a developmental disability does not increase with each age group as other disability types do. Symptoms of developmental disabilities may be included as disability types in Figure 8 above. According to the most recent data from the State of California Department of Developmental Services, as shown in Table 32, there are 26 individuals with developmental disabilities in the community, 13 of which are children under the age of 18. All currently live in the home of a parent, guardian, or other family member, not in a facility. gable 32: Persons with Developmental Disabilities bvALYe Crou Age 18+ 13 Age Under 18 13 Totals 26 Source: California Department of Developmental Services, Consumer Count by California ZIP Code and Age Group, 2020. Housing Needs Assessment 73 Resolution 09-23 Page 101 �, = , `� � 2ozc�n a�Eo��CtasxC�7fo?tst>'t�j�r�zmerz�,' Farmworke Agricultural operations in Town are limited, as the only year round commercial agriculture operation is the Packard Foundation, which has almost 80 acres of active apricot orchards that are tended to by farmworkers. The few small farms, orchards, vineyards, and equestrian operations that do exist require only occasional maintenance and are usually contracted out to companies that provide those services. In addition, many of the properties that require extensive maintenance have caretakers who live on the property rent free or pay reduced rent. The US Department of Agriculture conducts a Census of Agriculture every five years. Table 33 shows the 2017 estimates of farmworkers for Santa Clara County. As indicated, there were an estimated 4,175 farmworkers in the County working on 890 farms. Many of these farms are located in the southern areas of the County, further from the tech industry, in the regions further south than Los Altos Hills. The majority of farmworkers, almost 80 percent, work on farms with more than 10 employees. The 2007 US Department of Agriculture Census of Agriculture counted 5,589 farmworkers in the County. This yields a 25 percent decrease of farmworkers in the County from 2007 to 2017. Fable 33., Re-7ional Number of Farmworkers and Farms Farm /Worker Type Farm Size Farms with less than 10 employees 847 293 Farms with 10 or more employees 3,328 66 Length of Employment of Workers Workers working 150 days or more 2,418 - Workers working less than 150 days 1,757 - Source: 2017 Census of Agriculture, Table 7 Table 34 reveals that 9.9 percent of all households in Los Altos Hills contain five or more members. Despite having almost a tenth of the population living in a large household, the Town does not have a prevalent overcrowding issue, as over 35 percent of households have 5 or more bedrooms. While 9.9 percent of the Town's households have five or more members, 12.4 percent of the Countys households are large, despite having less than 6 percent of homes having 5 or more bedrooms, making Los Altos Hills more conducive than the region as a whole for larger families. Housing Needs Assessment 74 Resolution 09-2y Page 102 b 6 ALTir 111W CALIFOR\L1 Table 34: Large Households by Tenure OccupiedNumber of Persons in Owner Renter Unit Occupied Los Altos Hills Five 163 5.4% 43 1.4% 206 6.8% Six 32 1.1% 20 0.7% 52 1.8% Seven or more 41 1.4% 0 0% 41 1.4% Total Large Households 236 7.9% 63 2.1% 299 9.9% Santa Clara County Five 26,406 4.11/o 19,190 3% 45,596 7.1% Six 10,802 1.7% 7,822 1.2% 18,624 2.9% Seven or more 8,684 1.4% 6,650 1 % 15,334 2.4% Total Large Households 45,892 7.2% 33,662 5.2% 79,554 12.4% Source: ACS 5 -Year Estimates Data, 2019 Table B25009. Female -Headed Households As shown in Table 35, there are 79 female -headed households in Los Altos Hills, constituting 2.6 percent of the total households in the community. Of these, only 34 have related children, or 1.1% of the total. The typical female -headed household is a property owner and resides in a single-family dwelling. A high number of single -parent households may indicate a need for subsidized day care or health care, but this population makes up a small amount of the Town's total households. Table 35: Female -Headed Households by Tenure Owner HouseholdType • .Households Female householder, no husband 34 1.1% 0 0% 34 1.1% present, with own children under 18 Female householder, no husband 45 1.5% 0 0% 45 1.5% present, without own children Total 79 2.6% 0 0% 79 2.6% Source: ACS 5 -Year Estimates Data, 2019 Table 825115. Homeless Population Santa Clara County conducts a biannual homeless census and survey to collect information on individuals and families sleeping in emergency shelters and transitional housing, as well as people sleeping on the streets, in cars, in abandoned properties, or in other places not meant for human habitation. Housing Needs Assessment 75 Resolution 09-23 Page 103 The Town of Los Altos Hills was found to have two unsheltered individuals in this count, and no sheltered individuals, as shown in Table 36. The Community Services Agency provides help finding affordable housing, navigating community resources and programs, and paying for first month's housing costs for homeless individuals in Los Altos Hills. The Town has a much lower homeless population overall than the rest of the region. Table 36: Homeless Population, 2019 Homeless Population Sheltered Unsheltered Total Los Altos Hills 0 2 2 Campbell 0 74 74 Cupertino 0 159 159 Gilroy 359 345 704 Los Altos 0 76 76 Los Gatos 0 16 16 Milpitas 0 125 125 Monte Sereno 0 0 0 Morgan Hill 0 114 114 Mountain View 32 574 606 Palo Alto 14 299 313 San Jose 980 5,117 6,097 Santa Clara 62 264 326 Saratoga 0 10 10 Sunnyvale 147 477 624 Source: 2019 Santa Clara County Homeless Census and Survey. Housing Needs Assessment 76 Resolution 09-23 Page 104 Town of Los Aftos 9fiffs Yfousing rEfemetrt l� Extremely Low -Income Households Extremely low-income households have an income less than 30 percent of the AMI. Table 37 shows the ranges for each income category based on the 2021 AMI of $151,300 for a household of four in Santa Clara County. Table 13 shows the 2019 median income for Los Altos Hills as $250,001, and the 2019 median income for the County as $133,076, making the median income in the Town almost double the AMI. Table 37: Income Ranee by Area Median Income Affordability Extremely Low Income 30% < $45,390 Very Low Income 31%-50% $45,391-$75,650 Low Income 51%-80% $75,651-$121,040 Moderate Income 81%-120% $121,041-$181,560 Above Moderate Income > 120% > $181,560 Source: California Department of Housing and Community Development, 2021. Overpayment is when a household spends more than 30 percent of its monthly income on housing costs such as rent, mortgage, or utilities. Table 38 provides a summary of overpayment experienced by extremely low-income households in Los Altos Hills. All extremely low-income renter -occupied households experience overpayment, although this demographic only include 20 households. About 87 percent of owner -occupied extremely low-income households experience overpayment. Town -wide, about 21 percent of renter - occupied households and about 24 percent of owner -occupied households experience overpayment. A disproportionately higher percent of the extremely low-income population experiences overpayment. The needs of extremely low-income households include multifamily rental housing and lower cost rental opportunities. The Town is including Programs A-1, A-2, A-5, and A-6 to create a multifamily overlay zone, allow by right approval for 20 percent affordable housing developments, establish minimum densities for low-income development, and conduct an inclusionary zoning feasibility study respectively. The Town is also incentivizing the production of ADUs using methods discussed in Programs A-7 and G-2, including tracking and monitoring ADUs and encouraging existing ADUs to remain affordable. Housing Needs Assessment 77 Resolution 09-23 Page 105 Torun of LosAftos tfiffs Jfousing Efement Table 38: Extremely Low -Income Households by Overpayment, 2018 Level Household Income < 30% HAMFI Renters 20 % 15.5% OwnersIncome 109 84.5% 129 100% With a Cost Burden > 30% 20 100% 95 87.2% 115 89.2% With a Cost Burden 30-50% 0 0% 10 9.2% 10 7.8% With a Cost Burden > 50% 20 100% 85 78.0% 105 81.4% Source: 2014-2018 HUD CHAS data. A household is considered overcrowded when there is more than one person per room, including living and dining rooms but excluding bathrooms and kitchens. Overcrowding can affect public facilities and services, reduce the quality of the physical environment, and create conditions that contribute to deterioration of the housing stock. Additionally, overcrowding can indicate that a community does not have an adequate supply of affordable housing and/or variety of suitable housing units to meet the needs of the community. As shown in Table 39, no extremely low-income households in Los Altos Hills experience overcrowding. Table 39: Extremely Low-income olds by Overcrowdine. 2018 Income Level Renters SLO/o owners % Total % Household Income < 30% HAMFI 20 14.8% 115 85.2% 135 100% > 1 Person per Room 0 0% 0 0% 0 0% 1 - 1.5 Persons per Room 0 0% 0 0% 0 0% > 1.5 Persons per Room 0 0% 0 0% 0 0% Source: 2014-2018 HUD CHAS data. Overall, there are very few extremely low-income households in Los Altos Hills, especially compared to the surrounding region. Specifically, 135 households, or about 4.5 percent of Los Altos Hills, is in the extremely low income level, as shown in Figure 9. Extremely Low Income Households disproportionately need home -buying subsidies, single -room occupancy or shared housing, or rent subsidies such as housing choice vouchers. Housing Needs Assessment Resolution 09-23 Page 106 ISM All]S oo 4 ft a s Ififfs Yfo r f:l1.1F()R\11 ._.._.............:. Figure 9: Households by Household Income Level Source: 2013-2017 HUD CHAS data. Housing Needs Assessment Resolution 09-23 Page 107 79 100% ------------------- ---------- 90% ---------------- 80% --------- ----------------------------- ------------ ----------- 70% ------------ --------------------- '. N 0 N 60% ---------- % --_---------------- 0 = 50% .------ --------------------- 0 m 40% •• U N 30% _____-__ ___________________ .. % 20% __________________ __ .____ .' 11% 10% -� - %--------------------- -_-____ Los Altos Hills Santa Clara County Bay Area ■ 0%-30% of AMI ■ 31%-50% of AMI ■ 51%-80% of AMI ■ 81 %-100% of AMI ■ Greater than 100% of AMI Source: 2013-2017 HUD CHAS data. Housing Needs Assessment Resolution 09-23 Page 107 79 L:1LTl➢11i OI,IFORNId Summary of Housing Needs An analysis of the needs in Los Altos Hills indicates an increased need for housing affordable to a variety of income levels, a lack of multi-family housing to address regional needs, and potential increased need for services and programs for the elderly population. Additionally, compared to Santa Clara County, the Town has much higher income levels and home values. The Town is including a number of programs in response to the needs assessment and changing needs of the Town and region. This includes Program A-3, which assesses Town- owned properties for their potential use as housing for special needs populations including elderly persons, lower-income households, and persons with disabilities. Program E-7 addresses the needs of elderly households by continuing to provide financial support for the Community Services Agency and Los Altos Senior Center which provide resources for senior residents in the Town. To encourage an increase of diversity in housing stock, the Town is including Program A-1 to create an overlay zone on parcels for multi-family uses at a density of at least 30 du/acre for at least 30 net developable acres. Housing Needs Assessment 80 Resolution 09-23 Page 108 Affirmatively Furthering Fair Housing Introduction Assembly Bill (AB) 686 requires a jurisdiction's housing element to provide an analysis of contributing factors to fair housing issues and to commit to actively and meaningfully affirmatively further fair housing. This analysis includes an assessment of fair housing enforcement, outreach activities, integration and segregation, racially and ethnically concentrated areas of affluence and poverty, disparities in access to opportunities, disproportionate housing needs, and any other contributing factors that serve as impediments to fair housing. The assessment also analyzes the extent to which the identified Regional Housing Needs Allocation (RHNA) sites affirmatively further fair housing. Public Outreach Outreach Activities Community members were engaged and informed using the following methods: ■ Online survey • Stakeholder focus group interviews ■ point City Council and Planning Commission workshops • Web page on Town website • Briefings at every Planning Commission and City Council meeting w. � e „R :' i. £.a ion, $ ,,.. '� 6 .. �. +. ted +. d `./i` k cl o � `7 +' s 4 S.:'.. Organizations consulted or contacted included: • Assistance League: Los Altos ■ Associated Students Foothill College ■ Bill Wilson Center ■ Catholic Charities • Charities Housing ■ Community Services Agency ■ Community Solutions ■ Daughters of Charity of St. Vincent de Paul ■ Destination: Home ■ Foothill College Affirmatively Furthering Fair Housing Resolution 09-23 Page 109 11 r Yx ti. i.1.1F!?a\Li • Heart of the Valley ■ HomeFirst ■ Housing Choice • Housing Industry Foundation ■ League of Women Voters ■ LIFEMOVES ■ MiclPen Housing ■ Midtown Family Services ■ Project Sentinel ■ Rebuilding Together • Senior Commission ■ Silicon Valley FACES • Silicon Valley Independent Living Center ■ Silicon Valley Leadership Group ■ Sunnyvale Community Services • West Valley Community Services The Town of Los Altos Hills solicited community input throughout the Housing Element update planning process in a variety of ways. The following include the main strategies that were implemented to gather public participation and resulted in gathering the following summaries. Housing Element Update — Town Website The Town created the Housing Element update web page on the Town's website (haps://v,rww.losaitoshiiis.ca.2ov/-37/Housing-Eieme;it-Update-2023-3 �) to provide: ■ Background and information on the Housing Element process; ■ Documents related to the Housing Element; ■ Recordings of the public outreach presentations; ■ Notification to the public of future events; • Notification and interest sign-up lists and comment and question pathways for citizens to get involved in the process and to provide comments or questions to the project team or Town representatives. Affirmatively Furthering Fair Housing Resolution 09-23 Page 110 Town of Los -Aft osYfif& 9fousing Efement Stakeholder Interviews The Town reached out to 31 individuals who represented service providers, nonprofits, and other stakeholders to participate in focus group interviews about the housing needs and issues in Los Altos Hills (13 community stakeholders and 18 local service providers). Out of the 31 individuals and groups that were contacted, 9 people participated in the focus groups (4 community members, 1 Town Senior Committee member, 1 faith -based institution representative, and 3 regional advocacy group representatives). Of those participants, the community members came from a wide range of age demographics, from young professionals to retirees. Included residents also spanned income demographics, from those that have owned property in Los Altos Hills for generations, to those who expressed their families could not afford to live in the Town had it not been for the availability of affordable ADUs. Three focus groups were held on April 18th at 12pm, April 19th at 6pm, and April 25th at 11 am. Hosting the focus group at three different times of the day provided a variety of times to accommodate different schedules. In a diligent effort to include all demographic segments of the Los Altos Hills community, the Housing Element team contacted 10 homeless interest groups, 8 housing and policy advocates, 6 representatives from local faith - based and educational institutions, 1 Town representative, 1 affordable housing developer and 5 homeowners and renters from various income levels. The stakeholders who participated discussed a variety of concerns, including: ■ Removing constraints from the development process to allow some flexibility in the zoning or look to upzone in some areas of the Town. ■ A lack of affordable housing options and how to incentivize multifamily and affordable development in the Town. A number of participants stated if it weren't for affordable ADUs their children would not be able to afford to live in Los Altos Hills. ■ Concern for individuals in the workforce who can't afford to live and work in the same place. • Protections and resources for individuals at risk of evictions due to affordability. The participants had varying involvement and familiarity with Los Altos Hills but a consistent message of increased services and support as well as removal of regulatory restrictions for multifamily housing were the most prevalent issues covered. The Town held five virtual public workshops on January 19, 2022, March 24, 2022, June 20, 2022, October 3, 2022, and October 26, 2022, to present information on the Housing Element update and to gather public input. Members of the community participated in the workshops and provided feedback via live polling and questions and answers on the potential RHNA sites and the Housing Element update process. Affirmatively Furthering Fair Housing 83 Resolution 09-23 Page 1 I 1 Town o,fLos OtosYfiffsYfousing E(ment The public workshops were held at 6:00 p.m. on weekdays to accommodate a typical work schedule. Materials and video recordings of the presentations were made available on the Los Altos Hills Housing Element web page on the Town's website for those who could not attend, or who wanted to review the materials and meetings at their leisure. Housing Element Survey Another component of the outreach effort was the Housing Element survey, posted on the Town's website from February 2022 to the end of August 2022, and promoted through a myriad of channels for the furthest outreach. A total of 535 completed surveys were received, with 508 (95%) of respondents being a homeowner and 344 (65%) of respondents being white or Caucasian. Responses to the survey revealed concerns from residents regarding: ■ Housing affordability, ■ Lack of transit access and length of commuting times, and ■ Lack of a variety of housing types. Respondents also identified the groups who they believe have the greatest need for housing as middle-income workers (51%), seniors (40%), and small families (39%). The survey results show that despite the Town's relative affluence, affordable housing options are a concern among the respondents. Summary of Comments Received In summary, the community engagement and input yielded the following themes and feedback: ■ High Housing Costs/Costs of Living: Participants expressed that their children will not be able to afford homes in Los Altos Hills or the larger region. They also noted that people have high capital gains on their properties and are choosing to stay in their houses rather than selling them. • Development Process: Participants expressed frustration in navigating the development process in terms of time, cost, and certain development requirements (story poles and restrictions on home expansions, Senate Bill 9 ordinance, contour line formula, and triggering public hearings). • Accessory Dwelling Unit (ADU) Incentivization: Participants expressed frustration in their experience trying to build ADUs and recommended ADU incentivization strategies such as preapproved plans, fee waiving, elimination of the 800 -square -foot maximum, searching for innovative funding sources, and community education. ■ Challenge in Meeting RHNA: Participants discussed the difficulty in meeting the RHNA for the Town given the current zoning and development standards. Suggestions included looking at Town -owned sites, religious facilities, open space that is owned by Affirmatively Furthering Fair Housing Resolution 09-23 Page 112 IN the Town and not serving the community, upzoning part or all of the Town, encouraging housing at 3-6 dwelling units per acre (du/acre), and reducing the minimum lot size. Assessment of Fair Housing Town Overview The Town of Los Altos Hills is largely consistent throughout in terms of fair housing issues. This is likely due to the smaller size of the Town and the homogeneity of its land use. The Town was incorporated in 1956 as a semi -rural enclave of one -acre lots catering to equestrian oriented individuals and households. Silicon Valley, for which the surrounding area is now known, was not yet established as a cradle of technology. However, with the rise of Silicon Valley and the Town's close proximity to Stanford University and the surrounding affluent communities of Palo Alto, Los Altos and Mountain View, the larger lots and seclusion of the Town made it a desirable location for business owners and other wealthy households. The Town is made up almost entirely of two census tracts, as shown in Figure 10, and there is little variation between the two tracts. There are two small portions of the Town in the northwest and southwest that belong to other census tracts. Concerns raised by residents focused on frustration regarding the high cost of living and potential lack of affordable housing for families of current residents to return home to start their own families. Potential actions to address these concerns include creating an overlay zone to allow more affordable multifamily housing, as outlined in Program A-1, and incentivizing the production of ADUs using methods discussed in Programs A-7 and G-2, including tracking and monitoring ADUs and encouraging existing ADUs to remain affordable. The AFFH section also considers the effects that the RHNA sites may have on fair housing. The sites inventory contains three clusters of sites. Sites were selected based on their access to infrastructure and suitability for multifamily housing. The sites will all have an overlay zone to accommodate for multifamily housing at densities appropriate for low-income housing. Affirmatively Furthering Fair Housing 85 Resolution 09-23 Page 113 ua,_nk AB CALIFORNIA Figure 10: Census Tracts and RHNA Sites Miles Census Tracts and RHNA Sites 0o Source: AFFH Data Viewer Fair Housing Enforcement and Outreach Capacity 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 continue to work with the County of Santa Clara to provide fair housing education, outreach, and counseling services to its residents, see Program F-3. The Town is planning to update its website to provide information on current services available as a part of Program G-4. There are no fully dedicated staff for fair housing complaints as the Town receives few if any complaints each year. However, any complaints received regarding substandard or illegal units are referred to Code Enforcement and Building divisions who conduct inspections of Affirmatively Furthering Fair Housing 86 Resolution 09-23 Page 114 the properties/units to determine enforcement actions. Currently, all properties with rental units are single-family lots and disputes between landlords and tenants are referred to a mediation service. The Town refers disputes to the Los Altos Dispute Resolution Services. Per communication with the dispute resolution service providers in August and December 2022, from the 2017/18 fiscal year through the first two quarters of 2021, Los Altos Dispute Resolution services received 166 calls for information and referrals and 80 opened cases which were resolved, educated, conciliated, or mediated. The tracking and reporting from both the City of Los Altos and Town of Los Altos Hills resulted in: • 60 calls for information and referral, and 46 opened cases in Fiscal Year 2017-2018; ■ 30 calls for information and referral and 13 opened cases in Fiscal Year 2018-2019; • 36 calls for information and referral and 11 opened cases in Fiscal Year 2019-2020; • 35 calls for information and referral and 9 opened cases in Fiscal Year 2020-2021; and ■ 5 calls for information and referral and 1 opened cases in the first two quarters of Fiscal Year 2021. The HCD AFFH Data Viewer Tool Fair Housing and Equal Opportunity (FHEO) Inquiries by City (HUD 2013-2021) indicated a total of 0 inquiries, or the lowest ratio of less than 0.25 inquiries per 1,000 population (0 inquiries /4,767 = 0 per 1,000). Community and stakeholder input as part of this Housing Element update suggests that there is limited local data or local knowledge of fair housing and discriminatory issues and service needs in Los Altos Hills. It is also possible that local residents who may be in need of fair housing services are not aware of, or not able to access, Mid -Peninsula Citizens services. The Town is committed to continuing to contract with Los Altos Dispute Resolution services or provide a similar service through Program D-3. The Town is in compliance with all State and Federal fair housing laws. There are no communities with concentrations of fair housing issues within the Town, as it is relatively homogenous between tracts in both population characteristics and land use. A review of relevant Town policies and regulations shows that the Town is in compliance with all State and Federal fair housing laws. Nevertheless, common concerns from residents include the high cost of living, which may prevent their children from returning to their hometown. Additionally, residents raised concerns about the difficult process of trying to create housing, whether it is due to zoning constraints or permitting times and costs for ADUs. In addition, the high cost of labor and materials in the San Francisco Bay Area and a shortage of construction workers substantially increases the cost and time to build any type of housing unit. The Town is including a program to adopt a set of preapproved ADU plans to help encourage ADU production and the ADU permitting process (Program A-8). Affirmatively Furthering Fair Housing Resolution 09-23 Page 115 ME V6 ALN611US ucrwnr r r ' r rG'F�'tii 1dF0R�'1:1 Integration and Segregation Race Ethnicity Analyzing the Town of Los Altos Hills' racial and ethnic makeup reveals areas where fair housing issues may be prevalent. Almost the entirety of the Town has a sizeable White majority, with some pockets having a predominant White majority. When Los Altos Hills incorporated in 1956, the Town required a 1-acre minimum lot size and barred the construction of multifamily housing. As these limitations often mean wealth is required for residency in the Town, generational wealth increases the likelihood of the ability to reside in Los Altos Hills. There is a common correlation between wealth and race, which may help explain the racial concentrations in the Town. The areas directly surrounding the Town also have sizeable or predominant White majorities. Proportionately, the Town has a larger White population than the Region, with the Town being 60 percent non-Hispanic White, Santa Clara County being 32 percent non-Hispanic White, and the Bay Area being 39 percent non-Hispanic White. Affirmatively Furthering Fair Housing 88 Resolution 09-23 Page 116 Figure 11: Racial and Ethnic Majority, 2019 Palo Alto D+nIA Racial and Ethnic Majority Source: HCD AFFH Data Viewer 7oivn ofGosACtosJCiffs Mousing Element Los Altos Hills ,f QTS Other Jurisdictions �.' White Majority d®1 Slim (gap<10%) Ik Sizeable (gap 10%— 6750%) 1 Predominant (gap> ll' 50%) L(m AIM D91113 E3 EAa_._x9Glo Hispanic Majority ROD 991M Slim (gap<10%) Sizeable (gap 10%— C 50%) Predominant (gap > Los Alt4xs SO%) Los Altos Hills fi G� X93 �rs�rb;.i�n Clara Miles rN�� 0 0.0 N The Town's ethnic makeup is relatively similar between tracts with no concentrations within the Town. The non-White population increasing over time. The area of the town with a larger non-White population also encompasses the community college campus of Foothill College; see Figure 12. However, the tract showing to be a higher percentage non-White is about 46.6 percent non-White, compared to the 33.6 percent and 38.5 percent in tracts showing to be less non-White, a relatively small difference. Countywide, the non-White population is much larger than in the Town. While in Los Altos Hills 39.2 percent of the population is non-White, 58.4 percent of the County is non-White. However, the cities directly surrounding Los Altos Hills also have a similar ethnic makeup to Los Altos Hills. Affirmatively Furthering Fair Housing 89 Resolution 09-23 Page 117 76twri of Los 4hos3fiffsYlousing Efement Figure 12: Percentage of the Population that is Non -White, 2010 and 2018 0-71- I Ovnq hu3G10 � :Y._ �olnn l�r�sc.nsu u 2 I'ilod cmuol r � na a�oemag�aprts jUfen. qUl wIAI kGr upl Wi Iip 9;61 -AO< r Percent non-White, 2010 /, Percent Non -White and RHNA Sites, 2018 Source: HCD AFFH Data Viewer As shown in Figure 13, there is little differentiation between racial and ethnic makeup between tracts, placement of RHNA sites in certain areas is unlikely to cause any further segregation as they follow the current patterns of the Town acreage. The three major sites are not in any areas that have a concentrated non-White population. Figure 13: Non -White Population Comparison of RHNA Units by Town Acreage 100% CL) 90% v 80% Q' 3 70%10 60% ; S 0 50% 40% 30% = 20% cc 4 10% 0% U 20-40% 20-40% 40-60% 40-60% v a Percent of the Population that is Non -White by Block Group ■ Lower ■ Moderate '.,Above Moderate ■ Town Acreage Dissimilarity Index - Race and Ethnicity Segregation can also be quantified by using the dissimilarity index. The dissimilarity index measures the distribution of two groups in a town and assigns a score between 1-100. The level of segregation is determined by assessing what percentage of residents of a census Affirmatively Furthering Fair Housing Resolution 09-23 Page 118 block would have to move for each block to have the exact same population of said group. Therefore, a decreasing dissimilarity index implies higher integration, and a more even distribution of each ethnicity when compared to the White population. A higher dissimilarity index indicates higher concentrations of the indicated ethnic groups in areas of the Town, when compared to the White population distribution. The formula for this calculation is provided by HCD's AFFH Guidance Document. The categories for the dissimilarity index on a scale of 1-100 are as follows: ■ <30: Low Segregation ■ 30 - 60: Moderate Segregation ■ >60: High Segregation Table 40 displays the dissimilarity index for race in Los Altos Hills and the Bay Area. The dissimilarity index between the White and various non-White populations throughout the Town is in the low segregation category. The highest dissimilarity within the Town is between the Black Population and the White population, but there is almost no Black population in the Town, which may skew the score to appear as highly segregated. Los Altos Hills has lower dissimilarity index scores than in the Bay Area as a region, indicating there is potentially less racial segregation, comparatively. Table 40: Dissimilarity Index for Race, 2020 Non-White/White 6.2 4 8.1 22.8 21.9 19.8 Black/White 16.4 24.3 16.2 34.2 32.4 31.2 Hispanic/White 6.9 15.8 7.3 27.1 26.0 24.6 Asian/White 7.3 6.3 9.2 23.2 23.4 22.6 Source: ABAG AFFH Data Report However, since the Town has a smaller population, and a large non-White population, the size of the Town may impact the dissimilarity index scores in other, unknown ways. Comparing the Town to the County, rather than the Town's neighborhoods to each other, may better illustrate segregation between minority populations regionally. According to the Berkeley Othering and Belonging Institute, the Divergence Index can compare the racial groups between a census tract and a statistical area. 8 At an index of 0.33, Los Altos Hills has high divergence between its tracts and its statistical area. Therefore, while there is not high 8 Berkeley Othering and Belonging Institute https://belonging.berkeley.edu/technical-appendix Affirmatively Furthering Fair Housing Resolution 09-23 Page 119 91 Ll� 11Ti i!!1.1 0(vil Oj Los7mros:mtls segregation between neighborhoods in the Town, there is segregation between the Town and the region. Income The dissimilarity index can also be used to calculate income segregation, using the same scale as provided above. The dissimilarity index between below-moderate and above- moderate income groups is in the low segregation category, as shown in Table 41. Regionally in the Bay Area, the dissimilarity index indicates low to moderate segregation by income. This is in part due to a larger representation of the various income levels in the region-wide population versus the Town population. Land use patterns in the Town are likely a contributing factor to a higher level of segregation by income. The Town is including Program A-1 to create a multi-family overlay zone so that it is suitable to accommodate lower-income households. The Town is including several programs to further accommodate lower-income households. Increasing housing mobility and housing opportunities for the lower-income population includes multifamily rental housing and lower cost rental opportunities. The Town is including Programs A-1, A-2, A-5, and A-6 to create a multifamily overlay zone, allow by right approval for 20 percent affordable housing developments, establish minimum densities for low-income development, and conduct an inclusionary zoning feasibility study respectively. The Town is also incentivizing the production of ADUs using methods discussed in Programs A-7 and G-2, including tracking and monitoring ADUs and encouraging existing ADUs to remain affordable. The Town is also including Program F-3 to create a registry of affordable rental units as the units are built. Ta` ')issimilar6� = ~d 2015 Source: ABAG AFFH Data Report There are no areas within the Town where more than 25 percent of the population is in the low- to moderate -income population. Los Altos Hills has a higher percentage of single-family homes, and the lack of multifamily units correlates with the lack of a low- or moderate - income population. The County as a whole follows this correlation, with areas with more multifamily housing having more of a low- to moderate -income population. As noted in the Needs Section, the median income of the Town of Los Altos Hills is $250,001, over $100,000 higher than the County median of $133,076. Affirmatively Furthering Fair Housing 92 Resolution 09-23 Page 120 Town of Los,4ftosr �r M i CALIFORNIA Figure 14: Low to Moderate Income Population, 2015 x 0 RHNA Sites Q Los Altos Hills _ 8 Other Jurisdictions Low to Moderate Income Population (Block Group) - -- (HUD) q T ' Percent of Block Group Low to (�C�C� 1. ' Moderate Income < 25% i Los Altos-....__ 25%-50% 7S% - 100% L Los Altos Hills - _ L Palo Alto - o. Unincorporated Unincorporated San Mateo Cupertino Percent Low-Moderate Income and RHNA Sites, 2015 Uv Miles N� Source: HCD AFFH Data Viewer As shown in Figure 15, throughout the Town, the low-to moderate-income population makes up less than 25 percent of each block group. As such, the three main RHNA sites are not located in any areas with an existing high concentration of low- to moderate-income population and are not expected to have a negative effect on the trend of this population. Affirmatively Furthering Fair Housing 93 Resolution 09-23 Page 121 76r.vu o.fLos,,Iftos' (Wi ?lousingEleiuctit Figure 15: Low -Moderate Income Population Comparison of RHNA Units by Town Acreage 100% v 90% ¢ 80% 3 70% F° 60% b 50% 40% D 30% = 20% 4- 10% 0 0% U a 0-25% 0-25% Percent of the Population that is Low to Moderate Income by Block Group ■ Lower ■ Moderate Above Moderate ■ Town Acreage There are no areas within the Town where more than 10 percent of the population is below the federal poverty line. Los Altos Hills has a high percentage of single-family homes, so the lack of those in poverty correlates with the lack of multifamily or affordable housing. There is not a history of poverty in the Town. The population living below the federal poverty level countywide is also relatively low, at 7.2 percent, versus 3 percent in the Town. A high cost of living in the Bay Area region means that while there may not be a large population living below the federal poverty line, affording to live in the area can still be difficult even when making well above poverty level. The Town is including several programs to increase affordable living opportunities in the area through multifamily rental housing and lower cost rental opportunities. The Town is including Programs A-1, A-2, A-5, and A-6 to create a multifamily overlay zone, allow by right approval for 20 percent affordable housing developments, establish minimum densities for low-income development, and conduct an inclusionary zoning feasibility study respectively. The Town is also incentivizing the production of ADUs using methods discussed in Programs A-7 and G-2, including tracking and monitoring ADUs and encouraging existing ADUs to remain affordable. The Town is also including Program F-3 to create a registry of affordable rental units as the units are built. Affirmatively Furthering Fair Housing 94 Resolution 09-23 Page 122 LC6.k—La flLL4 WOOD , Md., CALIFORNIA Figure 16: Poverty Status, 2014 and 2019 Poverty Status, 2010 - 2014 —""` %. Poverty Status, 2015 - 2019 0 j Source: HCD AFFH Data Viewer Per the HCD AFFH data viewer and as shown in Figure 17, there is little Housing Choice Voucher use within the Town of Los Altos Hills. Though tracts with less than 10 users are omitted from the data service, the overall town demographics make it unlikely that there is use not being shown by the data. There is a concentration of voucher use to the north of the Town, in the area around Stanford University. This part of Town is older and has smaller homes on average and there may be older ADUs or rental units mixed throughout which provide income for owners who are on fixed incomes. Affirmatively Furthering Fair Housing 95 Resolution 09-23 Page 123 I.ts.1LibS1➢11S rf'T`T`rti LLIF0RIIA Figure 17: Housing Choice Vouchers, 2010 Loco Gli�i s� O e pave .mss . [&Mgills'7P.3r5d r,vm MrVP M_ a an nW�i ®Ven ece Housing Choice Vouchers Source: HCD AFFH Data Viewer Familial Status ® Los Altos Hills � Other Jurisdict155 5100 ions Housing Choice Vouchers ;- (Tract) HCV v Miles N 0 0.5 1 There are 79 female -headed households in Los Altos Hills, constituting 2.6 percent of the total households in the community. Of these, only 34 have related children, or 1.1 percent of the total. The typical female -headed household is a property owner and resides in a single- family dwelling. Additionally, none of the RHNA sites are located in an area with a concentration of children in female -headed households, as shown in Figure 18. Regionally, female -headed households make up 13.8 percent of households in Santa Clara County, about 7 percent of the total households are female -headed households with children. Comparatively, this population makes up a low amount of the Town's total households, and thus Los Altos Hills may have a comparatively lesser need for subsidized day care than the region. Affirmatively Furthering Fair Housing Resolution 09-23 Page 124 Public Percent tYc _rett'se�.- <15 L�O3� <30 _ <60 No Data t S . L�.��iQIC(3 v Miles N 0 0.5 1 There are 79 female -headed households in Los Altos Hills, constituting 2.6 percent of the total households in the community. Of these, only 34 have related children, or 1.1 percent of the total. The typical female -headed household is a property owner and resides in a single- family dwelling. Additionally, none of the RHNA sites are located in an area with a concentration of children in female -headed households, as shown in Figure 18. Regionally, female -headed households make up 13.8 percent of households in Santa Clara County, about 7 percent of the total households are female -headed households with children. Comparatively, this population makes up a low amount of the Town's total households, and thus Los Altos Hills may have a comparatively lesser need for subsidized day care than the region. Affirmatively Furthering Fair Housing Resolution 09-23 Page 124 —___._.. firi:tiLTf;<i NIILSNIILS r1101(01 0jL,0S_;,1tt0S�t1111S Figure 18: Children in Female -Headed Households and RHNA Sites, 2019 Palo Alto urY�aflC� G?x�; 11M Me D= L65 Altos Hills ` Unincorporated = RHNA Sites Santa Clara p Los Altos Hills �.ifi7sda �rw Other Jurisdictions Percent of Children in Female Householder, No R Spouse/Partner Present , ammo mv� Households -120% 20%-40% 40% 60% Lo�Al _y 60%-80% ffm > 80% Unincorporated Santa Clara Gssu�w�>�ia �.ifi7sda �rw M.SC�u61 o�Miles N Children in Female -Headed Households, 2015 - 2019 and RHNA Sites o 0.5 , `y Source: HCD AFFH Data Viewer There is no spatial concentration of children in female -headed households in the Town, and thus no correlation between these households and disproportionate need. As shown in Figure 19, throughout the Town, female -headed households make up less than 20 percent of each tract. As such, the three main RHNA sites are not located in any areas with an existing high concentration of female -headed households and are not expected to have a negative effect on the trend of this population. Affirmatively Furthering Fair Housing 97 Resolution 09-23 Page 125 Figure 19: Percent of Children in Female -Headed Households Comparison of RHNA Units by Town Acreage v 100% v 90% Q 80% 3 70% F° 60% o 50% 40% 30% = 20% — 10% 0 0% a� i a 0-20% 0-20% Percent of Children in Female -Headed Households by Tract 11 Lower ■ Moderate Above Moderate ■ Town Acreage Figure 20 shows that Town -wide, over 80 percent of children live in married -couple households. Countywide, a high percentage of children are also in married -couple households, with 81.8 percent of children meeting this category compared to the 96 percent in Los Altos Hills. Affirmatively Furthering Fair Housing 98 Resolution 09-23 Page 126 Town ofLosACtos"i (s?fousiug rEfement Figure 20: Children in Married Couple Households, 2019 Children in Married Couple Households, 2015 - 2019 0 &5 1 s %`A Source: HCD AFFH Data Viewer Persons with Disabilities Per Table 42, in Los Altos Hills, 512 individuals, or 6 percent of the population, has a disability, of which 381 are part of the elderly population. Rates of disability in the County and region are slightly higher than in the Town. Table =-'2° tion by Disability Status, 2019 Geography No Disability With a Disability Los Altos Hills 7,993 94.0% 512 6.0% Santa Clara County 1,763,431 92.0% 154,212 8.0% Bay Area 6,919,762 90.4% 735,533 9.6% Source: ACS 5 -Year Estimates Data, 2019, Table B18101. Affirmatively Furthering Fair Housing Resolution 09-23 Page 127 Town of LosAftosYfiffs 9fousing Efemetit The most prominent disabilities in Los Altos Hills are hearing difficulties, independent living difficulties, and ambulatory difficulties, as shown in Figure 21. Los Altos Hills has similar rates of persons with a hearing difficulty to the County, and lower rates of all other types of disabilities. Countywide, independent living and ambulatory difficulties are also among the most prominent. While hearing difficulties are the most common type of disability in the Town, they are the fourth most prevalent disability type in the County. Compared to the County, Los Altos Hills has a larger elderly, a population where hearing difficulties are more prominent. For those with independent living or ambulatory difficulties, ADU availability would be a benefit, as it allows caretakers or family members to live adjacent to a resident in need of additional support for mental and physical health issues, or with conducting everyday errands. The Town of Los Altos Hills provides transportation services, food delivery, and prescription delivery for seniors. This may support those with ambulatory or independent living difficulties. Figure 21: Disability Characteristics, 2020 5.0% 4.5% 4.0% 3.5% C: 0 2 3.0% 0 2.5% 0 v 2.0% V L N d 1.5% 4.5% 2.3% 4.4% 3.3% Hearing Independent Ambulatory Cognitive Difficulty Living Difficulty Difficulty Difficulty Disability Characteristic ■ Los Altos Hills Santa Clara County Affirmatively Furthering Fair Housing Resolution 09-23 2.1% Self Care Difficulty 1.4% Vision Difficulty Page 128 100 Tatvn ofGos.,4Ctos Itiffs 116using Element Source: ACS Five Year Estimates While household design and location could prevent those with an ambulatory difficulty from living in certain areas of the town, Figure 22 shows that the distribution of the disabled population is relatively evenly distributed throughout Los Altos Hills, with no extreme concentration. Furthermore, the population with a disability has decreased since 2014, with the distribution becoming more homogenous over time. While there is no concentration of the disabled population, the even distribution implies a need for well -distributed health care access. The Town has provided a resource with recommended accessibility features to include in-home development for applicants and their architects to incorporate these into home design features as desired. These recommended accessibility features are intended to provide universal, consistent accessibility designs and to make homes safer and easier to use for aging or disabled persons -9 These Town -recommended features include: ■ An accessible route of travel from the sidewalk or street to the primary entrance with graded surfaces and no steps to the entry; ■ At least one accessible secondary access to the dwelling; ■ Thirty -six -inch -wide doors with low threshold heights; ■ Wide halls and an accessible travel route to the kitchen, bedroom, bathroom, and common rooms; ■ Adequate work and floor space at appliances; ■ Adequate maneuvering space in bathrooms; and ■ Minimum or no thresholds in at least one shower with appropriate drainage as required by the Building Department. There are no RHNA sites in areas where a high percentage of the population has a disability as there is no area with a concentration of a disabled population. Location of the sites is not likely to have much effect on this demographic. 9 Age Friendly Design Elements https://www.losaltoshills.ca.gov/DocumentCenter/View/95/Age- Friendly-Design-PDF Affirmatively Furthering Fair Housing 101 Resolution 09-23 Page 129 0 ALiTS N1LIS .WW! CALIFORNIA Figure 22: Population with a Disability, 2019 tlNvr Azdk,iau 1 \ r-t EMf6 Allb§H114 p1323aA� ) R pdatipn with a / BsFl61-taK aSiC# 2 r'S2WRY(Tract) AC5 n,re.4Wr[—._maas— lZ% 343—� rr�:K r:IF n.�a � __ �>?clta '♦y ., 24:5 i4»S . Population with a Disability, 2010 - 2014 ,"r k Population Atn a M5abil,W, 2015 - 2019 and RHNA Site. Source: HCD AFFH Data Viewer As shown in Figure 23, throughout the Town, the population with a disability makes up less than 20 percent of each tract. 96 percent of the town acreage has a population where less than 10 percent of the tract's population has a disability. As such, the three main RHNA sites are not located in any areas with an existing high concentration of the population with a disability and are not expected to have a negative effect on the trend of this population. Figure 23: Population with a Disability Comparison of RHNA Units by Town Acreage 100% m 90% a� c $0% Q 70% �O 60% 0 50% E 40% Q 30% = 20% 4 10% 0 - 0% U U N a Findings 0-10% 0-10% 10-20% 10-20% Percent of the Population with a Disability by Tract ■ Lower ■ Moderate = Above Moderate ■ Town Acreage Overall, the Town of Los Altos Hills consists primarily of wealthy households with a majority of white residents and a large and growing Asian population. The Town has few children in female -headed households, and the majority of children in married -couple households. Affirmatively Furthering Fair Housing Resolution 09-23 Page 130 102 Town ofLos.ACtosJfM&Yfousing Efernent Segregation is relatively low compared to the surrounding Bay Area. This is likely due to the higher levels of racial diversity regionally than in the Town. The location of the RHNA sites is not likely to have much effect on concentrations of certain populations within the Town, as the land use and makeup of the Town are currently evenly distributed. The Town is including a number of programs to address the results of the integration and segregation analysis. This includes Program A-1 which creates a new multifamily zone to allow and expedite affordable housing construction to increase housing choice options and mobility, Program A-6 which conducts a study of and adopts an inclusionary housing ordinance, Program F-3 which provides fair housing outreach and resources, including creating a registry of affordable rental units as the units are built, and Program G-3 which educates residents about source of income protection and encourages housing mobility. The Town is including Programs A-2 and A-5, to allow by right approval for 20 percent affordable housing developments and establish minimum densities for low-income development. The Town is also incentivizing the production of ADUs using methods discussed in Programs A-7 and G-2, including tracking and monitoring ADUs and encouraging existing ADUs to remain affordable. Racially & Ethnically Concentrated Areas of Poverty and Affluence HUD defines Racially and Ethnically Concentrated Areas of Poverty (R/ECAPs) as areas where the percentage of the population that is non-White is over 50 percent and the percentage of households with incomes below the poverty line is over 40 percent. As shown in Figure 24, there are no R/ECAPs in the Town of Los Altos Hills per HCD's AFFH Data Viewer Tool. The closest R/ECAP to Los Altos Hills is in the City of San Jose, about 20 miles east of the Town. There are no RHNA sites that are in R/ECAPs and the site selections will not create conditions that lead to a R/ECAP. Affirmatively Furthering Fair Housing Resolution 09-23 Page 131 103 I( kao HIL)ti l W CALIFORNIA Figure 24: Presence of a R/ECAP Comparison of RHNA Units by Town Acreage a� 100% 90% v 80% a 70% 3 60% o 50% 40% Q 30% = 20% 4 10% 0 0% v a� a No R/ECAP Present Presence of a R/ECAP by Tract No R/ECAP Present ■ Lower ■ Moderate a Above Moderate ■ Town Acreage Racially Concentrated Areas of Affluence Per HCD's AFFH guidance document, a Racially Concentrated Area of Affluence (RCAA) is an area with a population that is greater than 80 percent White and has a median household income level over $125,000._10 The Town of Los Altos Hills only meets one of those two criteria. The median income of the Town of Los Altos Hills is $250,001. The Town of Los Altos Hills is 60 percent non -Hispanic white and does not meet the RCAA criteria that greater than 80 percent of the population is White. HUD defines Racially Concentrated Areas of Affluence (RCAAs) as areas where the percentage of the population in a tract that is White is over 1.25 times the average percentage of the population that is White in the given Council of Governments (COG) region and median income is 1.5 times higher than the COG or State AMI, whichever is lower. Despite not meeting the HCD definition, Los Altos Hill is a racially concentrated area of affluence compared to the overall State AMI. The Town of Los Altos Hills in its entirety is a racially concentrated area of affluence as shown in Figure 25 per HCDs AFFH data viewer. The figure shows the two census tracts that make up approximately 95 percent of the Town, 117.01 and 117.04, as well as the census tracts with small slivers in the Town and neighboring census tracts. Surrounding jurisdictions also have large portions that are RCAAs. Regionally, almost the entire Bay Area is considered an RCAA. The median income for Santa Clara County as a whole is over $125,000. As is the case in Los Altos Hills as shown in Figure 11, almost the entire Bay Area has a sizeable white 1Ohttps://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf Affirmatively Furthering Fair Housing 104 Resolution 09-23 Page 132 majority in each tract. Much of the surrounding areas are also in the high or highest resource category. Income patterns indicate that the Town of Los Altos Hills is a concentrated area of high incomes and high resource. There is little variation between the two census tracts that make up the Town. To provide a finer level of analysis of key demographics that contribute to the Town's designation as an RCAA, data is shown in Table 43 below by block group. There is still little variation among census block groups in the Town. There is a slightly higher percentage of non-white population in the northern and southern census block groups. Many of the block groups do not have median income provided on the AFFH data viewer site. The Town is including programs A-1 and G-3 on RHNA sites to allow for an increased variety of housing stock and housing mobility in the Town. In coordination with these programs, the Town is including Program F-2: Housing Mobility, which includes allowing multifamily housing within the Town. Providing lower income rental units will attend to the needs of a lower income population. Table 43: Block Group Derno2rraohic1.z GroupCensus Block 117.011 Non -White 38.6% 24.1% $165,662 117.012 38.5% 9.92% N/A 117.013 46.6% 11.4% N/A 177.041 40.2% 14.4% N/A 177.042 42.6% 9.6% $178,083 177.043 40.1% 15.6% N/A Source: AFFH Data Viewer Affirmatively Furthering Fair Housing Resolution 09-23 Page 133 105 LCbA os H➢IS Town of Los,91tos Mills Mousing Element OF CALIFORNIA Figure 25: Regionally Concentrated Areas of Affluence Palo Alto = Los Altos Hills 9. �� C;1iQ3 s i ;1 1 Los Altos - t io5.00 OtherJurisdictions I Census Tract Boun daries 1 Census Tract Boundaries j Racially Concentrated 't Areas of Affluence (RCAA) AC5 (2015 2019) �� Not an RCAA RCAA 1" Unincorporated +; IIID �a =gDM 1 s Racially Concentrated Areas of Affluence Source: HCD AFFH Data Viewer Affirmatively Furthering Fair Housing Resolution 09-23 - �Mifes N, 0 0.5 1 k, Page 134 106 LC111.T E1W;i e + L,osAttos Aills Aousing Element CALIF 0RNI,1 Disparities in Access to Opportunities California Tax Credit Allocation Committee (TCAC) One tool that can be used to analyze disparities in access to opportunities is the California Tax Credit Allocation Committee's (TCAC) Opportunity Area scores. These were prepared by a task force commissioned by TCAC and HCD to identify areas statewide whose economic, educational, and environmental characteristics support positive outcomes for low-income families. The map is updated annually. Opportunity maps are made for three domains: economic, environmental, and education. Each map uses categorical indicators to determine its individual score. A composite score and resource designation combining all three designations is then assigned to each block group. To determine the final resource category, the top 20 percent of overall scores in a county are labeled as highest resource and the next 20 percent of scores are labeled as high resource. Then, any areas that are considered segregated and that have at least 30 percent of the population living below the federal poverty line are labeled as an area of high segregation and poverty. Any remaining uncategorized areas are evenly divided between moderate resource and low resource areas. Economic indicators include poverty, adult education, employment, job proximity, and median home value. Figure 26 shows the TCAC economic score as overall very positive, with all tracts having a score over 0.75. High economic scores in the Town may be associated with high incomes and high home values. The surrounding tracts have positive economic scores as well. Affirmatively Furthering Fair Housing 107 Resolution 09-23 Page 135 1��/r1aosHILLS r i Ci;L1FORNl.4 Figure 26: TCAC Economic Score, 2021 ' ( E=1 Los Altos Hills Other Jurisdictions 'wivz< TCAC Opportunity Areas 2021 Economic Score (Tract) No Data a < .25 (Less Positive .� Economic Outcome) 25 -Q'—V m .50 .50-75 .75 0.75-0.99 Lcs .Aiv' 1' IlARI Palo Alto G#iSEIDI !rt7? c Unincorporated Santa Clara c9ifAca4-'�r �,rik'fiYhi 41 p TCAC Economic Score, 2021 0 0.5 1 "'°eS q Source: HCD AFFH Data Viewer Education indicators include math and reading proficiencies of fourth graders, high school graduation rates, and the student poverty rate. The Los Altos School District (LASD) serves all of Los Altos Hills, as well as Los Altos, Mountain View, and Palo Alto. As shown in Figure 27, the TCAC education score is overall very positive, with all tracts having a score over 0.75. High education scores in the Town may be associated with high incomes and high tax funding. The surrounding tracts have positive education scores as well. The vast majority of schools in the Los Altos Elementary School District are considered above average based on the Great Schools ratings. The one public school in Los Altos Hills is rated a 9 out of 10. The ratings are based on academics, equity, and the school environment compared to other public schools in the state. Scores throughout the Bay Area are relatively high, with schools in nearby cities like Los Altos and Portola Valley receiving primarily scores of 8 and above. Affirmatively Furthering Fair Housing Resolution 09-23 Page 136 W YS_AIR6IIIl. l",11;IFOR�1:1 Figure 27: TCAC Education Score, 2021 [= Los Altos Hills 'F Other Jurisdictions TCAC Opportunity Areas 2021- Education Score (Tract) i No Data Reg AAM UM <.25 (Less Positive Ika3 Mt -J Education Outcomes) 6a?�Ysrc3 .25-50 .50 r 3etn .50 - .75 0,75-0.99 i °9 xr1� Lt:�i7F1 �il8tllt-y �a3 1491b i ipR r eta ifSC� =fti1 TCAC Education Score 0 0 o5 , N s 1 Source: HCD AFFH Data Viewer The environmental domain utilizes CalEnviroScreen (CES) 4.0 pollution indicators and values. The majority of the Town has below average environmental outcomes, with scores between 0.25 and 0.50. Highest scored environmental threats to the community include groundwater threats, traffic, cleanups, and hazardous waste. The Town being bisected by a highway is likely a contributor to these environmental hazards. Affirmatively Furthering Fair Housing 109 Resolution 09-23 Page 137 115 ALTOS NRdS Tawn of LosAftos Ififfs Mousing rfti CALIFORNIA Figure 28: TCAC Environmental Score, 2021 (IM 001M DM gra AelJlt. , uch. A�Gft : an mo pe ac TCAC Environmental Score Source: HCD AFFH Data Viewer v mtiPs 0 0.5 1 A ry Regionally, the Town has higher environmental outcomes than other cities in the County. A regional map of TCAC environmental scores is shown in Figure 29. The region has varied scores, with better environmental outcomes in the northwest and worst in the northeast. Affirmatively Furthering Fair Housing Resolution 09-23 Page 138 110 C= Los Altos Hills Other Jurisdictions TCAC Opportunity Areas 2021- Environmental Score (Tract) No Data < .2S (less Positive LtWano Environmental -- _mm Outcomes) —' .25 .50 .50 - 75 0.75 - 0,99 ©d .,.. @KQM dak S v mtiPs 0 0.5 1 A ry Regionally, the Town has higher environmental outcomes than other cities in the County. A regional map of TCAC environmental scores is shown in Figure 29. The region has varied scores, with better environmental outcomes in the northwest and worst in the northeast. Affirmatively Furthering Fair Housing Resolution 09-23 Page 138 110 Ips alis llu�sHu�s Ilown 01 Los A W ll CALIFORNIA Figure 29: Regional TCAC Environmental Score, 2021 .� O Los Altos Mdls ��r • s = 8a Region lwkaidins 0 TOpprw ky Areas 7021- Emlanmerta15mre (rad) ;.•,.. ......._ <0.3 (Less N.tl Bn V. rental OU--) - ' enlo Park. .. 1 � �o.zs-g.w f—.o.SC-9.15 \ -'015-0.99 .9t P.I. ..n--.- �? San Jose Palo Alm �f d..,�........ P Valley Hills s t Cu Unincorporated �. GM Mateo Unincorporated Santa Clara I S ra AAIkb G12�� Sei F�3G�Q J CN S F q NpSq C t .Sr I:`:lui Farthslar G. 17 Regional TCAC Environmental Score 0 1 2 4Miles Source: HCD AFFH Data Viewer Affirmatively Furthering Fair Housing 111 Resolution 09-23 Page 139 to A1TOS NEWS Tutun ofLos,41tos Yfiffs Mousing Efement M 7. CALIFORai Composite scores for the Town and RHNA sites by income level are shown in Figure 30. The entire Town scores in the highest resource category. As such, all RHNA sites are in areas designated as highest resource. Figure 30: TCAC Composite Score and RHNA Sites, 2021 Fal � Alra c �o� Altos Hills 4-,in�'oi pcntctl Santa Clara TCAC Composite Scores and RHNA Sites Source: HCD AFFH Data Viewer RHNASites p Los Altos Hills Other Jurisdictions TCAC Opportunity Areas 2021 - Composite Score (Tract) Highest Resource High Resource Moderate Resource © (Rapidly Changing) Moderate Resource Low Resource High Segregation & Poverty Missing/Insufficient Data mm== Miles rN� 0 0.5 1 N As shown in Figure 31, the entire Town is in the highest resource TCAC category. As such, the RHNA sites are all located in highest resource areas and are not expected to have a negative effect on this trend. Affirmatively Furthering Fair Housing Resolution 09-23 Page 140 112 IDSALTOS_ LISwil of Los,4ftos WK, CALIFORNIA Figure 31: TCAC Composite Score Comparison of RHNA Units by Town Acreage 100% 90% v 80% Q 70% 60% 1180 40% Q 30% = 20% 4 10% 0 0% a� a� a Transportation Highest Resource Highest Resource TCAC Composite Score by Census Tract ■ Lower ■ Moderate Above Moderate ■ Town Acreage Access to adequate transportation and a variety of transit options can help illustrate disparities in access to opportunities. The Valley Transit Authority (VTA) serves Santa Clara County, and there is also a commercial shuttle service available from the San Francisco and San Jose airports. Transit routes in the Bay Area are shown in Figure 32. The VTA provides service to Foothill College with bus lines along EI Monte Road, The Foothill College -Mountain View bus route provides a connection to the Mountain View Caltrain station and to the Tasman Light Rail Line. The VTA also provides express service to Foothill College via Interstate 280. There is also some biking infrastructure in the areas surrounding Foothill College. Affirmatively Furthering Fair Housing Resolution 09-23 Page 141 113 L9 —00S HIW fdIIFORfi1:i Figure 32: Transit Route Map, 2022 PV. Alta _=A i FEBRUARY 14, 2022 Stanford University also has a bus service that serves the Stanford Business Park which directly abuts the northerly Town boundary. One of the bus lines, the Marguerite Shuttle, goes up to Arastradero Road. Affirmatively Furthering Fair Housing 114 Resolution 09-23 Page 142 i, ti Town of GosACtosJ'fiffs.7fousing ECernent ii Figure 33: Marguerite Shuttle Map JOJ Palo Alto Transit Centel',."„(PATC) '< q 9! W 5tanroN SIwOPM • / ola'- /m r Y �i�liMtnVe rt •NF I✓'T” Downtown Palo Alto uw Paws ,a rxn Ptouo Pd �roainon " J/j`'' S DD n9 Center, W .s'I`E �J S Scanford� 11t'nrve or .. •MarguerRe Stop €_ Marguerit®Line AEF Stop m Dumbarton Express Line DB Step p ACTransit Line U Stop Weekdays (excluding univenity holidays) OLiraX QLmeY 't. ). Line AEF LmeC P LmeP r'$SLAC Q Line S Weekdays (including Marten Luther King, Jr. Day and winter campus closure) Research Park Weekdays(includingersity holidays) Haspltal. D rect uO Llne X Express OMedical Center O Line Y Express Daily (-cluefing univenity holidays) A.demk Year —ke(Mid Sept. Mid -June! EM Oak Creek Apartments • P sraa vm. 4L� 46 • ,rs I c to �P lc urn I:. t • - •�Q :te \ 814e.Ped; ', �,.>+ •... � N. A'.:I.. ",� e�,'h. �4. �.: ...0 vitEeiPan �- 280 CalEnviroScreen 4.0 CES is a tool that identifies communities in California that are disproportionately burdened by pollutants. While Figure 28 uses CES 3.0, Figure 34 below uses CES 4.0, which has more recent data, improved calculations, and additional indicators. Factors used to identify communities include ozone, particulate matter, drinking water contaminants, pesticide use, Affirmatively Furthering Fair Housing Resolution 09-23 Page 143 115 lead, diesel particulates, asthma rates, population characteristics, and linguistic isolation. A higher score indicates a higher effect of pollutants for the area. The entirety of Los Altos Hills is below the third CES percentile and is therefore considered to have an extremely low effect of pollutants on the area. The tracts are only slightly above the 3rd percentile when not including population characteristics. The areas surrounding Los Altos Hills have similarly low CES scores. As the entire Town is in the lowest score category of CES, distribution of the RHNA sites will all occur within a low CES score area. The Town adopted a Climate Action Plan in 2021. As a part of Program B-5, the Town will provide incentives to encourage energy efficient projects, including implementation of the identified community measures and actions identified in the 2021 Climate Action Plan. Actions include incentives for electrification and energy efficient buildings, permit streamlining for electrification, a subsidized home electrification assessment, Electric Vehicle Charging Station Permit Streamlining, and Reach Codes. Figure 34: CES Percentile and RHNA Sites, 2021 CES Percentile Scores and RHNA Sites 0 0.5 1 es Source: HCD AFFH Data Viewer N Affirmatively Furthering Fair Housing 116 Resolution 09-23 Page 144 «, RHNA Sites (f \ •- Los Altos Hills ` ~� O Other Jurisdictions Environmental Justice Communities (CalEnviroScreen4.0-Feb v.'`---- 2021 Update) _�- 1-10% (Lowest Scores) n21-30% YL' 11-20% 4' 41-50% Los Atte fio 51-60% 61-70% x�raiz sl 71-80% 31-90% - 91 - 100% (Highest HIS Scores) Palo AltoC- s � . ��' ,Ja Ur,�ncarparated /" Santa Clara , erarJO ]Jiti; r$ CES Percentile Scores and RHNA Sites 0 0.5 1 es Source: HCD AFFH Data Viewer N Affirmatively Furthering Fair Housing 116 Resolution 09-23 Page 144 D'il,ii>illll: ld;iFI1fISl1 As shown in Figure 35, the entire Town is in 0-10 CES percentile. As such, the RHNA sites are all located in areas with the lowest CES scores and are not expected to have a negative effect on this trend. Figure 35: CalEnviroScreen Percentile Scores Comparison of RHNA Units by Town Acreage v 100% 90% v v 80% ¢ 3 70% �° 60% 0 50% 40% 30% = 20% — 10% 0 0% i C) CL Findings 0-10 CalEnviroScreen Percentile by Tract 0-10 # Lower ■ Moderate Above Moderate ■ Town Acreage Trends in the access to opportunities analysis show that the Town largely has good access to opportunities throughout. All of the Town is classified as highest resource, despite the low -scoring environmental opportunity scores. As all of the Town is classified as highest resource, all RHNA sites are in highest -resource areas, ensuring that future housing will result in access to opportunities for households at all income levels. The Town is including a number of programs to address the results of the access to opportunities analysis. This includes Program A-1 which includes adopting a multifamily housing overlay zone. Disproportionate Housing Needs Substandard Housing Disproportionate housing needs are determined by finding trends in housing problems in the population by race, household size, or household age. A household is considered substandard or having a housing problem if it has one or more of the following housing problems: • Housing unit lacks complete kitchen facilities ■ Housing unit lacks complete plumbing facilities Affirmatively Furthering Fair Housing Resolution 09-23 Page 145 117 Town of LosAftosYfiffsYfousing Element ■ Housing unit is overcrowded ■ Household is cost burdened Figure 36 and Figure 37 show a comparison of housing problems and cost burdens as they relate to race, age, and housing size. A large household is a household with three or more children, but it is also often calculated as a household with five or more people. Large and elderly households are often more likely to experience housing problems. Note that there are no Native American households in the Town so no data is shown. There are no Pacific Islander or Hispanic rental households in the Town, so no data is shown. There are 15 Black owner occupied and no Black renter occupied households in the Town; no Black households have any housing problems in the Town, so no bar is shown. There are 84 Hispanic owner occupied households in the Town, and none experience any housing problems or cost burden. Figure 36: Housing Problems by Tenure and Race/Elderly/Housing Size, 2018 100% 90% 80% 70% 60% S � \ 50% N 40% ` 4 30% 20% 10°l0 0/o o !4 White Black Asian Nat Am Pac Hispanic Elderly Large Islander ■ Owner -Occupied Renter -Occupied x Santa Clara County Source: HUD CHAS Data, 2018 Figure 37 shows a comparison of cost burden as it relates to race, age, and housing size. Cost burden is when a household spends more than 30 percent of its monthly income on housing costs like rent, mortgage, or utilities. Large households have more costs to support more people and may experience cost burden or no excess of funds to amend housing problems. Elderly households may be on a fixed income in a home bought before retirement, which affects excess funds necessary for housing maintenance. Affirmatively Furthering Fair Housing Resolution 09-23 Page 146 118 M ALTOS llo,wn • • M CALIFORNIA Figure 37: Cost Burden by Tenure and Race/Elderly/Housing Size, 2018 100% 90% 80% 70% 60% 50% I ` N ° \ 30% I \ y \ IN\ \\ 20% N1 \� \\ \\ \� \\ 10% \\ \\ \1 \S �'\ tiff \\ �� \ �� � \\ �� S S ■ \\ \\ White Black Asian Nat Am Pac Hispanic Elderly Large All Islander ■ Owner -Occupied Renter -Occupied sZ Santa Clara County Source: HUD CHAS Data, 2018 Per Figure 38, there are no concentrated areas of cost -burdened owners. Over time, cost burden for homeowners has decreased throughout the Town. As shown in Figure 39, overpayment by renters has decreased south of the highway, and increased north of the highway over time. As renter -occupied households only make up 8.5 percent of the households in Los Altos Hills, the distribution may be relatively arbitrary. Los Altos Hills has a lower rate of cost burden than the County among both renter and owner households. In Los Altos Hills 20.8 percent of renters are cost burdened compared to, 43.3 percent of renters are cost burdened countywide. Figure 38: Overpayment by Owners, 2014 and 2019 C3 AIMS HJIS . , -. O Las AIOos WIN 1 l � rF+*cnvreat M Harr oKrorr� M Home unto-uLsa-acs �+ 1 a.+xn iw�-.m9�-acs c.LM.I TI -1 zox � :zaw sF �a-eaz i g r Zn -.0% .4016,60% rlf/ Overpayment by Home Owners, 2010 - 2014 a c5 "~ , Overpayment by Home Owners, 2015 - 2019 Source: HCD AFFH Data Viewer Affirmatively Furthering Fair Housing Resolution 09-23 Page 147 119 �, 7ozcra of Los IftosYfiffsYfousiucg Efemeut1 11110111111 1 Figure 39: Overpayment by Renters, 2014 and 2019 QLosA Hdk 0 Olhei k—tOk- UIP4m by Ne" {1035M A^ I- 7 u' -J Overpayment by Renters, 2010 - 2014 ;.:5 ""° j. Overpayment by Renters, 2015 - 2014 -"" Source: HCD AFFH Data Viewer Overcrowding A household is considered overcrowded when there is more than one person per room, including living and dining rooms but excluding bathrooms and kitchens. There is no concentration of overcrowding in the Town of Los Altos Hills, and overcrowding is not a prominent issue in the Town. Town -wide, only 9 households experience overcrowding, or 0.3 percent of the population. All households experiencing overcrowding are renter households. Regionally, overcrowding is not a predominant issue, with 8 percent of households experiencing overcrowding, with the nearest concentration of overcrowded households being in Mountain View. Affirmatively Furthering Fair Housing 120 Resolution 09-23 Page 148 is ALTOS lu Town 1Los Altos1 YET" CALIFORNIA Figure 40: Overcrowded Households, 2010 - ,s d Los Altos Hills ;- - !; •;M Other Jurisdictions Overcrowded Households r� - CHHB- (Tract) EMIGM <_8.2% (Statewide �- Average) <12% i 515 11GID AMDM - M„:rt:i Gru 120% Gu-ar�nza F3 �, _ 59 � 1 D Overcrowded Households 0v0=1 s �, Source: HCD AFFH Data Viewer Table 44: Overcrowding, 2020 Overcrowded Percent of Overcrowded Percent of Overcrowded Percent of Households Households Households Households Households Households Owner Renter Total i Los Altos Santa Clara County Source: US Census Bureau (2016-2020). Table B25014 American Community Survey 5 -year estimates. Homelessness Santa Clara County conducts a biannual homeless census and survey to collect information on individuals and families sleeping in emergency shelters and transitional housing, as well Affirmatively Furthering Fair Housing Resolution 09-23 121 Page 149 IRS killpg;(6 l lli i MOTZ (ALIF1)RV11 as people sleeping on the streets, in cars, in abandoned properties, or in other places not meant for human habitation. The Town of Los Altos Hills was found to have two unsheltered individuals in this count, and no sheltered individuals, as shown in Table 45. It is estimated that there are no longer any unsheltered homeless individuals in the Town, and therefore no spatial concentrations or trends of homelessness. The Community Services Agency provides help finding affordable housing, navigating community resources and programs, and paying for first month's housing costs for homeless individuals in Los Altos Hills. The Town has a much lower homeless population overall than the rest of the region. Table 45: Regional Point in Time Count. 2019 PopulationHomeless Los Altos Hills 0 2 2 Campbell 0 74 74 Cupertino 0 159 159 Gilroy 359 345 704 Los Altos 0 76 76 Los Gatos 0 16 16 Milpitas 0 125 125 Monte Sereno 0 0 0 Morgan Hill 0 114 114 Mountain View 32 574 606 Palo Alto 14 299 313 San Jose 980 5,117 6,097 Santa Clara 62 264 326 Saratoga 0 10 10 Sunnyvale 147 477 624 Source: 2019 Santa Clara County Homeless Census and Survey. Affirmatively Furthering Fair Housing Resolution 09-23 Page 150 122 Tawn ofGos,41tosIfiffsYfousing ECement 1 Displacement The Urban Displacement Project at University of California, Berkeley developed a map of communities where residents may be particularly vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing cost; these are known as sensitive communities-" Sensitive communities are defined based on the following set of criteria: ■ The share of very low-income residents is above 20 percent. ■ The tract must also meet two of the following criteria: o The share of renters is above 40 percent. o The share of people of color is above 50 percent. o The share of very low-income households (50 percent AMI or below) that are severely rent burdened is above the county median. o They or areas in close proximity have been experiencing displacement pressures. Displacement pressure is defined as: ■ The percentage change in rent above county median for rent increases OR ■ The difference between tract median rent and median rent for surrounding tracts above median for all tracts in county (rent gap). There are no areas in the Town vulnerable to displacement identified by the Urban Displacement Project. In general, the Town is attemptingto meet its RHNA without displacing existing residents. Therefore, the Town's RHNA strategy is not anticipated to exacerbate risk of displacement. Instead, it is expected to minimize displacement by providing new housing opportunities for all income levels. Fi difig The analysis of disproportionate housing needs shows similar trends to the access to opportunities and integration and segregation analysis. There are no concentrations of populations with more problems or risks. Therefore, RHNA sites are not in areas with concentrated disproportionate housing needs. The Town is including a number of programs to help address disproportionate need, including programs A-6 Inclusionary Housing Ordinance, B-4 Objective Standards, and F-1 Place -Base Community Improvements. " University of California, Berkeley, Sensitive Communities Project, https://www.sensitivecommunities.org/. Affirmatively Furthering Fair Housing Resolution 09-23 Page 151 123 76,wtl of LOS 4ftos .Miffs Yfousing Efem.ent 1'- l Other Contributing Factors Historic Land Use Practices The Town of Los Altos Hills was incorporated in 1956, at a population of 2,500. It is about 9 square miles. The Town was incorporated with the intentto maintain a rural -residential land use pattern. The Town has a minimum lot size of 1 acre, and multi -family uses are not allowed anywhere in the Town, although duplexes are permitted by right on most properties through Senate Bill 9 (SB 9) and the Town's SB 9 Ordinance. The one -acre parcel size along with the rapid increase in home values over the past 40 years has resulted in some of the most expensive property values in the country. Additionally, the only housing allowed other than single-family residential, are ADLls and SB 9 units. No commercial or industrial uses are allowed in the Town, but there are several public and institutional uses allowed on parcels for educational, public, and religious uses. Historic Use of Racial Covenants After the 1917 Supreme Court decision found that explicitly racial zoning was illegal, many communities began practice of adopting large lot/low-density zoning. 12 This zoning made land and housing more expensive and created new barriers and increased levels of segregation based on income that perpetuated similar racial impacts. These zoning and land use patterns limit housing availability and choice and have created patterns of segregation, and significant gaps in access to resources and opportunity that persist today._13. 14 The Town has a historic use of racial covenants placed on several properties. Racially restrictive covenants and property deed restrictions were popular in the 1920s. They prohibited the sale or rental of housing to persons based on race, ethnicity, country of origin or religion. They remained legal and common practice until the 1948 Supreme Court decision, Shelley v. Kraemer, declaring the government enforcement of racially based restrictive covenants illegal. However, the Court found that the covenants themselves were not invalid, thus allowing private parties to continue to voluntarily adhere to the restrictions. The presence remained a significant signal and deterrent to fair housing. However, many 12 Buchanan vs. Warley. 13 Trounstine, Jessica. Segregation by Design (2018). Chapter 4, Engineering Enclaves: How Local Governments Produce Segregation. 14 Rothstein, Richard. The Color of Law (2017). Chapter 3, Racial Zoning. Affirmatively Furthering Fair Housing Resolution 09-23 Page 152 124 Tawn of Gos,4ftos 9fiffs 9fousing Efemen t such covenants were common across the Bay Area and Santa Clara County and some still exist in official property deeds.-`,-` Multiple respondents in the survey noted that they were aware of a racial covenant on their property. Many property documents containing a racial covenant also include a disclaimer that the racial covenant is no longer applicable, but they are still in the written document, nonetheless. This exclusion of non-White populations prevented generational homeownership in the Town. As housing costs continue to rise, current homeowners in the focus groups expressed that they would be unable to purchase their home today if they had not purchased it decades before. Though no longer in effect, that these covenants have lasting impact on the racial and ethnic makeup of the Town. However, the effect of the racial covenants has diminished with time, and the Town has gone from 98 percent White in 1970 to 60 percent White in 2020. The increasing diversity of the Town indicates that impacts of racial covenants are waning and the primary factors limiting housing mobility and choice in the Town currently are household wealth, low density zoning, and high housing costs. Community Opposition to Housing Development A portion of Town identity is steeped in maintaining the rural -residential character of the Town. This identity contributes to the lack of commercial and multi -family zoning in the Town. This can manifest itself in community opposition to new development. A portion of survey responses illustrated this opposition to new housing developments, as respondents indicated the desire to for the Town to preserve its "rural -residential" character. However, the majority of community members contacted in focus groups and who responded to the survey showed an interest in more affordable or multifamily housing being made available in specific areas of the Town (many suggested at Foothill College) in order to provide housing that future generations may be able to afford. Historic and contemporary attitudes of opposition to new housing development which may have made it difficult to develop multifamily projects. The Town is addressing this by creating an overlay zone to accommodate for multi -family developments, through Program A-1. Lending Patterns Table 46 displays the disposition of conventional home purchase loan applications by race for the years 2018 and 2019. In the Town, non -Hispanic White and non -Hispanic Asian/Asian Pacific Islanders have the most applications denied. The acceptance rate is relatively 15 Rothstein, Richard. The Color of Law (2017). Chapter 5, Private Agreements, Government Enforcement, 16 Schafran, Alex. The Road to Resegregation (2018), page 159. Affirmatively Furthering Fair Housing Resolution 09-23 Page 153 125 1„ Town ofLosAltosIfills9fousing Element ,-- 1' consistent across racial groups and does not indicate the presence of racial discrimination in lending patterns in the Town. Table 46: Mortgage Applications and Acceptance by Race, 2018-19 Application.. tc- approved Application withdrawn File closed for Loan GroupRacial/Eth . applicant,06-,accepted American Indian or Alaska Native, Non- 0 0% 0 0% 0 0% 0 0% 0 0% Hispanic Asian / API, Non -Hispanic 4 3% 26 19% 20 15% 5 4% 79 59% Black or African American, Non- 1 33% 0 0% 0 0% 0 0% 2 67% Hispanic White, Non -Hispanic 4 2% 32 19% 26 15% 6 3% 104 60% Hispanic or Latinx 1 12% 1 12% 1 12% 1 12% 4 50% Unknown 4 4% 14 14% 14 14% 4 4% 63 64% Totals 14 1 3% 73 18% 61 15% 16 4% 252 61% Source: Federal Financial Institutions Examination Council's Home Mortgage Disclosure Act loan/application register files Affirmatively Furthering Fair Housing 126 Resolution 09-23 Page 154 IL6 ALT061➢L1S I, G9L1FI)R\l:i Fair Housing Issues, Contributing Factors, and Meaningful Action Table 47 displays the identified fair housing issues, contributing factors, relative priority, and meaningful actions drawn from the analysis of fair housing. Higher priority is given to factors that limit fair housing choice and/or negatively impact fair housing, per Government Code Section 65583(c)(10)(A)(iv). Table 48 provides a detailed overview of actions included in Housing Element Programs that are aimed at affirmatively furthering fair housing. The table separates the actions by their identified fair housing issue and priority level. It provides an overview of each specific commitment, timeline, a geographic targeting, and metric for each program. Table 47: Contributing Factors Identified Fair Housing Issue Contributing Factor Action Priority • Program D-3: Landlord - Tenant Mediation • Program E-1: Fair Housing • Lack of widely Education and Counseling Outreach publicized housing • Program F-3: Fair Housing Low information Outreach and Enforcement • Program G-1: Housing Information • History of racial . Program A-6: Inclusionary Integration and covenants Housing Ordinance Segregation Concentrated wealth in • Program F-3: Fair Housing Moderate the Town as compared Outreach and to the region Enforcement • Program A-6: Inclusionary Housing Ordinance • Program E-7: Senior • Lack of affordable or Center Funding Disproportionate any multifamily • Program F-6: Participation High Housing Needs housing/diverse in Regional Housing housing stock Mobility Efforts • Program G-3: Source of Income Protection / Housing Mobility Access to Lack of affordable or • Program A-1: Multifamily High Opportunity any multifamily Zone District Affirmatively Furthering Fair Housing 127 Resolution 09-23 Page 155 housing/diverse housing stock • Local land use practices/historical zoning policies • Program A-6: Manufactured Home Streamlining • Program F-3: Town Affordable Rental Unit Registry • Program F-6: Participation in Regional Housing Mobility Efforts • Program G-3: Source of Income Protection J Housing Mobility Affirmatively Furthering Fair Housing 128 Resolution 09-23 Page 156 O v v tv bio N t � Ln Ln � Ln O roc � 0 0 0 00 Ln N N C: w D U 0 c a) u 0 bA L c C a1 � Q a) m ru Ln .fB -O — 'Z, W O Q 2 LA C r6 F O C E -c E 0 U M U c c 3 0 0 4! bA > O ro bQ 7 to i 'VI .S i O 0� U N 7 C N H a) v N v .�^ -O ro O ro T E .W N •Q r6 YO bA a) _N .-s C u_ .0 C ,, u '-' O E Y W w 0 .L O L ` ro O in U vi 0 'N +�•' cr N C rp C L O N u a) L U C Ln L O -0 .0 C)- O bA 0 a.+ r? 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Such constraints should be addressed to provide new housing, particularly multi -family and affordable housing. Some constraints may be minor enough that market conditions are able to easily overcome problematic situations. Other types of constraints can be significant enough to discourage development altogether. Constraints fall into two general categories: governmental constraints and nongovernmental constraints. Governmental Constraints Governmental constraints can limit or deter the operations of the public, private, and nonprofit housing development sectors, making it difficult to meet the demand for housing and limiting supply in a region. Such constraints can result in limited access to housing mobility and housing choice and prevent lower-income segments of the population from having adequate housing opportunities. Governmental constraints may include, but are not limited to, land use controls, development standards, local procedures and processing times, and permitting fees. In Los Altos Hills, governmental constraints include General Plan Land Use designations, zoning code provisions, enforcement requirements, processing and permit procedures, fees, and on-site and off-site improvement requirements. These constraints are discussed in this section. Constraints on Housing 136 Resolution 09-23 Page 164 Aiao taus Me! CALIFORNIA Land Use Controls General Plan Land Use Diagram Adopted in 2008, the Town of Los Altos Hills General Plan is a comprehensive, long-range general policy document that establishes the overall character and development patterns of Constraints on Housing 137 Resolution 09-23 Page 165 Mown ofLos.AftosYfiffsYfousing Element the community. The Land Use Element of the General Plan provides a clear vision and intent to maintain the semirural character of the community. There is one residential designation and four nonresidential designations in the Los Altos Hills Land Use Plan. The land use designations include the following: ■ Residential (R): One primary single-family dwelling is allowed per parcel. In addition, one Accessory Dwelling Unit (ADU), one Senate Bill 9 (SB 9) unit, and a Junior Accessory Dwelling Unit (JADU) are all permitted by right. The Town adopted an Accessory Dwelling Unit (ADU) Ordinance in 2020 and a Senate Bill 9 Urgency Ordinance in 2021 to be consistent with the new requirements under state law allowing multiple units on residential lots. Agricultural activities and conditional uses such as religious facilities and schools may also be allowed. The Residential designation accounts for 93 percent of the total land use in Los Altos Hills. ■ Institutional (1): This designation identifies academic, governmental, and community service uses and lands that are either publicly owned or operated by nonprofit organizations. Institutional land uses account for 2.7 percent of the total land use in Los Altos Hills. ■ Open Space Preserve (OSP): This designation is applied to undeveloped natural areas that provide wildlife habitat, scenic views, and opportunities for nature study and low - impact outdoor recreation such as hiking and horseback riding. The primary purpose of this designation is the preservation and enhancement of the natural state of the land and its plants and animals. Allowable development includes paths and trails, informational signs, restrooms, open fencing, parking for the use of open space and Public Recreation Areas (see designation below), and other incidental uses that are consistent with the protection of open space and the enjoyment of low -impact outdoor recreation. Open Space Preserve areas account for 3 percent of the total land use in Los Altos Hills. ■ Public Recreation Area (RA -PB): This designation identifies publicly owned open space lands used primarily for recreation. Development related to recreation is allowed. Public Recreation Areas account for 0.3 percent of the total land use in Los Altos Hills. ■ Private Recreation Area (RA -PR): This designation identifies privately owned lands used primarily for recreation. Development related to recreation is allowed. Private Recreation Areas account for 0.9 percent of the total land use in Los Altos Hills. The Land Use Element creates constraints on housing production by limiting the densities for residential uses in the Town to one dwelling unit per parcel (irrespective of ADUs, JADUs and SB 9 units) and prohibits the Town from permitting multi -family housing projects. Constraints on Housing 138 Resolution 09-23 Page 166 C.1llfii[;lI1 However, the Town is actively addressing this limitation and seeking to meet its RHNA by creating an overlay zone to allow for multi-family uses. Zoning Ordinance The Zoning Ordinance, Title 10 Zoning and Site Development of the Los Altos Hills Municipal Code, is the primary tool for implementing the land use designations assigned in the General Plan. The Zoning Code contains detailed development standards, land use regulations, and procedures to guide the growth of the Town in an orderly manner and preserve the health and safety of Town residents and improvements, as well as to protectthe open and semirural residential character of the community. The code directly shapes the form and intensity of residential development by providing controls over land use, density, building heights, lot coverage, and floor area ratios, which regulate the bulk and mass of buildings on a site. While necessary to preserve the high quality of life in Los Altos Hills, the development standards contained in the Zoning Code limit densities and control building form and are potential constraints on new housing production. Residential land uses are regulated through the creation of one residential zone district. This zone establishes Los Altos Hills as a transition area between the urbanized mid-peninsula and the open coastal mountain range. The residential land use zone description is as follows: ■ Residential -Agricultural District (R -A) - The primary uses allowed are primary dwellings and agriculture operations, with a minimum lot size of 1 acre, although recent changes to State law (SB 9) now allow for the subdivision of most existing parcels in the Town into two lots through a ministerial approval process. Additional dwellings are also permitted by right, including ADUs, JADUs, and SB 9 units. All dwelling types may be custom built, or factory built, and objective design standards are applied to all ADUs and SB 9 dwelling units. Larger lot minimums may be imposed if it is determined that steep slopes (greater than 30 percent) exist on the land or other environmental constraints, such as creek corridors, wildlife habitat and heritage oak trees, dictate a larger lot to ensure environmental protection, avoidance of naturally occurring or man-made hazards, and/or implementation of the Town's General Plan. Additionally, accessory uses, including home occupations, child daycare homes, private stables, pools, tennis courts, greenhouses, workshops, antennas and dish antennas, ADUs, transitional housing, emergency shelters, and temporary trailer coaches are also permitted in the R -A zone. In particular, emergency shelters as an accessory use are permitted without discretionary action and do not require a conditional use or other discretionary permit. Conditional uses are allowed subject to regulations and the City Council approval. Conditional uses include public libraries, churches, recreation facilities, temporary house trailers, public and private schools, public utility, and services uses, fire and police stations, Town facilities, and commercial stables. Constraints on Housing 139 Resolution 09-23 Page 167 LC6 aL1�6 HILLS}TILLS CALIFORNIA The land use controls and development standards for the residential districts are presented in Table 49, below. The R -A zone district creates an actual constraint on housing by prohibiting multi -family development, as well as requiring a minimum lot area of 1 acre. While the combined effect of the Town's development standards creates constraints on housing production, the Town has still approved housing development projects at varied income levels in the form of ADUs. As part of Program A-1, the Town will amend the code with the creation of an overlay zone to accommodate multi -family housing. Table 49: Town of Los Altos Hills, Residential Zone Standards Minimum Lot Size The Zoning Code specifies a minimum lot size for the single residential zone as being no less than 43,560 square feet (1 acre). Each lot shall contain a circle having a diameter of 160 feet inscribed totally within its net area. The 1 -acre minimum lot size may prevent development on smaller lots otherwise suitable for housing, creating a potential constraint. Despite the minimum lot size, there are approximately 500 lots that are smaller than one acre in the Town. (See Appendix A: Lots < 1 Acre Subject to CDP) The Town has approved new homes and other accessory uses on eight lots between 2015-2022 through its CDP process. This includes new residences on lots that are 0.9, 0.42, and 0.963 acres in size. ADUs and SB9 units are allowed on lots less than one acre in size. The Town will address the constraints created by its minimum lot size by establishing a new multi -family overlay zone with a smaller minimum lot size as a part of Program A-1. This will create opportunities for a variety of housing and densities in the Town and allow for an increased variety of housing types. Height Limits The Town has a maximum building height of 27 feet, 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. This 32 -foot height limit does not limit the ability to achieve the maximum density in the R -A zone, which has a density of 1 unit per acre, and is not a constraint for building lower -density Constraints on Housing Resolution 09-23 Page 168 140 L(Eti{I,li�SiilLl; 1.lEORVI multi -family or affordable housing for densities up to 20 dwelling units per acre but would likely be a constraint for densities greater than 20 dwelling units per acre. The Town also has a special height limitation that states no structure shall exceed a height of 35 feet. The Town will address the potential constraints created by building height through its creation of an overlay zone, which will amend the Zoning Ordinance to ensure development standards like height limits do not inhibit the development of multifamily housing in multi -family zones. Setbacks All residential zones have setbacks, which are the minimum distances between a structure and a lot line. Setbacks in Los Altos Hills are compatible with the Town's semi -rural character and lot size with 40 -foot from setbacks from a road right-of-way or vehicular access easement, and 30 -foot side and rear setbacks from the property line. ADUs and SB 9 units are permitted with a minimum 4 -foot side and rear setback if the structures are 800 square feet or less. The setbacks are not a constraint that limit the development of single-family housing in the Town. While all setbacks reduce the amount of land that is developable on a site, the setbacks do not constrain projects from reaching the maximum density in the R -A zone but will be a constraint for building multi -family or affordable housing. As such, the Town will ensure that the new multi -family zone will not have setbacks that inhibit reaching the maximum density allowed by the zoning and general plan. Maximum Development Area The maximum development area (MDA) of a lot is that portion of a lot that may be developed with buildings and impervious surfaces (i.e., lot coverage), and which requires that the balance of the lot area be retained in an undeveloped or natural state. The MDA is based upon a relationship between the average slope of the lot and the lot's net area. Within the context of the MDA, development includes the floor area of all primary and accessory dwelling units, other detached buildings, parking areas, patios, decks, walkways, swimming pools, tennis courts, etc. The MDA is typically 15,000 square feet on a relatively flat, 1 -acre lot. The Town also allows development area credit of up to 50% of the surface area for the use of permeable materials. The Town will address the constraints created by its MDA with the Program A-1, which will have objective development standards that facilitate and promote multi -family development and allow for a greater MDA to accommodate multiple units on a property. According to community outreach, the MDA formula is complex and challenging to navigate. This poses an additional development constraint for anyone wanting to build on their property. The Town will address the constraints created bythe MDAformula with the Permit Streamlining and Objective Development Standards Programs (B-1, B-4). These programs will establish and implement expedited permit processing for affordable housing projects, including projects that qualify for density bonuses as well as amend the Zoning Ordinance Constraints on Housing Resolution 09-23 Page 169 141 ii S I,li;S l(IL! To wn of L os, 4 ft os Yfiffs Yfo f.If.iFiiRVl3 and Design Review Board handbooks to ensure development standards, design guidelines, and findings are objective, promote certainty in the planning and approval process. Maximum Floor Area The maximum floor area (MFA) is the maximum amount of floor area (building area, including each floor of a structure (basements not included), plus garages, carports, and other accessory structures) that 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. The MFA is typically 6,000 square feet on a relatively flat, 1-acre lot, which results in a Floor Area Ratio (FAR) of 0.138 (13.8% lot coverage) which is low for residential development and but not a constraint for single family residential. This would be a significant constraint for multi-family development. The Town will address the constraints created by its MFA with Objective Development Standards Program (B-4), which will amend the Zoning Ordinance to ensure development standards like MFA do not inhibit the development of multifamily housing and allow for a greater MFA to accommodate multiple units on a property. Lot unit Factor The Lot Unit Factor (LUF) is calculated by dividing the net area in acres of the parcel by the minimum average lot size that would be required for a parcel of average slope equal to that of the subject parcel, as determined by the following formula: ■ For lots or parcels where the average slope is less than ten (10) percent, the LUF is equal to the net area of the lot or parcel. ■ For lots or parcels with average slopes between ten (10) percent and fifty-five (55) percent, then: LUF = An [1-0.02143(S-10)] The LUF and MFA work in concert to determine the development potential of a parcel in Los Altos Hills. This calculation has found to be complicated and subjective per community input. This method for calculating floor area differs from neighboring jurisdictions and deters developers from becoming familiar with the formula and process resulting in a lack of housing development. Program B-14 Program will provide a simplified worksheet for LUF calculations for single family homes and configure a simple formula for lot area calculations for multifamily projects. This will help streamline and accelerate housing production by mitigating a potential constraint. The Town has created an online interactive LUF, MDA and MFA calculation form and posted it on the Town's website. This allows the public to more easily understand the Lot Unit Factor and works to minimize any constraint it may pose to development. There are additional development standards and requirements for Estate homes, which are buildings with a floor area totaling 10,000 square feet or greater, as set forth in Section 10 - Constraints on Housing 142 Resolution 09-23 Page 170 1.202 of the Town Municipal Code. Additionally, the setback standards increase with the size of Estate homes, as shown in Table 50. The setbacks are not a constraint that limit the development of estate single-family housing in the Town. While all setbacks reduce the amount of land that is developable on a site, the setbacks do not constrain projects from reaching the maximum density in the R -A zone. Table 50: Estate Homes Setbacks Size of Building Setback Requirements for Estate - ------ Front Homes Sides and Rear 14,000-15,999 scl ft .111 "# scl ft 000 . ft Parking High parking requirements can reduce the potential land available for development and increase the cost of development. The provision of parking does not pose a significant cost for development in Los Altos Hills for the R -A zone due to the large minimum lot size. These standards for the R -A zone are summarized in Table 51 below. While these standards do not act as constraints in the R -A zone, requirements for four off-street parking spaces would potentially constrain multi -family development. By creating an overlay zone, the town will adopt much lower minimum parking standards for the future multi -family areas. Table 51; Parkin.�z Requirements Each primary dwelling shall provide surfaced off-street parking Single -Family Residential facilities for a minimum of 4 cars, including a minimum of 2 covered parking spaces for each new primary dwelling. ADUs and SB 9 Units 1 1 parking space per unit Cumulative Effect of Development Standards The cumulative effect of the development standards will not likely constrain the ability for developers to achieve densities on site development, which shows the Town has permissive standards for development of the R -A residential zone. However due to the R -A zone being the only residential zone, Los Altos Hills does not allow for a range of housing types and densities other than primary dwellings, ADUs and SB 9 detached units or duplexes. The Zoning Ordinance includes provisions to preserve existing housing and prohibit multi -family Constraints on Housing 143 Resolution 09-23 Page 171 LiiSIIIL;;� Town 1L rG`T"P`r� a?.I FOIi'i I1 housing. There are opportunities to better facilitate new housing at higher densities by creating a new zoning designation that allows multi -family development. The Town will address the constraints created by some of the residential development standards with the Overlay Zone and Objective Standards Programs (A -1,B-4) to accommodate the 6th Cycle RHNA within three years of Housing Element adoption, or earlier as required by state law. Density Bonus The state legislature passed density bonus laws in 2018 and 2021. The Town will incorporate these provisions by amending the zoning ordinance to update density bonuses to meet current state requirements (Assembly Bill [AB] 2345, Senate Bill [SB] 1763, SB 1227) with the Density Bonus Updates Program (B-3). Other Local Ordinances The Town does not have any other locally adopted ordinances that directly impact the cost and supply of residential development. The Town has no growth control measures. Short- term rentals are allowed in the Town and are required to obtain a Short Term Rental Permit. There is currently one unit registered as a short-term rental. As there is only one unit that is a registered shortterm rental unit, shortterm rentals do not constitute a constrain on housing supply or residential development in the Town. The Town is studying and adopting an inclusionary housing ordinance as a part of Program A-6. The Program includes conducting an inclusionary zoning feasibility study to identify appropriate inclusionary requirements that will not constrain housing production. The inclusionary requirements will reserve up to 15 percent of the total units for lower- and moderate -income households. The inclusionary requirements will be created in a manner that ensures they do not constrain the development or supply of housing. Providing for a Variety of Housing Types Housing Element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of a variety of housing types for all economic segments of the population. This includes transitional and supportive housing, emergency shelters, low barrier navigation centers, multi -family rental housing, mobile home parks, manufactured housing, accessory dwelling units, and SB 9 units. Accessory Dwelling Units Accessory dwelling units (ADUs) offer additional opportunities to provide housing for people of all ages and economic levels. ADUs may be an alternative source of affordable housing for lower-income and senior households. The Town allows and regulates ADUs and junior ADUs aADU) in Title 10, Chapter 1, Article 14 of the Municipal Code. ADUs are permitted by right and reviewed ministerially, up to 800 square feet of floor area is exempt from the Town's Constraints on Housing 144 Resolution 09-23 Page 172 MFA and MDA standards, an ADU can be up to 1,200 square feet in area, and only one parking space is required. The Town recently completed an ADU ordinance update, sent it to the State for review, and is in compliance with current state ADU law. HCD provided its review and recommendations to Los Altos Hills by letter dated August 5, 2020. Staff presented an amended ordinance that incorporated HCD's recommendations to City Council on August 20, 2020. The ordinance was most recently adopted on September 17, 2020. Due to the average large lot sizes in Town, there are generally no siting constraints on most properties. ADUs have been well received in the community and over the past three years, the Town has averaged over 20 ADUs per year. The Town will continue to encourage the development of ADUs to meet affordable housing options for residents. Senate Bill 9 (SB 9) Dwelling Units The Town adopted an Urgency Ordinance in 2021 (Title 10, Chapter 1, Article 15 of the Municipal Code) for the orderly subdivision and development of qualified SB 9 projects while ensuring that the new units are consistent with the semirural character of the Town and do not create any significant impacts with regards to public infrastructure or public safety. The regulations are established to implement the requirements under California Government Code Sections 65852.21 and 66411.7. The following objective standards and regulations apply to all new SB 9 developments on a parcel that is not being subdivided: a) The following development is permitted on the parcel: a. a primary dwelling unit and up to two SB 9 units; b. an ADU; and c. a JADU d. No more than three detached dwelling units are permitted on the parcel. b) The maximum floor area (MFA) and maximum development area (MDA) permitted on the parcel shall be determined through the lot unit factor (LUF) number as defined in Section 10-1.202 of the Municipal Code, excepting that 800 square feet of additional floor area and development area beyond the MFA/MDA is permitted for an ADU and 800 square feet of additional MFA/MDA is permitted for an SB 9 unit that is not the primary dwelling. c) The MFA of an SB 9 unit shall be 800 square feet. Basements and bunkers are not permitted. d) The minimum setback for any new SB 9 dwelling unit shall be 40 feet from the front parcel line and 4 feet from the side and rear parcel lines. a. Exception: No setback is required for a new SB 9 dwelling unit constructed in the same location as an existing structure on the parcel. Constraints on Housing 145 Resolution 09-23 Page 173 b. Incentive: If the SB 9 dwelling unit meets the 40 -foot front yard and 30 -foot side and rearyard setbacks, the MFA can be up to 1,600 square feetwhere 800 square feet is included in the MFA calculated pursuant to subsection (b) above (basement or bunker not permitted). The parcel owner utilizing this incentive shall record a deed restriction in a form approved by the Town's Attorney's Office stipulating that no further subdivision of the parcel is permitted. e) The maximum height of the SB 9 dwelling unit shall be 16 feet. f) One uncovered parking space, located a minimum of 40 feet from the front parcel line and 30 feet from the side and rear parcel lines, is required for each dwelling unit, except as provided in Section 10-1.1403(g)(3) of the Municipal Code or California Government Code Section 65852.21(c)(1)(A)(B). The parking space shall be at least 10 feet wide by 20 feet deep. g) Driveway access to all new units shall be compliant with the Santa Clara County Fire Department standard details and specifications for driveways and turnarounds. h) The owner shall sign and record an affidavit placing a covenant that will run with the parcel to confirm that the owner will reside in either the primary dwelling unit or an SB 9 unit on the parcel for three years from the issuance of an SB 9 dwelling unit's Certificate of Occupancy and closing of all construction permits pertaining to the parcel. i) All newly created dwelling units shall be connected to public sewer or provide a private wastewater system that is fully contained within the parcel boundaries. j) All outdoor patios, covered patios, decks, and other hardscape shall meet the Town's minimum 40 -foot front yard and 30 -foot side and rear yard setbacks. k) No dwelling unit shall be rented for a period of less than 31 days or occupied as a short-term rental unit, as defined under Section 10-1.1202. 1) An SB 9 dwelling unit may be rented separately from the primary dwelling unit. a. Development projects pursuant to this section shall be subject to all impactor development fees related to the development of a new dwelling unit. All SB 9 dwelling units and subdivisions are reviewed and approved without discretionary review or a public hearing and must meet the objective design requirements set forth in Article 15. The Town's current SB 9 ordinance requires that new units developed on new parcels (in event of a subdivision) be occupied by low or very -low income households. This requirement is a constraint that would likely preclude the development of housing. Additionally, this requirement may be inconsistent with Government Code 65850.01(a) if the future parcel will Constraints on Housing Resolution 09-23 Page 174 146 0 be occupied by renters. This provision requires HCD review and Town demonstration that the affordability requirement will not unduly constrain the production of housing. The Town will modify its SB 9 ordinance to address this requirement (Program B-10). The Town has already begun preparation of the permanent ordinance. Emergency Shelters An emergency shelter is housing with minimal supportive services for homeless persons that is limited to occupancy of 180 days per calendar year or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay. Currently, emergency shelters are permitted as an accessory use in the R -A zone district without a conditional use or other discretionary permit consistent with Government Code section 65583. In light of the standards provided under Government Code section 65583(a)(4), the Zoning Code requires emergency shelters to meet the following criteria to: ■ be located within the Institutional land use designation areas (total of 6 parcels, 165.5 acres). • be located within 1,000 feet of a public transit stop; ■ be limited to the capacity required to meet community needs, as established by the most recent point in time count; • not exceed 5 beds; ■ be operated by a licensed social service provider with experience in managing or providing social services. The provider shall maintain one qualified on-site supervisor at all times. Additional requirements for emergency shelters include a management plan to address compliance with the foregoing, site security, case management procedures, length of stay, in -take requirements, facility operation standards, parking, hours of operation, services provided, neighborhood relations, monitoring and oversight program. The plan requires approval by the Planning Director prior to operation of the emergency shelter. There are substantial amounts of available land with the Institutional Land Use Designation available to provide housing for the number of unsheltered persons (two) identified in the most recent PITC. There is more than 10 acres of available vacant or underutilized land (such as parking lots) on multiple sites that would be appropriate for emergency shelters. Town standards do not preclude the development of an emergency shelter, but can be further revised to allow emergency shelters as a primary use and to better align with objective standards criteria outlined under state law. The Town will address the constraints created by its emergency shelters requirements by amending the Zoning Ordinance provision permitting emergency shelters (Program E-2), to Constraints on Housing Resolution 09-23 Page 175 147 comply with Government Code Section 65583(4)(a), including provisions allowing emergency shelters as a primary use. Low Barrier Navigation Centers Low barrier navigation centers (LBNC) are service -enriched shelters that are focused on moving individuals into more permanent housing. LBNCs provide temporary housing while case managers connect individuals experiencing homelessness to shelter, public benefits, and health services. Under the Housing for Homeless Act (2019), local governments are required to allow LBNCs by -right in areas zoned for mixed uses and nonresidential zones that permit multifamily uses. Los Altos Hills does not currently explicitly allow LBNCs in the R -A zoning district, though this would not prevent their development if an application for one were received. The Town will amend its Zoning Ordinance pursuantto Government Code Section 65583 to allow for LBNCs by -right in areas designated for public or institutional use in the R -A zone. Manufactured Homes Manufactured homes are often significantly less expensive to build than homes constructed on-site, making them more affordable to moderate and lower-income households. Los Altos Hills allows the placement of manufactured homes in all residential areas, however due to the large sizes lots and value of the land, most development consists of on-site single-family homes. All manufactured homes on permanent foundations are treated as single-family homes and consistent with Government Code Section 65852.3. Mobile Home Parks There are no mobile home parks in the Town, and mobile home parks are not allowed in the RA zone. The development of a mobile home park in the Town is unlikely due to market conditions and high cost of land. The lack of zoning for mobile home parks poses a potential constraint on development; however, local knowledge indicates it does not provide an actual constraint on development or the ability to provide a variety of housing type in the Town. A single mobile home is allowed on a lot in the RA zone as long as it is on a permanent foundation. Multifamily Rental Housing The Town does not currently have any multifamily zones and as such there are few multifamily rental options in the Town. Rental housing stock in the Town is primarily provided through ADUs. The Town is including Program A-1 to create an overlay zone on parcels to allow for multifamily development, including multifamily rental housing. Constraints on Housing Resolution 09-23 Page 176 ►, ►, Town of L osA ftos Yfiffs Yfousing Efement Single Room Occupancy (SROs) The Town does not explicitly allow or prohibit SROs. There is precedent for their allowance on religious or institutional facilities in Town. There are two existing facilities, the Poor Clares Monastery and Daughters of Charity property, that function as SROs in the Town. The Town is including Program E-9 to ensure that SROs are allowed on public and institutional land uses, permitted as an accessory use in new multi -family zones, and to implement a code amendment to create objective standards and further encourage the development of SROs in the Town. Farmworker/Agricultural Employee Housing The current zoning code is not in compliance with California Government Health and Safety Code sections 17021.5, 17021.6, and 17021.8 of the Employee Housing Act with regard to farmworker and employee housing standards. The Town is including Program E-8 to define and permit employee housing in compliance with the Employee Housing Act and revise the zoning code to allow farmworker housing in all agricultural zones throughout the Town. Transitional and Supportive Housing The Town adopted a Traditional and Supportive Housing Code (Section 10-1.702 of the Municipal Code) that permits transitional housing and supportive housing facilities within the R -A zoning district by -right, meaning they are not subject to approval of a conditional use permit. In accordance with the California Health and Safety Code, employee housing occupied by six or fewer employees in a single-family structure is treated the same as any other single-family dwelling in the same zone. As a part of the Supportive Housing Program (E-4), the Town will review standards for: 1. community care facilities for six or fewer persons to clarify and permit unlicensed facilities where required by state law; 2. community care facilities of seven or more persons to develop objective standards that provide clarity and certainty to mitigate constraints on community care facilities; and 3. transitional and supportive housing to develop objective standards that provide clarity and certainty for such facilities to mitigate constraints on transitional and supportive housing as required by state law. Development Review and Permitting Procedures The efficiency and timing of a jurisdiction's processes for review and approval of residential development has a significant impact on the amount and pace of housing construction. The Constraints on Housing Resolution 09-23 Page 177 149 Mown ofGosACtosYliffs.ifousing Elcment procedures for development review and permitting in the Town of Los Altos Hills are described below. Permit Processing Procedure The requirements of the permit processing procedure have the potential to act as a constraint to the development of housing. The time and uncertainty of the review of the revision cycle can contribute significantly to the overall cost of the project, ability to obtain and maintain funding, and the cost of each dwelling unit. Certainty and consistency in permit processing procedures and reasonable processing times are important to ensure that the developmental review and approval process does not act as a constraint to development by adding excessive costs or discouraging housing development. It should be noted that a new primary residence in the Town of Los Altos Hills typically ranges from 4,000 to 10,000 square feet in floor area and construction costs generally exceed $3,000,000. The site development review process for primary dwellings is not the same as for ADUs and SB 9 units, which are reviewed ministerially. The site development process road map for a primary residential dwelling includes the following steps: Initial Information Meeting: Residents and their project representatives should familiarize themselveswith the Town Zoning and Site Development Code and policies. The documents are available on the Town website or at Town Hall. It is also suggested that residents and/or their project representatives make an appointment to consult with the Planning and Engineering staff regarding potential development requirements and issues. 2. Pre -Application Meeting (Checklist): Prior to submitting a formal application, it is recommended that a Town planner preliminarily review project plans. Based on the information presented to the planner, a checklist of required items needed for application submittal will be completed. Atthis meeting, the applicantwill also receive a Site Development Application form and handouts to aid them in the process of preparing the submittal requirements and project plans. 3. File Application: Applicant will submit materials and fees with a check payable to the Town of Los Altos Hills. Allow 30 days for the initial application review. Within that 30 - day time period, staff will either provide a Pre -Application Checklist or a comment letter describing whether the application has been deemed complete. An assigned planner will meet with the applicant and architect to discuss the project review comments from the various departments and consultants. When a new residence and/or major addition project has been submitted there is a 30 -day review period. The applications are reviewed, when appropriate, by the following: o Town and Other Agency Staff Constraints on Housing 150 Resolution 09-23 Page 178 ■ Planning and Engineering Departments • Town Geologist ■ Santa Clara County Fire Department ■ Santa Clara Valley Water District • County of Santa Clara - Health Department o Town Committees ■ Environmental Design and Protection Committee • Open Space Committee ■ Pathways Committee 4. Comment Letters, Revisions: Town staff will compile the comments and/or requirements from the reviewing departments, agencies, and Town committees, and prepare a comprehensive comment letter to send to the project applicant and/or owner. The Town also provides one or more comment letters describing whether the application complies with applicable Town development standards and regulations within 30 days from an application being deemed complete, or at the same time that the application completeness determination is made. The applicant will need to respond to the comments by revising the plans and/or providing additional information and resubmit for staff to review. 5. Story Poles & Public Hearing Notices: Once a project is deemed complete and is required to have a public hearing, staff will inform the applicant that story poles shall be constructed. Public hearing notices will be sent out once story poles have been completed and inspected by Staff. Public notices are sent out on Fridays and resulting in a hearing 10 days later. 6. Public Hearing (FT or PC): Public hearings for Site Development and Fast Track hearings are held once a week (as needed) in the Council Chambers starting at 10:00 am on Tuesdays. The applicant may submit for a building permit once all required conditions have been fulfilled and the appeal period has lapsed. 7. Approved/Denied: a. Approved: The applicant may submit for a building permit once all required conditions have been fulfilled and the appeal period has lapsed. Any interested party may appeal the decision of the Staff Committee and/or Planning Commission to the City Council by filing a written notice of appeal with the City Clerk within 22 days of the decision for Fast Track and Planning Commission projects and 10 days of a Site Development project. An Constraints on Housing 151 Resolution 09-23 Page 179 U.!FnI;.SlI application, nonrefundable filing fee and a deposit for services shall accompany each appeal. b. Denied: Any interested party may appeal the decision of the Staff Committee and/or Planning Commission to the City Council by filing a written notice of appeal with the City Clerk within 22 days of the decision for Fast Track and Planning Commission projects and 10 days of a Site Development project. An application, nonrefundable filing fee and a deposit for services shall accompany each appeal. 8. Building Permit: For each project, the assigned planner will prepare a list of conditions of approval, with certain conditions that must be satisfied prior to submitting plans for building permit plan check. Once the conditions of approval have been reviewed and approved by the corresponding department and the appeal period has expired, construction plans may be submitted to the Building Department. Applicants should contact the Building Technician or Inspector the requirements for building permit issuance anytime during the planning review. 9. Appeal: Any interested party may appeal the decision of the Staff Committee and/or Planning Commission to the Council by filing a written notice of appeal with the City Clerk within 22 days of the decision. A nonrefundable filing fee and a deposit for services shall accompany each appeal, except that any Council member may file an appeal without payment of a fee. The review process for ADUs and SB 9 units is ministerial. Planning reviews the dwelling at a pre -application meeting where staff confirms that the dwelling meets the adopted objective standards in the municipal code. Following that meeting, the applicant submits a Building Permit application. There is no appeal of the building permit. Under current zoning code requirements, all single-family residential developments are required to obtain a site development permit and generally may be reviewed and approved in one fast-track/planning commission public hearing. Residential projects are required to comply with development standards such as setback, maximum development/floor area requirements, and height. The Town does not conduct design review separately and does not impose discretionary design review standards. For projects proposed on lots less than one acre or those that do not comply with development standards, a conditional development permit or variance would be required pursuant to a public hearing before the Planning Commission. In either situation, it generally takes one hearing for a new residence to be approved. No findings of approval are required for fast-track/planning commission site development permit approvals. The Town has proposed a program to initiate the zoning amendments to create a new multifamily zone with objective development standards and design guidelines (Program A - Constraints on Housing 152 Resolution 09-23 Page 180 GtLTi;ti lilLi:iown r Losjwtos Aitawousing%tement rfl'Q" 1'r. C:1i.[PORVI! 1). Multi-family zoning districts will provide a streamlined approval process for projects that are consistent with objective development standards and design guidelines. All projects with affordable housing will receive expedited approval under Program B-1. Grading Policy Municipal Code Section10-2.404 limits grading operations during the "wet season", which is defined as the period from October 1St to April 30th. The City Engineer may allow grading during this time only if the grading technique is determined to minimize risk. The City Engineer may also prohibit grading following a twenty-four hour period in which one-half inch or more of rain has fallen. This policy may unnecessarily restrict suitable grading projects and creates a level of subjectivity in determining grading allowances. While the City Engineer does issue permits during the rainy season, this policy could overly limit housing production to six months out of the year which is a constraint for anyone that wants to build on their property during the restrictive months. Program (B-11) will amend the municipal code 10-2.404 to allow issuance of grading permits year-round. Story Pole Policy Town policy requires new primary residences and major additions (over 900 square feet in floor area) to be staked on site and that story poles and netting be put up to help provide the decision-making body a visual tool to evaluate the proposed project. ADUs and SB 9 units do not require story poles as they are ministerial, and no public review is required. The cost of story poles is does not add significantly to development in the Town. Story poles cost from $2,000 to $4,000 dollars along with a nominal rental fee. They do not constrain the supply of housing, cost, or timing and ability to achieve maximum density on lots. The Town typically requires Story Poles to be up 10-day before a public hearing. Story poles are not anticipated to be required for multifamily developments in the Town. Story poles are required to be used for the following applications: ■ New residential and nonresidential buildings. ■ Residential second -story additions. ■ Additions exceeding 900 square feet and any increases in roof height. ■ Accessory structures (exceeding 900 square feet). ■ Driveway entrance modifications, sports courts and pools (outlined with stakes and ribbon at ground level). ■ Open space easements. ■ Trees proposed to be removed (marked with ribbons or tags or some type of obvious marker). Constraints on Housing 153 Resolution 09-23 Page 181 LCS ALF(S lila: I r � CALIFORNIA Permit Processing Time The processing time needed to obtain development permits and required approvals can act as a constraint to development and contributes to the high cost of housing. During the outreach process, the permit processing time and lack of a permit tracking system was identified as a constraint to developers and homeowners looking to build in Los Altos Hills. The length of permit processing time for various permits is shown in Table 52. The Town of Los Altos Hills recently adopted a new project tracking and management system and is currently training city staff to ensure it meets is it used and implemented efficiently. Program (13-1) will aim to improve the permitting process by creating a streamlined process for permit approval. Staff evaluated building permit applied and issued in years 2021 and 2022, and half of the permits received approval in 2 to 6 months timeframe. This is an expeditious process given that permit applications are reviewed by Town and outside agencies including the County fire department and health department for on-site septic systems proposed. At times, the permit review and issuance are delayed for some projects due to review needed by such outside agencies; however, the Town has taken steps to review and improve the process in coordination with outside agencies in reduce any hindrances on housing construction. To illustrate, in recent months the Town has coordinated/worked with SCCFD to improve the Alternate Materials, Methods of Construction (AMMR) approval from the Fire Department. Table 52: Permit Processin- Time & Level of Review Length of ApprovalPermilitType .. :.. Site Development Permit - Administrative Review 4 to 6 weeks Staff Site Development Permit - Planning Director/Staff 8 to 12 weeks Public Hearing Committee Site Development Permit - Fast Track (new Primary 10 to 14 weeks Planning Director/Staff Committee Residence) Site Development Permit/Variance/Conditional 12 to 16 weeks Planning Commission Use - Planning Commission Building Permit - ADU or SB 9 Units - Ministerial 4 to 6 weeks Staff Building Permit - New Primary Residence - Ministerial 6 to 10 weeks Staff Source: Town of Los Altos Hills Constraints on Housing 154 Resolution 09-23 Page 182 Planning and Building Fees and Development Impact Fees The Town conducted a user fee study in 2019-2020 and recently adjusted its planning, building, and engineering fees based on the results of the study. The review of development fees is conducted to ensure that the fees charged cover the cost of delivering services but do not exceed that cost. Pursuant to California Government Code section 65940.1(a)(1), current schedules of fees, zoning, and development standards are available on the Town's website. Building permit fees in the Town are based on the proposed construction cost. There is a $240 base fee for all projects. Building Permit and Mechanical and Plumbing fees are each set at 0.9% of the project construction cost provided by the applicant. The plan review fee is 65% of the permit fee. Combined with other relatively small, fixed fees, these average about 3.2% of the construction cost. Table 5 d Fees and Deposits &E!��atiions for Typical New Primary Residence Fee Site Development Permit Fee (Minor Administrative) $1,560 Site Development Permit Fee (Major Administrative) $3,010 Site Development Hearing Review $4,160 Fast Track Hearing Review $4,880 Geotechnical Review Deposit (if required) $2,000 Building Permit Fee Varies based on project valuation Building Plan Check Fee Varies based on project valuation Pathway Fee $10,943 Storm Drain Fee (varies, $0.69 per square foot times impervious surface) $6,750 Sewer Connection (up to 60 fixture units) $11,236 Encroachment Permit $326 Source: Cities Association of Santa Clara A summary of housing constraints data was collected through a county -wide survey, Table 54 shows the regional fees comparison between Los Altos Hills and the neighboring communities within Santa Clara County for building and processing single family home permits. Because the fees in Los Altos Hills vary based on the project valuation, a direct comparison of fees between the Town and the region may not be appropriate. Entitlement fees vary throughout the region. The Town has similar entitlement fees to the cities of Constraints on Housing Resolution 09-23 Page 183 155 Campbell, Cupertino, and Gilroy. Impact fees also vary widely in the region, ranging from zero to over $100,000. The Town's impact fees are the median in the region, with six jurisdiction having higher fees and six having lower or no impact fee. The combined percentage of total project costs is comparable to other cities in the region. Entitlement and building permit fees are high compared to other jurisdictions in Santa Clara County, building permitfees being nearlytwice as much asthe next highestjurisdiction in Campbell. However, as a percentage of the housing construction costs, the fees are comparable. The high fees are an additional constraint on housing development. Through Program (13-13) the Town will conduct a fee nexus study to evaluate the fees that are charged during the development process. Table 54: Fees for Sinele Family Residence - Regional Comparison jurisdiction Los Altos Hills* Building Fees $4,880 Permit Fees $95,652 ImpactEntitlement $33,092 2.8% Campbell $4,062 $43,300 $25,194 2.6% Cupertino $5,271 $18,179 $113,146 2.9% Gilroy $4,747 $11,105 $53,367 1.5% Los Gatos $11,202 $16,718 $4,538 1.2% Milpitas $17,360 $23,110 $0 2.8% Monte Sereno $2,900 $16,928 $7,894 0.7% Morgan Hill $0 $13,760 $42,143 2.0% Mountain View $0 $14,720 $71,347 3.3% San Jose $312 $9,607 - 0.4% Santa Clara $1,816 $13,675 $56,543 2.6% Saratoga $7,811 $35,033 $21,428 1.4% Sunnyvale $456 $14,322 $99,268 4.8% Unincorporated County $10,984 $14,182 - 0.9% Source: Cities Association of Santa Clara: Town of Los Altos Hills *Fixed and proportionate fees based on example $3,400,000 construction cost and 7,000 sf structure. Impact Fees The Town of Los Altos Hills charges three impact fees to ensure that new residential development pays its fair share of funding for its impact to the Town's services, facilities, and infrastructure. Housing development in Los Altos Hills is subject to the following impact fees: 1. Pathway Fee - A pathway fee is required for a main residence, an accessory dwelling unit, an addition to a structure of at least nine hundred (900) square feet of "habitable" floor area (including cumulative additions of nine hundred (900) or more Constraints on Housing Resolution 09-23 Page 184 156 square feet of habitable floor area), or a barn or stable for equestrian use of at least nine hundred (900) square feet in floor area. As noted in the Fee Schedule, this fee was waived for accessory dwelling units for the 2015-2023 cycle ending January 1, 2023. This fee waiver will be extended through the next planning period of 2023-2031. 2. Recreation In -Lieu Fee (Municipal Code Section 9-1.1403) - Every subdivider shall be required to dedicate a portion of land, or pay a fee in lieu thereof, or a combination of both, at the option of the Town for the purpose of providing park and/or recreational space/facilities. 3. Storm Drainage Fee ($0.69 per sq ft) - Assessed on all subdivisions for new hardscape/impervious area added within a public right -of way or easement. School District Fees Local school districts charge a fee per square foot of new development that must be paid prior to the issuance of building permits. The purpose of the fee is to compensate serving school districts for the costs associated with the demand for additional services and classroom space generated by new residential development. The three districts that collect fees in the Town are the Los Altos School District, which levies a fee of $2.72 per square foot for residential construction; the Mountain View -Los Altos High School District, which levies a fee of $1.36 per square foot for residential construction in the Town; and the Palo Alto Unified School District, which levies a fee of $3.79 per square foot for residential construction in the Town. School district fees are not imposed by the Town. They increase the cost of development and may act as a potential constraint to development, and the Town has no control over their imposition or rates. The school impact fees are included in the total costs for Los Altos Hills in the table of fees for single family residences above. Housing for Persons with Disabilities The US Census Bureau defines persons with disabilities as those with a long-lasting physical, mental, or emotional condition. Certain conditions affect a person's housing choices, whether it creates a need for accessibility, living spaces for caretakers, or transit access. Group Homes State law requires that residential care facilities serving six or fewer persons shall not require a conditional use permit, zoning variance, or other zoning clearance. The Town's Zoning Ordinance Section 10-1.702.h currently permits residential care facilities serving six or fewer person by -right as an accessory use in the R -A zone. In addition, the Town does not have siting, separation, or separate parking requirements for licensed residential care facilities and special needs housing developments. Constraints on Housing Resolution 09-23 Page 185 157 1�.4LtOS}IlIJS { CALIFORNIA ------------ Definition of Family The Town's Municipal Code Section 10-1.202 defines family as "one person or two (2) or more individuals living together in a dwelling, sharing household responsibilities and activities, and having close social or economic or psychological commitments to each other."This definition is inclusive and non-discriminatory and is consistent with state law and does not pose a constraint on the development of housing for persons with disabilities. The reference to "close social or economic or psychological commitments to each other" is subjective and unnecessary. This phrase will either be revised or removed to remove any subjective judgements which could restrict unrelated persons within the same household. (Program B- 4). Reasonable Accommodation Procedure The Town does not have a codified process for reasonable accommodation. However, the Town has conducted a review of zoning and building code requirements, and has not identified any barriers to the development, maintenance, or improvement of accessible housing. Due to the large lots and ample setbacks of single-family homes in town, most if not all accessibility modifications can be accommodated through a simple remodel permit. Handicap -accessible ramps and guardrails are permitted to intrude into the standard setbacks required under zoning to allow first -floor access for physically disabled residents. The Town has not developed procedures for reasonable accommodation requests with respect to zoning, permit processing, and building laws. While the Town complies with the intent of reasonable accommodation requirements, as a part of the Housing Element implementation, the Town will establish a codified reasonable accommodation procedure and standards to better facilitate objective review and approval of any future accommodation requests (Program B-9). Code Enforcement The Town's Code Enforcement staff responds to potential violations of the Los Altos Hills Municipal Code. There is one code enforcement officer. Code enforcement is reactive, and officers respond to complaints reported by residents. Common violations include property and maintenance concerns, land use/zoning permits, and illegal tree removal. The Town has adopted the 2022 editions of the California Building, Fire, Plumbing, Mechanical, Electric, and Health and Safety Codes. Local amendments include adopted Reach Codes for low rise residential building. The adopted Reach Code requires all new construction to be fully electric, with the exception of cooking appliances and outdoor cooking, fireplaces, and pool/spa heating, and be electrical vehicle ready. Reach codes establish higher standards for new construction to provide environmental and health benefits to the community and do not pose a significant cost constraint or impede housing development. Constraints on Housing Resolution 09-23 Page 186 158 (A LTt1S HIlddS Town + LosAltos Aitts Yfousing rfl� CAIFOR NIA On- and Off -Site Improvement Requirements The Town requires on-site improvements for new developments, which are intended to meet health and safety requirements of the community. Residential developers are responsible for constructing road, water, sewer, and storm drainage improvements on new housing sites. The Town's Site Development Ordinance includes standards and requirements relating to grading, drainage and erosion control, siting, landscaping, driveways, preservation of ridgelines, implementation and maintenance of the Master Path Plan through the pathway fee, and outdoor lighting. Specifically, on-site improvements include infrastructure connections for water and/or sewer as necessary. There are no other on-site or off-site improvements required by the Town. These requirements are similar to those of other jurisdictions and are not considered a constraint on development. Nongovernmental Constraints Requests to Develop Below the Anticipated Density Requests to develop housing at densities below those anticipated in the Housing Element act as a potential constraint to housing development. Over the last housing cycle, the Town received 0 requests to develop below densities due to the low densities of single-family homes. The Town met its allocated 51" Cycle RHNA through its development of 94 ADUs from 2017 to 2021. Land Costs Land costs have a demonstrable influence on the cost and availability of affordable housing. Land prices are determined by numerous factors, most important of which are land availability and permitted development densities. As land becomes less available, the price of land increases. In Los Altos Hills, proximity to the employment centers of Silicon Valley, large semi -rural lots, and the scarcity of adequate housing opportunities in northern Santa Clara County have influenced pressure on land and housing costs. Table 55 shows the comparison between land value of Los Altos Hills and neighboring communities in Santa Clara County. Constraints on Housing 159 Resolution 09-23 Page 187 To,cvu of LosAftos:7fiffsJfousing Efentent 1 Table 55: Single -Family Land Sale, up to 1 Acre, Last 3 Years City Data Points Average / sq ft Average / Single - Family House Los Altos Hills 1 $99 $3,995,000 Los Gatos 15 $50 $716,237 Morgan Hill 11 $79 $490,533 San Jose 54 $150 $949,380 Campbell 8 $194 $975,00 Mountain View 3 $163 $1,500,000 Santa Clara 1 $169 $1,275,00 Sunnyvale 3 $328 $2,725,000 Cupertino 4 $185 $2,030,500 Monte Sereno 2 $534 $2,285,107 Saratoga 5 $93 $2,386,000 Palo Alto 7 $323 $2,965,000 Los Altos 5 $235 $3,723,600 Totals/Range 119 $157 $1,320,556 Source: Century Urban, 2022. citiesassociation.org/documents/development-cost-data. According to online listings from Zillow.com, in March 2022, 21 vacant residential parcels were listed for sale in the Town. These vacant parcels ranged in price from $3,360,000 to $8,750,000. Recent vacant land sold is shown by cost and acreage in Table 56. The price of land varies depending on several factors, including size, location, and access to utilities. The asking price for available land ranged from $18.41 to $565.09 per square foot, with an average price of $116.47 per square foot (or $5.3 million per acre). The cost of land is very high and creates a constraint on the feasibility of housing projects to provide housing for anyone other than very high-income households. The Town will address the constraints created by the high land costs with the Overlay Zone Program (A-1) to identify sites to allow multi -family development. The increased densitywill reduce per unit land costs. Sites identified for multi -family housing will include vacant and institutional properties that are already partially developed, have access to the requisite infrastructure, road and freeway access, and vacant or underdeveloped land that can be developed cost effectively. Constraints on Housing Resolution 09-23 Page 188 160 Table 56: Recent Vacant Lot Sales in Los Altos Hills Acreage Land Cost Cost Per Sq Ft Date Sold 0.13 $3.2 million $565.09 3/18/2022 2.67 $4.1 million $35.25 3/17/2022 1.6 $6.2 million $22.96 3/08/2022 1.5 $4.3 million $65.81 2/17/2022 1.08 $3.8 million $86.54 2/11/2022 1.44 $4 million $63.77 10/28/2021 0.81 $8.75 million $247.99 9/20/2021 4.19 $3.36 million $18.41 4/22/2021 4.2 $5.1 million $27.88 1/29/2021 2.4 $5.1 million $48.78 1/29/2021 0.93 $4 million $98.74 1/22/2021 Source: Zillow, 2022. Construction Costs Construction costs include the cost of materials and labor. Materials costs include the cost of building materials (wood, cement, asphalt, roofing, pipe, glass, and other interior materials), which vary depending on the type of housing being constructed and amenities provided. In general, construction costs can be lowered by increasing the number of units in a development, until the scale of the project requires a different construction type that commands a higher per square foot cost. One indicator of construction costs is Building Valuation Data, compiled by the International Code Council (ICC). The unit costs compiled by the ICC include structural, electrical, plumbing, and mechanical work, in addition to interior finish and normal site preparation. According to a ProMatcher Cost Report for Santa Clara home construction costs range from $142.08 - $210.96 per square foot. " Financing Availability Interest rates affect homeownership opportunities throughout the Town. In July 2022, Freddie Mac's primary mortgage market survey listed interest rates on home loans at 5.51% percent on a 30 -year fixed -loan rate. While low interest rates are expected to prolong the availability of financing, low housing inventory can create competition among potential homebuyers, especially for first-time homebuyers. The sales price of housing is typically " https://home-builders.promatcher.com/cost/santa-clara-ca-home-builders-costs-prices.aspx Constraints on Housing 161 Resolution 09-23 Page 189 DN 1LtS 11IL14 rg`4`�ry (ALIFQRNi11 adjusted for changes in mortgage rates. The Housing Trust of Silicon Valley administers the Santa Clara County Empower Homebuyers First Time Homebuyer Loans and HELP for Homebuyers programs. Table 57: Disposition of Home Loans - Santa Clara County. 2020 Type Originated ApprovedTotal . ApplicantsLoan Conventional Purchase 24,691 15,660 644 1,942 6,445 Government Backed Purchase 1,879 986 71 138 684 Home Improvement 5,206 2,998 165 961 1,082 Refinance 41,117 21,078 1,208 5,930 12,901 Total 72,893 40,722 2,088 8,971 21,112 Source: lendingpatternslite.com, 2020 Federal and State Programs The Town participates with Santa Clara County as part of the Urban County Program for federal Community Development Block Grant (CDBG) and HOME funds. The CDBG program aims to support activities that benefit low-income households, aid in the prevention of slums or blight, or meet an urgent community need, through granting $7,500 two-year grants to relevant applicants. The Town can also apply directly to the County for CDBG and HOME funds for specific projects, which it has done in recent years to provide financial support for Senior Housing Solutions and Mid -Peninsula Housing Coalition projects. Environmental and Infrastructure Constraints Environmental hazards affecting housing units include geologic and seismic conditions, soil conditions, flood risk, vegetation and wildlife habitat, toxic and hazardous waste, fire hazards, noise levels, and preservation of agricultural lands. In Los Altos Hills, seismic hazards, steep slopes, soil instability, and fire hazards provide the greatest threat to the built environment. Infrastructure constraints include the availability and cost of water and sewer services. The following hazards may impact the future development of residential units in the Town and can pose a potential constraint to housing development. Environmental Constraints Seismic Hazards The Town of Los Altos Hills is bisected by three major fault lines: 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 Constraints on Housing 162 Resolution 09-23 Page 190 r0�4R'I'r: Fault, which meanders from the northwest quadrant to the southeast quadrant of the Town. Although 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. 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 significantly as well as the non -hillside areas. The effects of a significant seismic event would affect and be most impactful on lands with steeper slopes and weak soils, which represents much of the remaining undeveloped land within the Town and its sphere of influence. Flood Risk The Town of Los Altos Hills has no major rivers that traverse the Town boundary, although some creeks, notably the Adobe Creek, paired with the topography create flooding possibilities in several areas. The Town has adopted an Open Space Conservation Area overlay designation that is superimposed upon the residential land use areas on the Land Use Diagram. The overlay is generally applied to areas of steep slopes, canyons, and ravines associated with major creeks or their tributaries, as well as creek corridors and other areas of heavy vegetation that should be protected. Within these areas, special measures should be taken to conserve the natural quality of the area and to avoid environmental degradation. Constraints on Housing Resolution 09-23 Page 191 163 Fire Risk Figure 41 Los Altos Hills Draft Fire Severity Zones in LRA . . . . . . . . . ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . '•.•. . . . . . . . . . . . . . . . . . . . . FIRE HAZARD SEVERM ZONES 4W LRA Wry High Moderate LRA Uron�ed Other Very IT, sh Other ),Lgh OtherModo to Fire protection service in Los Altos Hills is provided by the Santa Clara County Fire Department. The City of Palo Alto provides backup services when needed. Due to the proximity to high fire hazard severity zones, there are many concerns associated with providing adequate fire protection. Although the high fire hazard zones are at the fringes of the Town, there are some areas along the western boundary that are designated as moderate for fire hazard. This is largely due to the amount of natural vegetation, limited access, and steep terrain. These factors combine to impact the costs of housing development through the necessity to incorporate design features, construction techniques, and materials to help mitigate the high fire hazard. Wildland fire is a continuing issue in the development of Los Altos Hills' lands. Fueled by dense vegetation and extreme slopes, a wildland fire in 1985 destroyed 13 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 like that of the Town. Steep terrain and extensive vegetation combine to create a setting that must be Constraints on Housing 164 Resolution 09-23 Page 192 carefully evaluated and mitigated in the 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. Any parcel within a very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Government Code Section 51178, or within a high or very high fire hazard severity zone, as indicated on maps adopted by the Department of Forestry and Fire Protection pursuant to Section 4202 of the Public Resources Code, is ineligible for a subdivision. Also, narrow roads, necessitated by the extensive steep terrain as a means of avoiding severe grading and leveling of the natural terrain, make access for the fire department difficult as well as evacuation for residents. Topography/Slopes 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 homebuyer. 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. Infrastructure Constraints Wastewater Treatment The Town's wastewater treatment needs are served by individual septic systems and by sanitary sewer service. Approximately 40% of the Town utilizes septic systems; the remainder is connected to public sewer with services provided through contract with the City of Palo Alto or the City of Los Altos sanitary sewer systems. Constraints on Housing Resolution 09-23 Page 193 165 This figure represents the Z16"107 rel collection system as modeled for the 2005 Master Plan. The - - hydraulic el was not updated for the 2011 Master Ran Update. Figure 4-1 Modeled Severs and Connection Points z1s.123 Model .StW*t 1s' -azo r• City Lbit C'I5-41 or,:y i UotpWn tt w Flow Input rides -w— t 1 Town of L*%Altos lies - Flow Modes I-ISS-2Q7�� "r✓�,^� i��''-t—I l i �- ' a ■r.� Source: Town of Los Altos Hills Sanitary Sewer Master Plan Update 2013 Constraints on Housing Resolution 09-23 Page 194 166 Town of Los OtosYfiffs lfausing Efement The Town of Los Altos Hills currently has an agreement with the City of Los Altos to convey flow from the eastern portion of the Town to the Regional Plant. The agreement between the Town and the City of Los Altos allows a total of 339,900 gpd maximum dailyflow or 124.06 million gallon per year maximum annual flow. It is the Town's responsibility to allocate capacity rights among property owners within the Town. In 2002, the estimated number of actual connections to the collection system was 716 parcels. At present there are 925 connections that are served through City of Los Altos Agreement. The agreement assumes an average daily use of 300 gallons per connection. The Town also has a contract with the City of Palo Alto to convey flow from the northern portion of the Town. Under this contract, the Town currently has capacity to serve additional connections but may have to upsize conveyance trunk lines. According to the Town's 2004 Sanitary Sewer Master Plan, a total of only 1,669 connections will ultimately be made to the Town's system. Since the Town's 2004 Sanitary Sewer Master Plan is based on buildout conditions, 1,669 connections will be used to project future flows. According to the Town's Master Plan, all current and future developed parcels will be sewered and no septic tank systems will remain. Also, all newly created ADUs shall be connected to public sewer or a private wastewater system. SB 1087 now requires sewer providers to grant priority for service allocations to proposed developments that include units affordable to lower-income households. The Town will comply with this requirement with the Priority Sewer Program (E-6). Thus, there is adequate capacity or the ability to secure additional capacity under the Los Altos and Palo Alto agreements to serve the additional housing units anticipated in 2023- 2031 Housing Element. The following are conditions relevant to constraints on future housing in Los Altos Hills: • Under the Los Altos agreement, here are financial penalties for exceeding the maximum allowable flow. During wet weather, the Town is allowed to exceed the daily flow allowance in the same proportion as the City of Los Altos exceeds their average dry weather flow, without penalty. The Town is not permitted to exceed its annual flow allowance. ■ With regards to the Palo Alto agreement, when Town flows reach 80 percent of the maximum allowable flow, they are required to perform an evaluation to address future capacity needs. The Town is responsible for 100 percent of the costs for increasing the size of a joint -use main within Palo Alto to accommodate projected flows from the Town. ■ The Town can purchase additional capacity from one of the other "partners" in the Regional Plant and amend the agreement (which received effluent processed through both the Palo Alto and Los Altos systems) Constraints on Housing Resolution 09-23 Page 195 167 Tafvn ofLosAttos Milts Mousing Element • Palo Alto is the sole provider of sewer service to Foothill College. If capacity expansion is necessary to accommodate the projected residential growth, the Town will work with the service providers to fund the required improvements. Water Supply The Town's drinking water is provided by two water suppliers: Purissima Hills Water District and the California Water Service Company (Cal Water). The Purissima Hills Water District is a public agency that provides water to residents in the northern two-thirds of Los Altos Hills; Cal Water is an investor-owned utility that serves the remaining area. A few residents supplement their water supply with well water. Purissima Hills presently obtains all of its water from San Francisco's Hetch Hetchy system. Cal Water obtains the water supplied to Los Altos Hills from the Santa Clara Valley Water District via pipelines from the district's Rinconada treatment plant and from company-owned wells. 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 percent 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. In addition, the Town adopted a water -efficient landscape ordinance in 2010 to further reduce water use for landscaping. Both CalWater and Purissima Hills Water District serve new connections within their service area and neither have adopted a restriction on new connections. Program B-8 also provides that the Town will work the utility providers to ensure that the there is adequate infrastructure capacity to meet the Town's RH NA obligation for the Cycle 6 Planning period 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. The Town will comply with this requirement with the Priority Water Program (E-6). Constraints on Housing Resolution 09-23 Page 196 .: Housing Resources Housing Allocation State law requires that a community provide a fair share of sites to allow for and to facilitate production of the regional share of housing. To determine whether a jurisdiction has sufficient land to accommodate its share of regional housing needs for all income groups, that jurisdiction must identify "adequate sites." These sites must be appropriately zoned, sized, and free of constraints that would inhibit residential development within the planning cycle. The California Department of Housing and Community Development (HCD) and the California Department of Finance are responsible for assessing the new housing needs of different regions across the state. Los Altos Hills is located within the nine -county Association of Bay Area Governments (ABAG) region, which has a cumulative Regional Housing Needs Determination of 441,176 new units. ABAG has distributed these units to every jurisdiction using a methodology that considered proximity to transit, employment, and opportunity— the Regional Housing Needs Allocation (RHNA). Los Altos Hills has a RHNA of 489 units over all income categories. Table 58 Los Altos Hills RHNA No Net Loss Buffer Recent changes to state law have required cities to continually maintain adequate capacity in their site inventories to meet their RHNA. If a site is developed below the density projected in the Housing Element, or at a different income than projected, the Town must have adequate sites available to accommodate the remaining balance of the RHNA, or it must identify and rezone new sites that can accommodate the remaining need. For these reasons, the Town is including a buffer of 15 percent above the RHNA in each category. Therefore, the Town is planning for a capacity of 563 total units, including 227 lower (low and very low) income units in its site inventory. Housing Resources Resolution 09-23 Page 197 169 ld-A l a W.^cM CALIFORNIA Table 59 No Net Loss Buffer Realistic Capacity State law requires that a jurisdiction project realistic estimates for housing capacity on its RHNA sites. Realistic capacity may be estimated by utilizing recent project history, using a minimum density, or through other methods. Most of the Town's new housing growth is expected to take the form of multifamily housing and accessory dwelling units (ADUs). It is important to note that the effectiveness of using historical trends to estimate future capacity and production of affordable housing is limited to ADUs. ADU development has provided the housing production necessary to meet its RHNA for all -incomes during the 5" Cycle-". The Town is required to make significant changes to its zoning and development to accommodate the 563 units in a town that is semi -rural, with limited vacant land, no commercial or industrial properties, and no existing multi -family zoning. Los Altos Hills will create an overlay zone for approximately 35 acres of land for multi -family dwellings at 30 units per acre and commit to a variety of housing production programs to meet the 6t" Cycle RHNA. This substantial upzoning of residential and institutional properties, along with the new Town policies and programs promoting infill development and removing development constraints will change the typology of new housing and provide more market incentives to maximize the residential development on each property. Housing Production History The Town had 48 net new single-family homes built from 2015 to 2021 that counted toward the last Housing Element cycle, as well as 88 ADUs permitted from 2017 through 2021. These projects were low density and reflected the current market demand and regulatory environment of that period. These trends indicate a continued interest in single-family and ADU development on large-sized lots, which are expected to accommodate a large share of the Town's 6t" Cycle RHNA obligations. As multi -family development has not been permitted under current zoning standards, the Town does not have anytrends or history of multi -family redevelopment. Recognizing this past constraint and lack of recent multi -family projects, the Town is including several actions in its Housing Plan to facilitate multi -family development 18 See the Review of Past Accomplishments Chapter for additional information. Housing Resources 170 Resolution 09-23 Page 198 Town of LosAftosYfirfsYfousing Efement on the RHNA sites during the 6th Cycle. The lack of recent multi -family projects is primarily due to government regulation, not lack of demand. Affordability Density The California Government Code states that if a local government has adopted density standards consistent with the population -based criteria set by state law (at least 20 dwellings per acre [du/ac] for Los Altos Hills), HCD is obligated to accept sites with those density standards (20 du/ac or higher) as appropriate for accommodating the jurisdiction's share of regional housing need for lower-income households. Per Government Code Section 65583.2(c)(3)(B), the Town's R -A Residential district does not meet this requirement. In response to the RHNA, Los Altos Hills will create an overlay zone at least 35 total acres of institutional and single-family designated land to allow for multi -family development at 30 du/ac. The new zoning, along with ADUs, will accommodate the Town's need for lower and moderate -income housing. Part of the above -moderate RHNA may also be met through low density, single-family zones. However, the new multi -family zones are anticipated to accommodate a significant portion of the above -moderate housing need. Large Sites Pursuant to state law, sites accommodating lower-income units must have areas between 0.5 and 10 acres, regardless of allowed density. The Town has identified three sites for lower- income units that meet a portion of its lower-income RHNA obligation, however, each site is greater than 10 acres in overall area. While these sites exceed the maximum area set by California Government Code 65583(c)(2)(b), the developable areas (the portions that are vacant, or on slopes under 30%, or not impacted by existing uses) on each of the three sites is under 10 acres. In addition, the Town is including several programs (e.g.,A-1 andB-1) to accommodate and facilitate lower-income unit development on the larger sites. Foothill College and St. Nicholas school sites are 124 acres and 17 acres, respectively, and the Twin Oaks site is comprised of six parcels that average 2 acres each in area for a total of 12 acres. Each Twin Oaks site could be developed individually, which meets the state criteria, but if the lots are merged, there would be less than 10 acres of developable area due to steep slopes and other existing conditions. The Foothill Community College and St. Nicholas school sites are partially developed and include multiple tax parcels. Each of the sites contain one or more areas that are suitable for development for housing and each of the suitable development sites are less than 10 acres in area. The Town is not specifying the precise locations on each parcel that may be used for housing in order to provide property owners with maximum flexibility for design, financing and efficiency, but it is anticipated that new multi -family development could potentially have project areas smaller than 10 acres. Housing Resources Resolution 09-23 Page 199 171 U +l"W"S 11111 own, of LosAftos Yfiffs Ifousing Efement r 1'fFi11i`L1 Additionally, California Government Code 65583(c)(2)(B) states: "For purposes of this subparagraph, 'site' means that portion of a parcel or parcels designated to accommodate lower income housing needs pursuant to this subdivision." Based on this definition and the Town's expectations, the lower-income sites do not exceed 10 acres, as housing development is expected to occur on one or more developable areas ("sites") of the overall parcel. It is also important to note that the owners/operators of the larger sites are both institutional uses (schools) and one is faith based, and these owners are more likely to develop lower-income housing relative to other single -family dwelling unit property owners in the Town. The proposed rezonings will allow and encourage the development of multifamily housing as infill development that works with and complements the existing educational and or religious programs and facilities. The rezoning adds to the permitted uses and creates significant additional land value and development potential. New residential development on the sites would generate significant profit that can be used by the institutions to fund ongoing and expansion of existing programs and facilities. There are two examples of large, institutional, faith based, property owners in the Town that provide housing for lower income individuals. The Seton/Daughters of Charity property at 26000 Altamont Road is a Catholic Organization that provides housing for priests and assisted care for healthcare workers associated with their organization. The Poor Clares Monastery at 28210 Natoma Road houses approximately 30 individuals in group quarters. These two uses have been operating since the incorporation of the Town but do not involve separate dwelling units as categorized by the State. Program A-11 is included to assist with lot subdivisions on large parcels and provide priority and expedited processing in conjunction with Program The following examples illustrate that other faith based and educational institutions are pursuing lower-income housing development across the region and state. • In Santa Clara County, Casa del Maestro is a 30 -unit affordable housing project located on a 2 -acre underutilized portion of Stratford Elementary, developed through a public-private partnership with the Santa Clara Unified School District. • Similarly, in San Diego, CA Bethel African Methodist Episcopal Church through Yes In God's Backyard is building 16 units of affordable housing on-site to support seniors and veterans with disabilities. As for development of housing on local college campuses, Canada junior College and the College of San Mateo in adjacent San Mateo County developed apartment complexes on underutilized parking lots at those campuses. • There are 60 units of housing on the Canada campus off of Farm Hill Road for faculty and staff, which is located on 3.8 -acre of land annexed to Redwood City in 2008. The housing project, known as Canada Vista, includes two three-story buildings with a mix Housing Resources 172 Resolution 09-23 Page 200 Lii�aI;G�SlIILIfIILI i .f `rUli�•'1�. of one-, two- and three-bedroom units, and a community/recreation center at 1 Olive Court, according to the project developer's website. • College of the Canyons in Santa Clarita is in the process of developing 100 single - bedroom units of affordable housing for students on a parking lot on campus. Appendix C - Owner, Developer Interest that includes a variety of materials demonstrating recent owner and developer interest in development of housing on LAH RHNA sites and similar projects in the region. There is no intent to replace any of the existing uses. The Town wants to retain the existing institutional uses. It is expected new housing development on the properties will be infill development only. It is possible, but not necessary, that the property owners or new housing developers may wish to subdivide the property to create new parcels to allow separate and independent ownership. The Town will facilitate subdivision as part of any development application if desired bythe owner or developer. Subdivision is a normal and routine process that does not impose any significant constraint on the overall development program. Based on the fact thatthe Town is not anticipating any particular housing project to be larger than 10 acres and the history of lower-income housing development on institutional sites nearby, the parcel sizes will not create a constraint to development for lower-income housing. 2021-22 Higher Education Student Housing Grant On March 21, 2022, pursuant to the requirements of Section 2 of Chapter 262, Statutes of 2021 (SB 169), the Department of Finance is respectfully submitting the Higher Education Student Housing Grant Program construction and planning grant requests reflected in Attachments 1 and 2, respectively, for inclusion in the annual Budget Act or other legislation. SB 169 appropriated $500 million one-time General Fund in fiscal year 2021-22 for the Higher Education Student Housing Grant Program, which supports one-time grants to either construct student housing or acquire and renovate commercial properties to provide affordable, low-cost housing options for students attending the University of California, California State University, and the California Community Colleges. Of the appropriated funding, up to $25 million is available to California Community Colleges to support planning grants to determine if it is feasible for a community college to construct and offer affordable student rental housing. Additionally, SB 169 reflected intent to appropriate $750 million one- time General Fund in fiscal year 2022-23 and $750 million one-time General Fund in fiscal year 2023-24 to support the Higher Education Student Housing Grant Program. University of California and California State University campuses, and California Community Colleges, submitted 42 construction grant applications requesting approximately $2.8 billion in state funding. California Community Colleges submitted 75 planning grant applications Housing Resources Resolution 09-23 Page 201 173 requesting approximately $191 million in state funding. The Department of Finance considered only construction and planning grant requests that met the program's eligibility requirements for inclusion in the annual Budget Act or other legislation. Site Inventory and Strategy Existing Capacity and Future Potential Single -Family Residential Approximately 40% of the Town's housing production in the last Housing Element cycle was through the construction of single-family dwellings, as permitted bythe Town's zoning. These projects are low in density and intensity and are expected to continue to be built based on existing trends and market demand. Table 60 illustrates the trends in single-family development production since 2017. The average number of net new single-family permits issued since 2017 is 5.8 per year. Based on the historic production trends and available land, the Town estimates an average of 6 single-family homes will be permitted per year, with an overall estimate of 48 homes during the 6th Cycle. There are more than 48 vacant R -A lots in the town that are likely to accommodate these units, though larger properties with existing homes may be subdivided and contribute to the estimate 48 units as well. In addition, a recently recorded 9 -lot subdivision with eight vacant lots will likely be developed over the next cycle. All of these homes are anticipated to be affordable to above -moderate households. Table 60 Recent Sinile Familv Develooment Trends 2017 4 2018 8 2019 8 2020 4 2021 5 Average 6 Source: Town of Los Altos Hills Accessory Dwelling Units Los Altos Hills has seen dramatic growth in recent interest and production in ADUs. Table 61 illustrates trends in ADU production since 2018. ADU production has grown significantly and is expected to continue expanding throughout the 6th Cycle. The average number of ADU permits issued since 2018 is 19.8 per year. However, the ADU permitting level for 2021, at 41 permits, far exceeded the 2018 through 2020 rates. This trend provides strong evidence of continued interest and uptake of ADUs in Los Altos Hills that will continue over the 6th Cycle. As of October 2022, the Town has received 32 applications for ADUs and permitted 20 of the Housing Resources Resolution 09-23 Page 202 174 �I � a �,I;D�S iilCililLi 1":ILIEaiIl�'11 applications. The recent ADU trends result in an average annual production of 19.8 units per year, allowing 160 ADUs to be credited towards the 61" Cycle RHNA. Table 61 ADUs Tovjard the RHNA *As of October 2022 Source: Town of Los Altos Hills The levels of affordability assumed for these 160 ADUs is based off the ABAG affordability survey data. ABAG found that approximately 30 percent of ADUs were used for each of the very low-, low- and moderate -income categories, respectively, and the remaining 10 percent in the above moderate -income category. 19 The Town of Los Altos Hills conducted a survey of residents regarding ADUs in 2021. The survey had 507 respondents including 109 that owned ADUs. The survey results mimicked the results of the ABAG study. Of the 50 respondents to the question on rent charged, 48% qualified as ELI, 56% qualified as Very Low, 24% as Low, 10% as Moderate, and 10% as Above -Moderate. Of the two studies, the Town used the more conservative ABAG results for the projections since they had more conservative distribution rates (lower for the lower-income households and higher rates for the moderate income households), and because the ABAG study was based on a larger sample size. Based on both the recent trends and affordability assumptions, Table 62 displays the assumed projected number of ADUs in each income category for the 61" Cycle. Table 62 ADU Affordabilitv Assumptions CategoryPercent Income Year 2018 # of ADUS 5 2019 8 2020 25 2021 41 2022* 20 Average 19.8 *As of October 2022 Source: Town of Los Altos Hills The levels of affordability assumed for these 160 ADUs is based off the ABAG affordability survey data. ABAG found that approximately 30 percent of ADUs were used for each of the very low-, low- and moderate -income categories, respectively, and the remaining 10 percent in the above moderate -income category. 19 The Town of Los Altos Hills conducted a survey of residents regarding ADUs in 2021. The survey had 507 respondents including 109 that owned ADUs. The survey results mimicked the results of the ABAG study. Of the 50 respondents to the question on rent charged, 48% qualified as ELI, 56% qualified as Very Low, 24% as Low, 10% as Moderate, and 10% as Above -Moderate. Of the two studies, the Town used the more conservative ABAG results for the projections since they had more conservative distribution rates (lower for the lower-income households and higher rates for the moderate income households), and because the ABAG study was based on a larger sample size. Based on both the recent trends and affordability assumptions, Table 62 displays the assumed projected number of ADUs in each income category for the 61" Cycle. Table 62 ADU Affordabilitv Assumptions 19 ABAG ADU Technical Assistance Memo. https://abag.ca.gov/sites/default/files/documents/2022- 03/ADUs-Projections-Memo-final.pdf Housing Resources 175 Resolution 09-23 Page 203 CategoryPercent Income ADUs 30% Very Low 48 30% Low 48 30% Moderate 48 10% Above Moderate 16 19 ABAG ADU Technical Assistance Memo. https://abag.ca.gov/sites/default/files/documents/2022- 03/ADUs-Projections-Memo-final.pdf Housing Resources 175 Resolution 09-23 Page 203 Usl il,t�w Iill.;:� i'.U,fF11R11 Source: Town of Los Altos Hills; ABAG Based on the recent production and affordability trends, along with the Town's strong commitment to facilitating ADU construction, the ADU assumptions are conservative and highly realistic, and it is likely that additional ADUs above the number credited toward the RHNA will be constructed during the cycle. Senate Bill 9 (SB 9) Dwelling Units SB 9, also known as the California Housing Opportunity and More Efficiency (HOME) Act, is a state bill that requires cities to allow one additional residential unit on parcels zoned for single -dwelling units. This law allows up to a total of two residential units in a single -dwelling unit zone (R -A), excluding any ADUs. SB 9 provides a streamlined ministerial process for property owners to subdivide their single-family residential lot and/or build additional residential units on their property. SB 9 provides a variety of housing development options for property owners to optimize their property's financial potential. A homeowner could split their lot and sell or build up to three rental units which could create opportunities for new home ownership as well as help to alleviate the housing demand. SB 9 does not apply to every single-family zoned property, there are several areas that are excluded from development under Senate Bill 35. These areas include: ■ Wetlands ■ Earthquake fault zones • Hazardous waste sites ■ Land designated for agricultural protection by a local ballot measure • Land subject to conservation easements • Areas within FEMA -designated flood plains or regulatory floodway ■ High Fire Hazard Severity Zones (designated by CalFire) SB 9 could affect up to 1,000 lots due to the amount of single -dwelling unit zoned lots and the amount of lots located in areas that don't qualify within the Town. As of October 2022, the Town has received six SB 9 applications. Three additional SB 9 permit applications have been received for a total of 6 through 2022. Two of the applications are on vacant lots and each have a total of four units. The third application is for two units on an existing lot. As ADUs and vacant lots are already calculated in other projects, the three SB 9 applications result in an additional two SB 9 ADU units. The Town is anticipating increased applications under SB 9 and is using the trend of two additional SB 9 ADUs and two (net) additional SB 9 (non ADU) units to project 16 additional ADUs and 16 additional SB 9 (non ADU) units throughout the planning period. A list of sites where SB 9 units can be Housing Resources Resolution 09-23 Page 204 176 accommodated without any constraints is provided in Appendix A: Vacant Lots with Potential SB 9 Units. The 16 additional ADUs are projected at the same income breakdown for ADUs as described above. RHNA Shortfall The Town has little capacity for housing under its existing zoning, and no capacity for multi- family housing development. Therefore, the Town has a shortfall for most of the RHNA, which necessitates specific rezoning programs and development standards pursuant to Government Code 65583.2. Under existing zoning, the Town has a realistic capacity for 105 lower-income units (very low- plus low-income), 53 moderate income units and 66 above moderate -income units, creating a shortfall of 92 lower-income units, 29 moderate -income units, and 144 above -moderate income units, respectively. Table 63 shows the RHNA shortfall for all income levels. The Town's overall strategy is to accommodate the RHNA shortfall through adopting a Multi- family Infill Overlay zone (MF -10) and creating programs to facilitate increased ADU production. These strategies will allow the Town to fully meet its housing needs for all income levels during the 6th Cycle Housing Element. RH NA Strategy A key component of the Town's RHNA strategy is to create a Multi -family Infill Overlay (MF - 10) zone, which will allow multi -family development and increased densities on identified institutional use sites. The Town will adopt standards to allow and facilitate multi -family development in the zone, which will be used for the multi -family infill overlay. The properties have a total realistic capacity of 397 units. Of these, 192 are counted towards the above moderate -income RHNA, 55 for the moderate RHNA, and 150 toward the lower-income RHNA. Housing Resources Resolution 09-23 Page 205 177 Table 63 RHNA Shortf- Very Low A.. - Income Low Income .. Income Moderateerate Income Base RHNA 125 72 82 210 489 ADUs 48 48 48 16 160 SB9+ Associated 4 5 5 18 32 ADUs Single Family 0 0 0 48 48 Subdivision Total Units 52 53 53 82 240 Remaining 73 19 29 128 249 Need The Town's overall strategy is to accommodate the RHNA shortfall through adopting a Multi- family Infill Overlay zone (MF -10) and creating programs to facilitate increased ADU production. These strategies will allow the Town to fully meet its housing needs for all income levels during the 6th Cycle Housing Element. RH NA Strategy A key component of the Town's RHNA strategy is to create a Multi -family Infill Overlay (MF - 10) zone, which will allow multi -family development and increased densities on identified institutional use sites. The Town will adopt standards to allow and facilitate multi -family development in the zone, which will be used for the multi -family infill overlay. The properties have a total realistic capacity of 397 units. Of these, 192 are counted towards the above moderate -income RHNA, 55 for the moderate RHNA, and 150 toward the lower-income RHNA. Housing Resources Resolution 09-23 Page 205 177 The overlay zone on Twin Oaks Court parcels will add a significant amount of housing capacity. The Twin Oaks Court property meets the following criteria: • The property is adjacent to an arterial roadway; and • The property has a net developable site of approximately 7.5 acres under common ownership); and ■ The property is not used for utility, public, or private right-of-way purposes. This overlay zone will provide increased housing capacity in a prime area with excellent access to employment centers and educational facilities. The Town has proposed a program to initiate the zoning amendments to create a new multifamily zone with objective development standards and design guidelines (Program A-1). Multi -family zoning districts will provide a streamlined approval process for projects that are consistent with objective development standards and design guidelines. All projects with affordable housing will receive expedited approval under Program B-1. Housing Resources 178 Resolution 09-23 Page 206 Site Descriptions 76w11 of GosACtos Jfifls J%usiug Efemerrt Figure 42: RHNA Site Inventory Q Los AltoS Hills Other Jurisdictions 0 0.25 0.5 1 0 RHNA Sites Miles Housing Resources 179 Resolution 09-23 Page 207 Town of LosAftos Yfiffs Yfousing Efement l Non-Vacant Sites Government Code Section 65583.2 (g) (2) states that housing elements relying on non -vacant sites for more than 50 percent of their lower-income RHNA units must demonstrate that the existing uses of these sites do not impede additional residential development. This government code section does not apply to the Town of Los Altos Hills, as less than 50 percent of the lower income units are achieved through the use of non -vacant sites. More than 50 percent of the site inventory is achieved through vacant sites, pending projects, and ADUs, as shown in Table 64. Los Altos Hills has very little non -constrained vacant land that is available for development. However, in accordance with HCD Sites Inventory Guidebook (page 26) for calculating the percentage of lower-income households (LIH) on vacant and non -vacant sites, 65% of the 197 RHNA for lower-income household units will be provided on vacant lands. The 129 lower-income units on vacant sites include 96 ADUs, nine SB 9 associated ADUs, and 24 units on the three vacant Twin Oaks parcels. The remaining 68 (35%) LIH units could be on non - vacant sites (Foothill College and the St. Nicholas School). This totals to 129 units, or 65 percent of the lower income RHNA, achieved through vacant sites and ADUs. Government Code Section 65583.2 (g) (2) requires housing elements relying on non -vacant sites for more than 50 percent of their lower-income RHNA units to demonstrate that the existing uses of these sites do not impede additional residential development. As 65 percent of the LIH RHNA units are achieved through vacant sites and ADUs, only 35 percent of lower income units are achieved through non -vacant sites. Therefore, pursuant to Government Code 65583.2(g)(2), Los Altos Hills does not require the City Council to adopt findings that the existing uses will not be an impediment to the development of the site for housing. Each site has one or more areas of available land suitable for development that are undeveloped or underdeveloped portions of the site with existing road access, full utility service, and free of significant environmental constraints. The site location and design and placement will be determined by the site owners. The site suitability analysis also prioritized parcels that included available areas of roughly 5 acres or more because these are the preferred size forthe most cost effective development of affordable housing. To support the development of affordable housing, the Town will provide technical assistance through efforts including but not limited to site design, permit processing, and site placement (Program A-9). There is no intent to replace any of the existing uses. The Town wants to retain the existing institutional uses. It is expected new housing development on the properties will be infill development only. It is possible, but not necessary, that the property owners. or new housing developers, may wish to subdivide the property to create new parcels to allow separate and independent ownership. The Town will support and facilitate subdivision as part of any development application if desired by the owner or developer. Subdivision is a normal and Housing Resources Resolution 09-23 Page 208 :m Tmvn of Los,41tos Yfiffs Yfousing ECement routine process that does not impose any significant constraint on the overall development program. Appendix C - Owner, Developer Interest includes a variety of materials demonstrating recent owner and developer interest in development of housing on LAH RHNA sites and similar projects in the region. The Town worked closely with Foothill College to revise the draft HEU to address and response to its comments on the public review draft. The appendix includes a letter from Foothill that accepts the revised HEU including the planned addition of the multifamily overlay zone on the college site. The realistic development potential of the non -vacant sites was determined by a review of the existing site conditions. Areas suitable for infill development were identified. They typically include undeveloped lands with moderate or flat slopes, large surface parking lots. The non -vacant nature of the properties is an advantage since they already include road access and utility connections and the lands are generally previously disturbed, graded, and do not have any known environmental constraints, are free and independent of existing buildings and operations. The potential sites each have the potential for creating lots for multi -family units for student and faculty housing without demolishing any structures or primary uses. The size of several such suitable areas were identified. The realistic potential was calculated only on these areas. These net developable areas were then multiplied by the average permissible density of 30 dwelling units per acre for the institutional properties. The minimum of 20 dwelling units per acre was used to calculate the realistic yield for the non - institutional site. The very high land and residential values and desire to live in Los Altos Hills will create a very strong financial incentive to develop the properties with the permitted number of units. In addition to identifying only net suitable acreage, the maximum yields were reduced by a conservative factor of 50% to reflect the likelihood of development within the next eight years. This allows for a variety of different housing types and densities. Although the densities would allow 100% of the units to be counted toward the lower-income RHNA, these realistic yields were then distributed among the very low, low, moderate- and above - moderate income categories. The non -vacant institutional sites were generally split 40/60 for lower-income and moderate- and above moderate income households. The non - institutional site was split 30/70. The slightly higher percentage of lower-income units for the institutional uses was based upon the larger trends of such institutions to build mostly affordable, below-market rate units. Because the net buildable areas are relatively independent of the existing buildings and operations, the existing uses will not impede the residential development. No change to existing uses is necessary. The existing zoning code sets forth development capacity standards for single-family and institutional uses in the form of Maximum Development Area (MDA) and Maximum Floor Area (MFA). The new multifamily overlay zone will include new developments standards that Housing Resources 181 Resolution 09-23 Page 209 lid U;tii9111.1.1, fai,IFOR511 allow and promote the development of the full projected development capacity of each site. If the existing MDA and MFA standards were applied today, the 17.2 -acre St. Nicholas property would be allowed an MDA of approximately 182,633 square feet and MFA of approximately 82,835 square feet. The school has utilized approximately 50% of allowable MFA and thus there is excess capacity to accommodate additional potential residential developments. Additional development capacity standards will be implemented for multifamily housing as a part of the proposed overlay zone. Table 64: Lower -Income Site Capacity Category Low and Very Low Income RHNA 197 100% 50% of Low and Very Low Income RHNA 99 50916 Total LIH Units Provided: 129 65% Lower Income Projected ADUs 96 48% Lower Income Projected SB 9 + Associated A 9 DUs 5% Lower Income Capacity - Vacant Sites 24 12% Excess Capacity beyond 50% 30 The following discusses the non -vacant sites where overlay zones are proposed to allow for multi -family housing to meet the RHNA and housing needs. Foothill College The Foothill College site consists of a portion of three parcels located along EI Monte Road with a gross area of approximately 124 acres. As a part of the Town's planned Multi -family Infill Overlay Zone to allow and facilitate multi -family residential to meet the RHNA, the adopted overlay would allow a projected density of 30 du/ac. The Town would allow Foothill College to develop approximately 14.5 cumulative acres on the campus as that is the amount of acreage that can realistically be developed without the displacement or removal of any existing use on the campus (through redevelopment or building retrofitting). The property could accommodate a mix of incomes within the housing allocation. Housing Resources 182 Resolution 09-23 Page 210 MrC.161F0R�1.3 Figure 43 Foothill College Parcels Foothill Community Other Jurisdictions College Site Creeks 0 0.05 0.1 Q Los Altos Hills 0 Miles Looking north on College Loop Rood Housing Resources 183 Resolution 09-23 Page 211 I:I aos BJLI.s CALIFORNIA Table 65 Foothill Colleee Site Profile Foothill APN(s) 17541014, 17541015, 17541016 Size (gross acreage) 124 Net Buildable/Developable Acres 14+ Existing Zoning R -A Existing General Plan Designation Institutional Public School Proposed General Plan Designation/Zoning Institutional/Multi-family Projected Incomes Mix Total Projected Units 210 Very Low Income 55 Low Income 25 Moderate Income 35 Above Moderate Income 95 There are few if any environmental constraints on the site as the large site was developed in the 1970s as a college campus and most of the property was graded and developed over the next 50 years. The only areas of the site with more significant constraints would be along Adobe Creek which crosses through the southerly portion of the campus and Purissima Creek which flows along the northerly side. No development would be permitted within 25 feet of these creeks and all riparian habitats would need to be protected. The site is located directly off the Interstate 280/EI Monte Road interchange with access provided via EI Monte Road at the southern boundary of the site. Currently, water, public sewer, and dry utilities are all available on the property. The existing use is a school campus consisting of multiple buildings, parking lots, and sports courts/fields. Surrounding uses include low-density residential, one faith -based facility (St. Luke's Chapel In the Hills), and one kindergarten through 8t' grade school (St. Nicholas Catholic School) within a mile of the site. This site also has access to Santa Clara Valley Transportation Authority (VTA) bus lines (Route 40 and 52) that serve Foothill College with several stops located on the campus as well as adjacent to the campus along EI Monte Ave. In 2021, Foothill -De Anza Community College District created an Affordable Housing Task Force to find solutions to housing insecurity within the district community. The task force meets monthly and in November 2021,it submitted a California Community College Planning Grant to fund a feasibility study to explore building student housing on the De Anza College campus and Foothill College campus and begin the planning process for construction. Housing Resources Resolution 09-23 Page 212 1, 1, `Lown oJLos;41tosYh1Is:Kousz% 1' St. Nicholas Catholic School The St. Nicholas Catholic School site consists of two parcels located off EI Monte Road with a gross area of approximately 17 acres. Existing uses include a school, a chapel, a parking lot, a residence used by the Catholic Church, and open space. As a part of the Town's planned overlay zone to allow for multi -family residential to meet the RHNA, the future multi -family overlay administered to the property would allow for a projected 75 total units. The property is expected to accommodate a mix of incomes within the housing allocation. Figure 44 St. Nicholas Catholic School Parcels X , 0-f 1161 t4 k j 47.u1 St. Nicholas School Sites Other Jurisdictions 0 0.04 0.07 Q Los Altos Hills Creeks Miles Housing Resources Resolution 09-23 Page 213 185 Looking north on Voorhees Drive Table 66 St. Nicholas Catholic School Site Profile SchoolSt. Nicholas APN(s) . 33621003, 33621004 Size (gross acreage) 17.2 Net Buildable/Developable Acres 5+ Existing Zoning R -A Existing General Plan Designation Institutional Religious, Residential Proposed Zoning R -A, Institutional Multi -family Infill Overlay Proposed General Plan Designation Institutional Religious, Residential, Multi -family Projected Incomes Mix Total Units 75 Very Low Income 25 Low Income S Moderate Income 5 Above Moderate Income 40 The school buildings, parking lot and playfields encompass less than 50% of the total site and the facility consists of low-rise, single -story structures. The property contains ample room to accommodate new residential units by developing the vacant, approximately 5 -acre portion on the north side of the site above EI Monte Road. Currently, there is a driveway leading up from the parking lot and there is an old access road that leads down to EI Monte Road. This portion of the property has a high potential to be developed as there are no existing structures, the site has been previously disturbed, there is availability of water, sewer and other utilities, and the area at the top of the hill is relatively flat. Housing Resources 186 Resolution 09-23 Page 214 Y t: jAF P k The adopted overlay zone will allow for a density of 30 du/ac to incentivize and allow residential redevelopment. The maximum unit capacity for this site is 150 units, while the realistic capacity assumed for this site is 75 units. The site is in close proximity to Foothill Community College on the other side of 1-280, and less than one mile from Covington Elementary School in the City of Los Altos, where residents travel for a majority of goods and services and community facilities that support residential development. This site also has good access to transit. There are two VTA bus lines (Route 40 and 52) that serve the site, with the stops located along its EI Monte Avenue frontage. The existing zoning code sets forth development capacity standards for single-family and institutional uses in the form of Maximum Development Area (MDA) and Maximum Floor Area (MFA). These standards are expected to be revised as part of the new Multifamily Overlay Zone to allow and promote the full planned potential number of units. However, if applied as they exist today, the 17.2 -acre St. Nicholas property would have an MDA of approximately 182,633 square feet and MFA of approximately 82,835 square feet. The school has utilized approximately 50% of allowable MFA and thus there is excess capacity to accommodate additional potential residential developments. Additional development capacity standards will be implemented for multi -family as a part of the proposed overlay zone. The Town has been in contact with the school and received positive initial feedback regarding the potential for new housing at the project site. Vacant and Single -Family Homes Twin Oaks Court Twin Oaks Court consists of three undeveloped/vacant parcels and three parcels with single- family structures. The site is located in northwest Los Altos Hills with a gross area of approximately 12 acres. Existing zoning allows for single-family residential. As part of the Town's overlay zone strategy to meet the RHNA, the parcels would have an overlay zone to allow multi -family development at a minimum of 20 and up to 30 dwelling units per net acre. The site is assumed to have a developable area of 7.5 acres, a maximum yield of 225 units and a realistic capacity of 77 total units within the next eight years. The properties are expected to accommodate a mix of income of the housing allocation. Housing Resources Resolution 09-23 Page 215 187 l Town of GosAftos Jfiffs Ifousing Efement l Figure 45 Twin Oaks Court ® los Altos Hills 0 0.03 0.05 Other Jurisdictions p Miles Twin Oaks Court Parcels Housing Resources Resolution 09-23 Page 216 ons BICEP CALIFORNIA Table 67 Twin Oaks Twin Oaks Court Court Site Profile Description APN(s) 18202017, 18202018, 18202019, 18202020, 18202021,18202022 Size (gross acreage) 12 Net Buildable/Developable Acres 7.5+ Existing Zoning R -A Existing General Plan Designation Single Family Residential Proposed Zoning Multi -family Infill Overlay Proposed General Plan Designation Multi -family Infill Overlay Projected Incomes Mix Total Units 77 Very Low Income 17 Low Income 7 Moderate Income 10 Above Moderate Income 43 These lots have a high potential for concurrent development, as all parcels are under common ownership. This common ownership means that lot acquisition and consolidation would not be necessary for a larger project over multiple parcels. The property has slopes that could potentially reduce the yield of the property. A very minor portion of the 6 lots are over 40 percent slope and there is a conservation easement recorded. There are four existing utility easements on the property. These constraints were accounted for in the realistic capacity calculation through a reduction from the maximum yield of the property and are not expected to significantly inhibit or prevent development on the property. The properties are bordered on the northwest by Interstate 280 and have existing steep slopes between 13 percent and 35 percent for the northernmost parcels. The site is accessed via Twin Oaks Court via Arastradero Road, which runs parallel to Interstate 280; Arastradero Road connects the east side and west side of Los Altos Hills and provides a great connection to Stanford Business Park, a large employment center also located off Arastradero Road and directly north of the Town. A bus shuttle operated by Stanford University serves a portion of the business park with a shuttle stop that is approximately one mile from this site The Twin Oaks Court site has access to existing water, electricity, and gas services on Arastradero Road along the site frontage. The Town also has public sewer mains nearby on Saddle Mountain Road and on Stirrup Road. To connect to the public sewers, the site development will require an extension on the existing public sewer mains, and an installation Housing Resources Resolution 09-23 Page 217 Lt`�I,T�T�Nil.i rG`44'T�: C1.EF�iR\'I of a private sewer force main to discharge into the public sewers. Sewer connections are not expected to be a constraint on the development of the RHNA units, as adequate capacity is available close by, as sewer connections can be made in a cost-effective and efficient manner for future residential construction. The Town will implement a program to coordinate with the Purissima Hills Water District to expand water rights or increase water conservation and provide water for the RHNA units (Program B-8). Ability to Meet the RHNA Using the realistic assumptions listed above, the Town will have adequate sites to accommodate the RHNA for all income levels after the creation of the overlay zone. Table 68 illustrates the residential capacitythat is being counted toward the RHNA. The Town has adequate sites at all income levels. The inventory includes a total lower-income capacity of 236 units, exceeding the 197 units to achieve a 15 percent buffer. The inventory accommodates 98 moderate units, 4 units above what is required to achieve a 15 percent buffer. The inventory also supports 254 above -moderate units, exceeding the RHNA plus 15 percent buffer requirement of 242 units. Table 68 Housing Capacity Category Moderate Above ModerateLow Total Requirement with 15% Buffer 144 83 94 242 563 ADUs 48 48 48 16 160 SB 9 + Associated ADUs 4 5 5 18 32 Single Family Homes 48 48 Overlay Zone Sites: Foothill College 55 25 35 95 210 St. Nicholas School 25 5 5 40 75 Twin Oaks Court 17 7 10 43 77 Total Capacity 149 90 103 260 602 Surplus 5 7 9 18 39 Constraints The site inventory analysis takes into consideration any environmental constraints such as habitat, flood, noise hazards, and steep slopes, among others. Any environmental constraints that would lower the potential yield (e.g., steep slopes) have already been accounted for in the site/unit capacity analysis. In general, the deductions in the yield from the maximum will cover and accommodate any reductions in site capacity due to environmental constraints. Housing Resources Resolution 09-23 Page 218 190 i s111 isjims-AousingLtement Site-specific constraints, including environmental constraints, are noted in the site description of each site. Steep slopes, easements, and any other known constraints were considered in the calculation of the realistic capacity. The capacity of the sites were reduced from the maximum capacity to accommodate for known constraints on the sites. No other environmental or other constraints are known. Analyzed constraints considered in realistic capacity calculations for Foothill College include areas along Adobe Creek on Foothill College campus where no development would be permitted within 25 feet, and the need to accommodate development without displacing existing uses. Topographic constraints for St. Nicholas School and Twin Oaks considered in the realistic capacity of both sites and the yields were reduced from the maximum capacity to account for areas with steep slopes. Twin Oaks parcels contain a number of utility easements and small portion of the site with over 40 percent slope that were also accounted for in a reduction from the maximum capacity. Foothill College, St. Nicholas School, and Twin Oaks all have no known contamination, and access and the shape of the parcels would not preclude or impact development. Infrastructure Full urban -level infrastructure services are available to most of the sites in the inventory, including St. Nicholas School and Foothill College, and could be expanded if necessary to accommodate the new units. The Twin Oaks Court site has access to water, electricity and gas lines that are located within Arastradero Road along the site frontage. The Town has sewer mains located on Saddle Mountain Road, approximately 1,000 feet uphill from the site or downhill on Arastradero Road about 1 mile to the northeast. Development on the site will require short extensions or laterals for the multi -family residential development. Such connections are not expected to be a constraint on the development of the RHNA units, as adequate capacity is located close by and can be extended in a cost-effective and efficient manner for future residential construction. The Town will implement a program to coordinate with the Purisima Water District to expand water rights or increase water conservation and provide water for the RHNA units. Topography The Town of Los Altos Hills has many areas with slope constraints as most of the Town lies on rolling hills. The St. Nicholas School and Twin Oaks Court sites contain some areas of moderately steep slopes; however, they are not anticipated to constrain the site capacity below what was assumed in the RHNA as there are adequate areas with less than 20% slopes that can accommodate the proposed development. Topographical constraints were considered in the realistic capacity of both sites and the yields were reduced from the maximum capacity to account for areas with steep slopes. Housing Resources 191 Resolution 09-23 Page 219 Town of LosAftos.7fiffs-7fousing Efement Fire Hazard Areas Although the Town of Los Altos Hills does not have areas identified as Very High Fire Hazard Severity Zones, there are areas of high and moderate fire severity zones primarily on the lands west of Interstate 280, with smaller portions off Old Page Mill Road and on the La Cresta ridgeline (see Figure 46). The Town has also adopted the Wildland Urban Interface (WUI) regulations from the California Building Code for all properties in the Town Limits. For example, these WUI regulations require ignition resistant exterior wall and roof materials, tempered glass for doors and windows, and enclosed roof eaves and louvered roof vents. In addition, the Town's regulations (Title 4, Chapter 2 of the Municipal Code) include spark arrestors, reduction or removal of vegetation around structures, outdoor fireplace regulations and other codes to reduce fire risks to new and existing structures. CalFire is currently in the process of updating the fire hazard severity zone maps for the state which should provide more clarity of the fire hazard zones in the Town. In any event, the Town has taken the proactive step of adopting the WUI standards town -wide, therefore, all new development will require that structures meet the WUI regulations in the building code. Fi¢ure 46 Los Altos Hills Draft Fire Hazard Severity Zones in LRA FIF.E }-3A2ARD SEVER ZONES - LRA Vary High LRA TTigh LRA 14*6arate LRA Ummned Qher "W, TT:;,:,h L-ewr hI zh Cnhrzr MMwar, : Wier t;nZanel Housing Resources 192 Resolution 09-23 Page 220 r�C'Cp1P'r: fAi.IFIN\I H(.)Ai Portions of Los Altos Hills fall into flood hazard zones as defined by the Federal Emergency Management Agency (FEMA). Figure 47 displays the special flood hazard areas in Los Altos Hills. The vast majority of the Town falls into Zone X, which has a 0.2 percent or less annual chance of flooding; these areas are not subject to special standards. A few areas located along the creeks in the Town fall within the AE and AH zones, which indicate areas that are subject to inundation by 1 percent annual chance of shallow flooding. Foothill College is the only RHNA site that falls within the AE and AH zone. While the Town has development standards for building near a creek bank, it is not considered a major constraint to housing production as the flood zone areas on the campus do not encompass the potential development sites for multi -family housing. Furthermore, the Foothill College site is already disturbed and no proposed development would encroach on the adjacent creeks. The Town does not have any RHNA sites within floodways, which is a water channel that directly conveys stormwater and experiences rapid velocities during wet weather events. Housing Resources Resolution 09-23 Page 221 193 1, l TownofGosAftosJfiffs3fousirtg'£Cement r. Figure 47 los Altos Hills Special Flood Hazard Area Q Los Altos Hills 11/6 Annual Chance Other Jurisdictions Flood Hazard 0 0.25 0.5 1 RHNA Sites .2% Annual Chance Miles Flood Hazard Housing Resources Resolution 09-23 Page 222 194 LGS aLTC6 tI111S r y CALIFORNIA Figure 48 Flood Hazard Foothill College rte, 47Uky `y y,•r .:Kc+` '' Wit' ••" 4 rr .r ,rs f ' ~"' ^'Y ' • pl }`.� y✓' `�� �.f.� �A. • �. ,,..�.J�. +1� mss. � � � iA ��e'"d,44�1y 4 ..,. ..� !' �... �. �m 4JjW Foothill College Parcels 1% Annual Chance Flood Hazard 0 0.05 01 Q Los Altos Hills mmm::� Miles Other Jurisdictions .2% Annual Chance Flood Hazard Financial Resources Santa Clara County provides funding and subsidies for the construction, acquisition, and rehabilitation of housing units for lower-income households in Los Altos Hills. Many of these programs capture funding from the state and federal governments and administer the money for local tenants, owners, and developers of affordable housing. Countywide Programs Community Development Block Grant The Town of Los Altos Hills is a Participating Jurisdiction in the County of Santa Clara`s Community Development Block Grant (CDBG) program and Home Investment Partnerships Program (HOME Program). Program administration is provided by the County's Office of Supportive Housing. Housing Resources Resolution 09-23 Page 223 195 �X Cf��S llli.l;>VOW4 oj josAttos1 t:1i.IFiiR�l1 CDBG funds are provided by the US Department of Housing and Urban Development (HUD) and are meant to be a flexible way of giving communities the resources to provide suitable housing, improve livability, and enhance economic opportunity, with the provision of affordable housing being one of the program's major goals. Eligible activities include acquisition, rehabilitation, homebuyer assistance, economic development, homeless assistance, and public services. Through Program C-3, the Town will continue to participate through Santa Clara County in the federal housing and CDBG program. Home Investment Partnerships Program The HOME Program is federally funded by HUD to provide decent affordable housing to lower-income households. The HOME Program is administered on behalf of the Urban County cities, which include Los Altos Hills. Housing Choice Voucher Program The Housing Choice Voucher (HCV) program is a rental assistance program that helps very low-income families to live in market-rate housing units rather than public housing. Households are provided with vouchers that are paid to private market-rate landlords, who are then reimbursed by HUD. In addition to the regularvoucher program, Santa Clara County Housing Authority (SCCHA) administers special housing programs, including the Veterans Affairs Supportive Housing (VASH) Program, Mainstream Program, and Emergency Housing Vouchers (EHV). • The VASH Program is for homeless veterans with severe psychiatric or substance abuse disorders. SCCHA and Veterans Administration Medical Center (VAMC) have partnered to provide rental vouchers and supportive services to eligible veterans. The veteran must demonstrate to the VAMC that he/she is homeless (has been living outdoors, in a shelter, in an automobile, etc.) before being evaluated for this program. ■ The Mainstream Program is designed to provide assisted housing to persons with disabilities to enable them to rent suitable and accessible housing in the private rental market. Mainstream applicants are offered a voucher as allocations become available. Participants must be participating in programs of rehabilitation and/or support services within the community that are directly related to their disability. ■ The EHV program is available through the American Rescue Plan Act. Through EHV, HUD provided SCCHA with 664 housing vouchers to assist individuals and families who are homeless or at risk of homelessness; fleeing, or attempting to flee, domestic violence, dating violence, sexual assault, stalking, or human trafficking; or were recently homeless or have a high risk of housing instability. Housing Resources 196 Resolution 09-23 Page 224 i; Town ofLosAftos lfiffsYfousing Element Project -Based Voucher Program The Project -Based Voucher Program provides rental assistance to households living in specific housing sites. Because the rental assistance is tied to the unit, a family who moves (voluntarily or through eviction) no longer qualifies to receive housing assistance. The SCCHA administers different waiting lists by bedroom size for each project -based housing site. These housing sites are either multi -family or senior housing developments. Statewide Programs No Place tike Home The No Place Like Home program provides loans to eligible counties to acquire, design, construct, rehabilitate or preserve permanent supportive housing for persons who are experiencing homelessness or chronic homelessness, or who are at risk of chronic homelessness, and who need mental health services. Projects funded must be apartment complexes of 5 or more units. Energy Conservation The primary uses of energy in Los Altos Hills are for transportation, lighting, water heating, and space heating and cooling. The high cost of energy demands that efforts be taken to reduce or minimize the overall level of urban energy consumption. Energy conservation is important in preserving nonrenewable fuels to ensure that these resources are available for use by future generations. Several benefits are also associated with energy conservation, including improved air quality and lower energy costs. The Town's energy goals, stated in the Conservation Element of the General Plan, make every effort to conserve energy in the Town, thus reducing dependence on fossil fuels. The Town's policies relating to energy include encouraging the use of alternative energy systems; green building that maximizes opportunities for solar energy use and energy conservation; and promoting energy -conserving standards and requirements for new construction including the requirement that all new dwellings have all electric water and space heating systems. The Town encourages the use of both passive and active solar energy conservation techniques in building design and siting. To encourage the use of solar power, Los Altos Hills has developed the following incentives: ■ Building permit fees are waived for the construction or installation of solar energy generation equipment. ■ For ground -mounted photovoltaic systems, up to 500 square feet may be exempt from development area calculations. The California Building Standards Code includes green building regulations, referred to as CALGreen (California Code of Regulations, Title 24, Part 11). This is the nation's first mandatory statewide green building code, intended to encourage more sustainable and Housing Resources Resolution 09-23 Page 225 197 environmentally friendly building practices, require low pollution -emitting substances to minimize harm to the environment, conserve natural resources, and promote the use of energy-efficient materials and equipment. CALGreen requirements for new buildings include: ■ Reduce water consumption by 20 percent; ■ Divert 50 percent of construction waste from landfills; ■ Install low pollutant -emitting materials; ■ Separate water meters for nonresidential buildings' indoor and outdoor water use; ■ Moisture -sensing irrigation systems for larger landscape projects; and • Mandatory inspections of energy systems (e.g., heat furnace, air conditioner and mechanical equipment) for nonresidential buildings over 10,000 square feet to ensure that all are working at their maximum capacity and according to their design efficiencies. These regulations respond to California's energy crisis and need to reduce energy bills, increase energy delivery system reliability, and contribute to an improved economic condition for the state. The Town of Los Altos Hills has adopted the 2019 California Building Codes and will look to implement the newly adopted 2022 Building Energy Efficiency Standards where appropriate as part of Program C-4 Energy Efficient Housing. In addition, the Town adopted REACH codes in 2019 that required all electric water and space heating in all new residences and pre -wiring for all electric appliances. It is anticipated that these codes will be re -adopted in late 2022. Other measures may be proposed by the Environmental Initiatives Committee, a standing committee charged with the development of incentives for energy conservation and other environmental objectives. Pacific Gas & Electric (PG&E) provides both natural gas and electricity to residential consumers in Santa Clara County, including Los Altos Hills. The company provides a variety of energy conservation services for residents. PG&E also participates in several energy assistance programs for lower-income households, which help qualified homeowners and renters conserve energy and control electricity costs. These include the following: • The California Alternate Rates for Energy Program—Provides a 20 percent monthly discount on gas and electric rates to income -qualified households, certain nonprofits, facilities housing agricultural employees, homeless shelters, hospices and other qualified nonprofit group living facilities. ■ The Relief for Energy Assistance through Community Help (REACH) Program— Provides one-time emergency energy assistance to low-income customers who have no other way to pay their energy bill. REACH aims to assist those in jeopardy of losing Housing Resources 198 Resolution 09-23 Page 226 their electricity services, particularly the elderly, disabled, sick, working poor, and the unemployed, who experience severe hardships and are unable to pay for their necessary energy needs. Customers who have experienced an uncontrollable or unforeseen hardship may receive an energy credit up to $200. ■ The Balanced Payment Plan (BPP)—Designed to eliminate big swings in a customer's monthly payments by averaging energy costs over the year. On enrollment, PG&E averages the amount of energy used by the household in the past year to derive the monthly BPP amount. PG&E checks the household's account every four months to make sure that its estimated average is on target. If the household's energy use has increased or decreased dramatically, PG&E will change the amount of monthly payment so that the household does not overpay or underpay too much over the course of a year. ■ The Low -Income Home Energy Assistance Program (LIHEAP) Block Grant—Funded by the federal Department of Health and Human Services, LIHEAP provides two basic types of services. Eligible low-income persons, via local governmental and nonprofit organizations, can receive financial assistance to offset the costs of heating and/or cooling dwellings, and/or have their dwellings weatherized to make them more energy efficient. This is accomplished through these three program components: o The Weatherization Program provides free weatherization services to improve the energy efficiency of homes, including attic insulation, weather-stripping, minor home repairs, and related energy conservation measures. o The Home Energy Assistance Program provides financial assistance to eligible households to offset the costs of heating and/or cooling dwellings. o The Energy Crisis Intervention Program provides payments for weather-related or energy-related emergencies. ■ The Family Electric Rate Assistance Program—PG&E's rate reduction program for large households of three or more people with low to middle incomes. It enables low- income large households to receive a Tier 3 (131 percent to 200 percent of baseline) electric rate reduction on their PG&E bill every month. ■ Medical Baseline Allowance Program—PG&E offers additional quantities of energy at the lowest (baseline) price for residential customers that have special medical or heating/cooling needs. Housing Resources Resolution 09-23 Page 227 199 Housing Goals, Policies, and Programs General Strategy The Regional Housing Needs Allocation is based on regional housing needs as determined by the state. The Town remains committed to ensuring that residential development and housing opportunities within the Town will build upon the progress made through the 2002, 2009 and 2015 - 2023 Housing Elements. In order to meet a substantially increased RHNA obligations, the Town's approach to providing additional low and moderate income housing opportunities will be the creation of new multifamily overlay zoning in select and limited areas of the Town. The strategy is to allow and encourage relatively high density housing on large institutional sites and to minimize the rezoning of single family residential areas to a new multifamily zone. Additionally, the strategy will help preserve the majority of the Town's semirural residential environment and retain the predominantly rural character and natural setting of the community. The Town will continue to emphasize the construction of new accessory dwelling units on existing lots and in future subdivisions, and the conversion of portions of existing primary residential units to ADUs, which are a practical solution for affordable housing in affluent and semirural communities such as Los Altos Hills with large, existing lot sizes. The Town has had success with the strategy of facilitating and encouraging ADU production in the last Housing Element Update cycle and will continue to build on that success. The Town met its RHNA for lower-income and above moderate -income households and is projected to meet the remaining RHNA goals for moderate -income by the end of the 5th cycle planning period endingJanuary 31, 2023. On the following pages are a series of goals, policies, programs, and quantified objectives designed to guide the Town along a path of ensuring housing opportunities for all existing and future residents of the community. Encourage New Housing Production Goal 1: Ensure that all local housing needs and the Town's fair share of the regional housing needs identified in the ABAG RHNA are met while protecting the Town's sensitive natural resources and predominantly rural residential land -use pattern. ■ Policy 1.1: Allow multi -family housing in designated areas to meet the town's Regional Housing Needs Allocation for affordable housing. Policy 1.2: Ensure that new residential development and reconstruction, and rehabilitation of existing residences preserve existing views, hills, ridgelines, water courses, riparian vegetation, open spaces, native trees, and Town character as much as possible while remaining consistent with all aspects of state housing law. Housing Goals, Policies, and Programs Resolution 09-23 Page 228 200 ■ Policy 1.3: Encourage both the private and public sectors to produce or assist in the production of housing with particular emphasis on housing that is affordable to persons with disabilities, the elderly, large families, female -headed households with children, veterans, and homeless persons. ■ Policy 1.4: Continue to facilitate and promote the development of accessory dwelling units on single-family parcels. ■ Policy 1.5: Work and cooperate with the Foothill-DeAnza Community College District to support the development of housing at Foothill College. • Policy 1.6: Maintain and improve necessary community services and amenities as needed to accommodate multi -family development. ■ Policy 1.7: Allow by -right approval of projects containing 20% or more units affordable to lower-income households for the proposed sites in the overlay zone to meet the lower-income household RHNA requirements. • Policy 1.8: Ensure that residential development sites have appropriate and adequate services and facilities, including water, wastewater, and neighborhood infrastructure. Removal of Governmental Constraints Governmental constraints to the development of affordable housing exist in every community. The types of governmental constraints in Los Altos Hills are typical of those constraints and include zoning regulations, code enforcement, on and off-site improvements, fees and exactions, processing, and permit procedures. These categories are required to protect the public's health and safety or to provide for necessary infrastructure to support the project. To ensure that such governmental constraints are minimized as a barrier to the creation of housing opportunities, the Town will constantly monitor impacts on the feasibility of projects and remove constraints wherever possible. Goal 2: Reduce or remove unnecessarily restrictive governmental constraints to the development, improvement, and maintenance of housing where feasible and legally permissible. ■ Policy 2.1: 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. ■ Policy 2.2: Continue cooperative agreements, as appropriate, with State, County, and other agencies, so that community housing needs are met to the greatest degree possible. ■ Policy 2.3: Offer financial and/or regulatory incentives, where feasible, to offset or reduce the costs of developing quality housing affordable to a wide range of households. Housing Goals, Policies, and Programs Resolution 09-23 Page 229 201 51Cliis i li;5 07.IFORNI • Policy 2.4: Make sure the Town's development regulations accommodate housing needs for lower-income households and special needs persons. ■ Policy 2.5: Establish objective design standards to facilitate streamlined project permitting. ■ Policy 2.6: Incentivize development of affordable housing through density bonuses. Conserve, Preserve, and Improve the Housing Stock Goal 3: Maintain and preserve the quality of the Town's housing stock. ■ Policy 3.1: Encourage all households to maintain and rehabilitate housing to prevent deterioration. ■ Policy 3.2: Encourage the rehabilitation of deteriorating houses where feasible and provide assistance when possible for households who cannot afford the costs of such improvements. ■ Policy 3.3: Incentivize energy efficient buildings and conservation as part of new construction and rehabilitation. Special Housing Needs and Assistance Goal 4: Meet the needs of all Los Altos Hills residents, especially households with unique and special needs. • Policy 4.1: Make provisions for all low-income families to receive and/or be advised of the existence of any special housing financial assistance which currently exist or become available in the future. ■ Policy 4.2: Allow housing that meets the special housing needs including but not limited to seniors, persons with disabilities, and persons in need of emergency or transitional housing. ■ Policy4.3: Encourage and enable non -profits and other governmental and community- based organizations to provide assistance and necessary support services to residents and persons with special needs to successfully function as full members of the community. ■ Policy 4.4: Amend the Zoning Ordinance to remain in compliance with applicable state law, to reduce constraints to emergency shelters, low barrier navigation centers, supportive housing, and group homes. ■ Policy 4.5: Pursue funding sources for affordable housing. ■ Policy 4.6: Promote production of housing for seniors on the RHNA sites. Housing Goals, Policies, and Programs Resolution 09-23 Page 230 202 Town of Los,41tos Jfiffs:fousing Efement 1, Affirmatively Furthering Fair Housing Goal 5: Promote housing opportunity and mobility for all residents to reside in housing of their choice, overcome patterns of segregation, and foster a more inclusive community free from barriers that restrict access to opportunity based on protected characteristics including but not limited to race, color, national origin, religion, sex (including gender identity and sexual orientation), familial status, or disability. ■ Policy 5.1: Allow and facilitate the construction of housing that is affordable to a wide range of household types, sizes and incomes. ■ Policy 5.2: Allow and facilitate the construction of a wide range of housing types, including multifamily or low-income rental opportunities, in high opportunity areas with access to employment and transportation services. ■ Policy 5.3: Encourage the development of residential units that are accessible to disabled persons or are adaptable for conversion to residential use by disabled persons. ■ Policy 5.4: Reasonably accommodate persons with disabilities who seek waiver or modification of land use controls and/or development standards pursuant to procedures and criteria set forth in the Zoning Ordinance. ■ Policy 5.5: Accommodate emergency shelters, low barrier navigation centers, transitional housing, supportive housing, residential care facilities, and community care facilities in compliance with State laws. ■ Policy 5.6: Improve awareness, access, and use of education, training, complaint investigation, and mediation services of the fair housing service provider. • Policy 5.7: Refer complaints of discrimination to groups such as the Mid -peninsula Citizens for Fair Housing to provide fair housing services. ■ Policy 5.8: Improve awareness of housing that is affordable to a wide range of household types and incomes Housing Awareness, Education and Outreach Goal 6: Increase awareness of housing rights and responsibilities through frequent and effective education and outreach. Policy 6.1: Continually engage the community and policy -makers with regular workshops, informational bulletins, and easily accessible information on the Town website, and informational booths at events. ■ Policy 6.2: Conduct special workshops on specific topics or for specific groups. ■ Policy 6.3: Demonstrate the value and benefits of providing new types of housing and increased diversity of new residents in the community. Housing Goals, Policies, and Programs Resolution 09-23 Page 231 203 I�'6.alTl)S lillLi r'4�4 CALIFORNIA Quantified Objectives Housing Element law requires that quantified objectives be developed with regard to new construction, rehabilitation, conservation and preservation activities that will occur during the eight-year Housing Element cycle. Table 69 summarizes the Town of Los Altos Hills' quantified objectives for the provision of affordable housing opportunities based on its programs during the eight-year 2023 - 2031 Housing Element cycle. ■ The New Construction objective represents the Town's RHNA of 125 units for very low- income households, 72 units low-income households, 82 units for moderate -income households, and 210 units for above moderate -income households. ■ The Rehabilitation objective represents the potential number of units that may require some form of repair or significant maintenance to remain habitable. ■ The Conservation/Preservation objective reflects the opportunity to maintain ADUs and future below-market rate units as an affordable housing option in Los Altos Hills. Table 69: Total Quantified Objectives Los Altos Hills, 2023 2031 Above Very Low Low Moderate Target ka, Moderate Income Income Income Income New • • Rehabilitation ®® Programs The programs in this section of the Housing Element describe specific actions the Town will carry out over the eight- year Housing Element cycle to satisfy the community's housing needs and meet the requirements of State law. The programs are organized in the following six major housing goals. ■ Housing Production ■ Removal of Governmental Constraints ■ Housing Preservation and Improvement • Special Housing Needs ■ Affirmatively Furthering Fair Housing ■ Education and Outreach Housing Goals, Policies, and Programs 204 Resolution 09-23 Page 232 El Resolution 09-23 Page 233 C (14 U) E c� io 0 O' -0 In -Q + b0 -p v C p c) to °C cr iJ N V N L T Ln O 01 v N N O C C C O L Q p -0 N C ro v OEC O O O p >, 'o �� , N m -0 ru to a) C C � () L- l� n m d C a) p � >, r O+J Q 0 a)N O ru A vv v Nto N O C C C K O �, O C to ul -C o� m r v � C c v m E E O v a) c O o° p _0 L va ao — �C i a) ro v-0 f6 U a) j N C _O a) 0 cB 4 r6 Z, a) -- .N o > � C ° O bD '� O +_' -0"� C N bA C v Ln v L p +� ra O p 0 v v C i 4-•� p to m C� p Ln 0 v O p C i 4 r a)- C a) O � O ro O- 4- 7 v O C CJ � -0 -O p a) � + C° E -O O Ln~ vi N C 11L1 w to H ro v C 7 o� v p C O 0 E m N a) c °; m +� o -0 v 0 N U C ro .0 T Q v t6 a) v ro N O v N N Q ru i to to C - a) m .� v a) Ln E v a) 'U v p i pC. v 0 0 'O Ln C r6 v v bA p a� p of p- ra 0- � _ Q a) W C O Z Ln C-- �' o v `� 0 3 0 `o f° C 2 0 0 o m o� �' C C 70 � v) 0 X t N 0 a) Q ._ A 3 p i 0 v° 7 ate) 4 v Q fl C �' Y ° c t—° c 3 o ma_ >' v O r 2v V E O d Q o+ O c U F- v N In H> r +- CCA C v- N C: C O i7ip -r- 00 U � 2 N 2 Z co a v E 2 cr o ru > 01 -0 z O • v 4. 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Z O p In N z 2! � 0 3 J = p ry m Q Q Resolution 09-23 Page 235 r - CD N Ln E a-0 0 U . e e / / / } a cr m m a 0 / 2 \ ^ a)L \ LL ƒ | .• ƒ ( 2 \u % E t J [ e q - « 3 ° e / _ / 00 - o a e z# 2 2 u E u e m / E \ / _ 0 £ / -0 E a e \ $ . 2 0 6// 2</ 0 E 2 y c \ d 2 2 y&/ƒ f/ j /// U « m ° o - ° E § { / / % / ƒ f % f / / 0 ƒ E \ ��� E u' 2 w w 0 ro / j / _0 / / S � > � ° V -)i • E_±% s e 2° o %_> E e J B/ c -0 E u@• / 5 m \/ ƒ 6 \ 2 $ E a) 0 c< 7 g 2 t «_/ 0� 2 e ° 0/ 2 0° y 2 E/--\< O 3 0 s a / @ a. u 0* _= $ f E ® / o ® u 2 g C M £ / CO LI) 6 \ a \ / o = G £ -0 y \ ° M y\ S 0 o t 7/ E° ® U E ° m C t E/ 2 E E��\± k E /\ i/ 2 a- u t t= 0-« e e 2 m 2 u c a o s 3\® m M 0 2 a m- � 3 s \ S\ 2 0 0 i% 3 3 ^^. 2> g 3 />= c 2 2 4 E E/ 7 \ f � 7 ƒ O / / \ £ § g < 2 = 2 > 0 / \ 2 / / ° 0 2 \ 0- \ 0 ) e \ / ®/ / rZ E 0 ° E E : § % S \ e \ 4 = c 5 e. 2 0ƒ\ 0 2 y 2 2 < 4 Resolution 09-23 eg26 I E R 0 2 Resolution 09-23 Page 237 I U o C 0- C a v Q N V ru r6 V a O ro N a % L Q NELb> v L-a�J V) p a) 3 C a) i C bA ° Vf v U v a-0 U > m c v a v o o M a) p a) ,N C L a) O- x$ i7i �_ +� in in ro �, a CC rp V) ro.� C a) LL a) L -L m m a a _ — = c v, a) >, 3 4-1 Ln aj �O a)bA u w H Q O O a) aJ ro C vi Q a> '� ro C p '� Q 4� v 00 O Q CJ O a) Ln a) C V O L v1 a) L a) a) C n C) 0 NrB -0 N O O C N O U O �F Q Q Q ra pC O V) v, ro -_ v, ro Ln " QJ C N Q •� a) >� O QC '� r--� � O a) O O V 3 0 O L a) >� -0 'a tzQ C aJ z OL Q O ro O a) r0 C v > ON -O >,Qv GJ E 40-0 a)O O O �,V p i ON 0 ro 3: C "C+ C ru p-0 N C 4; 0 �ra � 41 O O a) N m E m m 0 N Q 'u _........ rB C a o ut a) O a) mQ Z rB � 4--o - C 76 W ° a) +� Q +� E v, V a) V v O -',4 .v v a 0 0 O 7 rn v 0 - p O -CC p O V) L O of aJ 0> L rB i+ V a) C L +' 4- C O C .M v7 0 V >� a) ° 4= L a) O a) 30 O 00 O O a 41 C: v +� O a .� > `n � N 0 r E c 4-1 O E 0)-C o) C° o O v i— V E -0 x O p `^ 0 b�0 a) V a) N E i"' O ao -O O A C L v° O r6 O O O p 7��, — ° 0 �, 'J C 7 r C U E 'c 0- O O Q) ° C°, aJ C Z3�-0 o o v o v Ln � /z� ro o O v -o ° O v ro L o c �° �) C-0 N L \J �_ > ro Q Of� o 3 0 V � C C C ro C � tt0 O O 's L o u O 7 t�0 o C C cO O 2 Q Q Q Resolution 09-23 Page 237 I Resolution 09-23 Page 238 E O CL O� u, N — p N ru >> C � DO �N O O bA -p a) N f0 }, c C Q O � p w E Ncr >� L Q) c C: c Q) Li- Q m O N p +_ ON ~ � p ni O Ul tA a) c � - aJ fu a) bA L N O � O O 0 a) v v > (A L C C: Q -p M p v= c6 H ' Q O >, a) � Z a) Q O v p , V p a) Q U '�' O L ¢ L¢ V N ru O N aJ C, a) " m Q Q E Q ¢ i a) 4– N i " .N 4– C: +- -C ,5 C O aJ U t0 C u L C Q O C� WC V m S In C Q Jam.+ a) O L O E� pp O p L 0 C 0- L b0 m CL Q Q _ a)_ O > C p Vl O Q V1 O 4-1 O O tea ro a) C4 - L ro � V) a) ¢ a) > � a) C v --i O a1 y > Q D Q bp0 4- O Q a) tn > O > a) L vi v .O p?� a) OL Q "D a) a) p "o_O _O 0 CO uO OO D Oa) c ro o a) ¢ iv a) v� F 0 >a) — ro Q° v o �a) C O-0 > a) QE� rL� 4--ra) p_ � O O p�� 4. O 4O O >0 a) s L o a a o ca v Q Q) o L p o a) D Q a) ,n > O L Ola a a) L d Q Resolution 09-23 Page 238 E O CL ryi a m o" •'—^ L N O y, a) C O ro a) >T N ro C O OL ra rv1 7 LD C'rl a N v r C ro _ -0 -0 v C a, C v C C a) LL a) LL a) LL :.J m m m ° C o bA v C C V) v-0 ru Oro a) L- •V1 C C >, o o aa) v 0 a) O 0--- t C +� 0--0 — >, ,� 0 ra v roO }O_LQa> ) p> Q O a - Q aJ C +CJ �O E a) 0— -0 O b C: Oz V) u, Vl N t�o a -0 a Cr EN0 a) N c_ ' rakn � J L a) C O of C > ` ra p ) ra a) -0 C a) m � d � C CS La) ro r' C ut -0 `a C p- a) > 4-1 m v L c a) aJ U w O Ccu V, U v r--+ a) 3 C }, w M-0 o_ -a L L a) v 4-1 v �, C ru v C E 3 p 3 v a) v a) Ln _O ao L a c +-' C 7 a) ° O — O a) L a) a) i O +� 4.1 C C v 0 ra O ° -0> 7-0 Qv Q Q a) 7 y Ln O N .0 - u ra p C C b0 C E UO O — v C bA a) O C C p O L O 76 Ln - ° > cu bA a) rn C > i0 4 O O- ra u u ro 0 C N u C u `4 U O -p C rn C W C ra ra >j C .� C u 4-- -0 w— C- L- Q w bA C C w C u N ra O o y C 'N F O v� 3 _ Q ra >� a) ra N O VI N r O 1 C �� p C a) Q w> C N-0 =3 d O 4-1 bA L CJ 3: ra j L O v V ° C O v aJ ) a) aJ p a) C a) -° a1 C `-' ra �' v, -FO ra Q 7 � v >, L ap m W -0 In -0 a) M U p OL L a) i L Q a) a) L C aJ C +-' +� 'p C u p Q O C ra "O in C C ra C "p ra +- o Q- C v cLa ate, z a v o v o C o `^ o Q o= o� U C v 3 a, E '� o_ O a) Q x= LU ro v Q� O' o u o `� Q. x Q 4J ._ >, F– ra ra u ra 4-+ a) Q tw z -0LL a) O = C Lnn C ra C>, Ln ro ca O Ln O a) L 4.1 ro N a1 a) C a) 0 r - Ln v U 3� v a) C ca a¢ aaLo 4 ~ N ) > Q�Q CD Q Q Q Resolution 09-23 Page 239 V) E c� ao 0 Resolution 09-23 Page 240 N N V) E ao 0 I -- CL O N N N N O O O O N N N N a o a a m m m m a) vc vc C : = =3 a) LL N LL aJ LL a) Lt- Ll7 (D l7 0 l7 M C� 0 M m m m m a 0- a_ a o4>1 7 b0 v � N -0 }' ro N > v N >O b0 c o m c > > m U v o v Ln 4-1to a V) r0 -O L �_ c O Q O aJ L L Ln a) -C c ai U v rp in >> a-+ FU C> O— 0 +� rB rp O o� Ln O a� v } c Ln ro `o >O N o 0- v m a) tn r--� +� m C a) O E r6 L v CO aj Ln o f +� a v N o c v w ao c ao E o co 4. a) a) _ Q3u !:' rB a' C: 4-- Q� c :6 o V) v q �� v v c o c O(U� c a) a; O L O L O c o' W a) +J >_ �, -O W 0 c '� L a, c N c ._ O ro E 0 U m m o m N u -x c O m +� E c ' c � CL "- o_ -O aj X v, W ro � (V a) v Q +� ) v O vi O c � ra a) a) +_., E � aj v O u ,. ro ° Q ru -0 Q c O c - O i -0 v— -5 -0E aJ O C Q c- N u 0 --FU O � rp 'O 4- bA O u 'O C 0 O oco m aco(v rU c� O `) O Qc� .N c +� ra cp c N O m m ao c> c ru v O N +� v Ln =3F O O O O N m 3 "� v� +-C U1 p -c i7 Ln O N v v N In O N O C _r ro a) > v Q Q Ln � 0 4-1 � U a) � in > >, +J bo Ln 5— O CR -0 av O aJ ru > Q Q 7 N � 4-1 N O O U O ` O E m_ E vOi v m OL L v Ln p mm LU rp 4- m H— Q m Q L Ln 7 O 4.1 rn O I— L ao c c c rp Ln c L v_0 a a, 0 a) > L CO M a) d C O O D ° O v c '�- Ln Ln N l7 v N M CIL m m m Resolution 09-23 Page 240 N N V) E ao 0 I -- CL Resolution 09-23 Page 241 m_ N d 0- T p -0 � +� a) `- a ° C � p - N 7 p- "O O >, L - T N +T a) T C O C C d 7 v ra N ru to i� C C) bcA - m •E O C A = > m > O C N O +- O- N ra , >p > ro d m ro L a) N .� ro a) C O C a) C C O C p C O • a) LL (3) LL N LL (D � 0 � m m m d d d V ro a) v 3 C p aJ bA O U L ;•, to +-� ro a) .- > to r6 a) -O O C in ro a) OL c t) }, a) C Q iJ O p O C •- 'O L C C V N r0 vi O r6 V C 41 ate-+ N�� -O � � aJ In C C _O U ro a) W L C O U) _ 7 C M O a) c a) � bCD i C T Ln — 0) aJ (D a) > v bo � -O .Q C '� N C a) v N 0 0 �ru O C i � +�-+ �- O +- b 0 v�i O bA +� Cto a) N F- v c u ~ O in c Nc v - a) rB N 4- r6 = a) c +- C Ow a) O N () a) -0 N ' a) O ro 0 E F13 ro Q � 0 C Lcm LO ro 4.1 4 Q > C Q C °C N° d+ � 2-1 ° Q a) Opc a c- ) a) > ° QNO c aro N Q) Ln O a -C 4-1 O4-1 � UN V)° �cO to c -O 4)•0 L V) a) , a) V c vi O a) p -r to 000 a) d' C C 4--++ V a) c E E v `o w N b0 v° E� v 4� `� ° a) ro v ro a) a) v n L ro n Q c Q O ao a� U U m Q— a) �� c vii rco c ° n v -O C O C� O w L N ro O vi O C O C to O O C � O Q o > i a> 3 C- L U V �oo p O v C v, M Z a, O r - o_ E Q Q a) un > u N Q Q d ro '. O O' O E E o C O v CLOc a)4� a)V v •� rO +J r N ro C Q C aJ ` a) a) w C O J 0 +' LL v V C ro dE Q TL ro L a) 4-1 E °J v a C), O � vt C: ro N u E w Q LfirLn CO DO 00 Resolution 09-23 Page 241 m_ N Resolution 09-23 Page 242 U) E ao 0 CL N Ln N N N O O CD O N O' cr O O' OD m m m L 4J C r6 _0 r6 L rB ,� N C 41 C N N N LL LL 1.1_. LL rNn� LL V ��Nrr11 V rNn� V � rNl 0 m m m m CL a a a 4. . v c 3 p o as o 0 O v O r to r 'F ro 'u C �� c -a L ro Q � +J N ro v D N to > O L> O L O 4- U L N 0 > v °_0.- u N -0 N to C �6 C N� D N L 0-" O 3 N V Q L p b0 C O° N � p O O V O im} •� N N O 3 N +1 V Ln Q C H °- Q 4, O L 4ro C O — C :, a 0- L O Q -0 N ro ° U O ru .Q L -4 J C O 0C OLo -...L rp to W 0 C O E ° NL ° �(D v O 0 � Q' i > W L ro Q OC 4p +�Q m O Q _ v 4J V p p C +1 C Q CL 0- N m E p O ro- 0- N >i °m'N QO C c C0 �NQ Q C QN 0)C C � Ln -+ > Oi ra M v O Q o p DO C UDZ 4- O V O b. n }ro. COCL tr.o U, O v-0VC °O O C O S O ro ° OrOQ C O o� o& m i a C: (3) UI rII) L C V) O - 4oJ Ln >, O N N v C U i ° C L� a� v ° vo ° v >o Ln a v o Z-0 °' — U1 M 4.1 u� ra� � E s a) � �� v a) Q o 4-1 v �`�° c c C a) Cv SCE p p o E ra O E v L ru C� o O v ry Ov 0- E O m Q U a Na 0 rn o m m m co Resolution 09-23 Page 242 U) E ao 0 CL Resolution 09-23 as 243 @ & \ » t . \ \ \ CY D O / \ / / \ \ / j J i , 2 E 2 .. 3 Q g 2 c O c e I = c � ^ -0 » « e v 2 2 » m m \ a) § $ 2 / « / ) / k ° \ A u § \ \ / 0 e 0 M e E u£ a ƒ C m / / /_ . $ D \ / / y / j 7 u\ -0 \ k 0 4CF- Ln \ / / 7 _0» / / § _ E / ° ' \\/2/�/ \ e�® 2 e j E 4-0 k 2\ // ® i E/ g £ a*\ 3 % m ro w y U e > _ e �� \ ¥ 3 g / / 0 < > 0-= w V e u o e § E o i § 2\ 4-1 m e m g/ t f k W � kƒ - 0/ ° 5 = % / k 2 a > _\5o2 2 e= / _ _ u .., 2 Ul>— 0 2 � V ru m W 4 2 W a® e ro c ' R °© t °ƒ ° o @_0 7 y c E\ k J o: /\ t k/ G 3 \/ qo e m ® ® a E — £ / & \ / a / / 2 u a_ u a § LA G = \ § / \ / ( § 2 R �Ln x >E Ln Aiffi�/� ± �c — e Resolution 09-23 as 243 @ & A Resolution 09-23 Page 244 cN C ori 0 a r bio CCLO—'O C b�OU 0 bio -0 t6 4- O= C U f6 O 0 ro U bo a) O bA b0 C 4- C 0 0 O c0 E co O ro cB O C .� rL° ro � aJ C 00 aj C NLCL N U Loi 0 0 D � � OD CD CD rn _rZ ro 4--+ N C 4' T 4. '0 O�> ra L N aJ 0 4 O Caj , +� � O r6 rn � c0 0 0 0 L O o- Ln GJ 4- C h0 C i Q ro 1-+ U aJ L to C C �>'' 7 L G m 0 •L 2 L O ti lJ C O aj ro — aJ 0 OU z cp 4- b0 aJ ro L v 0 4 Q m ro m C C C aJ 4- 4.1 Lm C L (V 0 C 4-1 O C V) 4aj O ro ��� V) � v 7 rn -0 c6 C .- m 0 0 O O Ln - C O 0 -C 4. W C N O - C 4- ro L ru rorb E m C -0 aJ L c - -CC a1 4- 4- ro v >, C ro 0 aj D +_ M Q0 aj 0 U O v = N b0 Q v I U m� ro Ln a) ru Ln E +� C N N U to N > ro O W O aJ pi V) tC6 C 0 N C ro m> L_ '�'C: E L }, aJ ro C ru Ln +� 0 LI U 0 � C M aJ C 4- LnL VI C cr 0 4- v 3 aU' 0 vi C v 0 0ru Z c�ii 0 4- ° to 00 � QJ L W C >� C > _ ru aJ O aJ � _ 41 H + �!1 0 U it ai ru O Q a1 -0-r cn L 3 rii C rn 7 0 0 0 L L U 110 0 U �' aJ ro �. 4� to 0 t_J C Q -0 C cu > Q E 0 L aj +J 0 Q b.0 C C o 4N-+ 'a O 1 C '% O C O Q- CU E Q 0 i >> i 44.1 C C C 0 L 4-' O 0 O C N to O 4-•� 4J al j> aJ cb bA rp bA W C 0 4..� -0 aJ C Q C Q O Q 0 C C E E aJ aJ bA 2 0 C v 0 O D U v to L L w-0 7 C i v E L^ Q ra Z U Q .� t C 0 OL Ln a E 1 n• • • • 0 C 4: N S a L 0 a 3 c v a 0 0 o c 0=3 = o aj� a ru > 0 ci V)1nn NLA V Qj L c U oa U N m V V V Resolution 09-23 Page 244 cN C ori 0 a Resolution 09-23 rml N aQ c V) Z p o 0 V) boC r6 O ro bC0 V rp bb .�Q vi Q v H U -0 LL v J U O O U -0 01 m a 0 C bo b0 C � 4' V) 0 C C O U = O O ro i (U C (v C O 0J Q) O i L•E :3O Q 4� ra > ro 2 � i7 W C E C ruO v C 7 0 44,1 U Q 0 o n� m =_0 0J N r6 -� � > 4-+ O 7 m pN ru Ou a � O O O OL O O N ro >, C O L >> o aA U p � �' L C 0) p v O y >, c E C:o ro E n��v�a� 0 C: N =3 C Q= o-0 0 -Oro 0Jro s- {n N -0 N J p U C N ro b0 C 4- 0J ro i L- U U a, J C w C r6 i bA v v C O -0 O o 4 a C O p N L O Z3 m 0J p D ro 0 L E rp > C QJ E -C OL QJ b�0 W0 cz E 3 Q rL6 ro O Q O p rn L C a- L o Vi E 0 4' rn Q Q° c v < j� U O N > O ra C ro p O bA(V L 4 Q ro C L O 0 0J L N �w p +-, ra (n QJ 0 07C h (Vo Z;, O C L C v ru o v a aQo O C Q1 v U b0 i o w -. O >, 0) o o a) in wE a— O v N L p + Q Q O p L OJ ro LR o f N> bA O C 4- L O (6 0J LLJ v ro , _c C V O C N vi L a dS l7 O u E Q- n U w Q Q d a a c v o C _._ 4-1 C v o p W U14-.' v ro i _. 7ro O �j V) 01 O O U LU � Ln U U Resolution 09-23 rml Page 245 r` N Ln E ru ao 0 N aQ c Z p o 0 boC O C -O O C V rp .�Q vi Q w H U -0 LL J U O U -0 0 m a O bo b0 C � 4' V) C O U = O O ro i (U C (v C O L L•E :3O Q ro 2 � � b�0 W C E C ruO v C 7 ru C 44,1 U Q o n� 4- =_0 0J N r6 -� � > 4-+ O 7 pN ru Ou L O O O OL O N 1 U1 °J o -0 = C: O L o aA U 0 C 0) p v O y v c a n��v�a� 0 Q= o-0 0 -Oro Lh v o rn L- U U a, bA v C O O 2 D Page 245 r` N Ln E ru ao 0 tl0 . � C a.+ U Q vi Q w in �—^ 0 F- U LL 2 00 N LL -0 o t>o L (a w LL a) ra 0 L U O -0 C O . V) O ra D LL ro tap •O V) O Q aCJ O C:V) C O C N V) ro O O L V) ° Q � a) a) U O a) Q� > O w ° > z o O ro ra N Ln 0 E-0 0 O w v ra Ln U a) ra > _0L Q 7 -6 E ra O oA -0 V) C 0 ° a) Ln t)A bO 4-L cA Q U � LLo v �� O L > c r� "- U a) m U c°U 7 U O O Ln L = t Q z E VV') d J d -0 o (a w LL a) ra ao L U C V)-0 -0 C O . Oz) V LL ro Ln Q � 0 = VI V) ru c -p O mO aJ J O O " 4O -0 -O 0 O O +' f- ro ro � N J QJ 4 , rE O O 4-O �-+ >, a) O V) .-7 QJ r--� o > Q v, O o c E Y a 4- c L L o a) ro 'n ° o `� 0"- U Q ai V N V) U ca O vOi J rn i O ra U O- 0 c O O boai N , 4- V) O 4- ra O .- a) O V, to aJ L � a O ra a) i-+ O 4-1 N U E c= c Q N 4-1 O O r6 to j V)C ra O r JO ru 0 ° 0 L c E � a) -� O 01� 4- E Ln ra 0 c L� C h o •c v 3 u° LN E: > 3H Resolution 09-23 txo L C V o by 0 4J N 4-- O c 0 N 0 N 0 0 � O v VO) a) L U M Oma' OQ aJ O a) U v v E O o U vi c c a) -- a o v v _ i= N T 0 0 o v Ln> V) O C a) L ai Q U O 0 O N 0- ra E - C L � O +� Q c ra � � •t0 a) V U a) � v n Lno Q� ° m 01 w ra Era a) 4-1 E I Page 246 Resolution 09-23 Page 247 rn N Ln E ao 0 L d an C_ O O Ob O-0 C CO C -O O C U ro l7 L � v U C N � l7 c 7 LL D 00 a bA t]Q c O c _0 c n to > 4• O bA C L ° lxp u C L 41 N T V L N O O O C ._ A 'L C ro in O w C C U O U L N i N ra r C O 0--- a)= N+� -0 p p p c6 O CO 00 n� O 4v -Q T 0 U1 w b0 C v to E N U ro N 7 O� c Q Q iii bC0 N N LnN C 00 0 O 7 U O 4 n3 L 6 r- ci N C i iCp 00 -p ro 41 QJ _ N Qro L Q L C vii -O r6 ta0 C 'L v > VI 0 M C O Qj_ v 0� C C0 U Q C�Ln C w ro-- r0 a C L rp +-+ C C �: 4- O E C F= -O U rp c m a c O+� Oc- o c +� 3 v O4'v rn Q p O c° u Q L v) ns +� ,� Q 3 O +� ._ r6 C 4- v_ v ° L C 1 ca U Q N .L 'v O ' l0 rn v p O v� u1 C +- U c ro O N > O C O N 00 N t�0 C Q T° E '4'� rp > N t10 - E>0' -J W N v d � �- C N to ro rn ° ra v z r Q C:_° n ro O U° N° 41 o� m o 0- 0 � a c L L 0� 0 o O- L u L. O v c v� u p p U a O U v v° a� S 3 0- E v in L a�° �° a, `° Q T c 0 0 0 _ ro c L U O U W w Resolution 09-23 Page 247 rn N Ln E ao 0 L d Resolution o9a Page 248 q w Ln E 2 « 0 � \ . , C) : A t . C m m / /-0 . . / . / 2 / 2 / / | .• t2 / /» � °/ //�\ m=— u 2 2 e Cj 0 2& g x@ c e V/j\k \ e/ \ / { £ _0 0 ° E / § 0 > t % _ / 2 y 2/ F 7 e® \ /\ c ru f s e/\/� 3/ e t c 2 2 } \ \ % — E E ® e , N ° / / / \ ) E 2 U 3ƒ$/ 5 ƒ 2/ > \ \ / / - C \ \ / \ 0 2 ® 2 u m k \ / \ ) - ƒ / w / 2 ° £ 0 2 / — E00 E e 0 o 9 u m t o e g a) & m A^ 3 2 5§ \ Un f/ -0 t f a\ \ 2 / ® — ° ® z ® ° ƒ& % C: \ 2 k) E o 5/ t s«�® Ln 0 2 E E o 5 // ruLn E 2 ƒ / $ \� / E E 2 3 a 2 0 = / x 5 n e 2— < u m m 4.1 0 m m g e L E u u o E U ° / 3 kk° I: t \ / m / \ 0 z LU ± w u Resolution o9a Page 248 q w Ln E 2 « 0 � _ / 5 2 / \ 4.1 E E\ \ \ a / -0 / / k \ \ § 0 / O / 2 \ : 2 ° 2 \ / / k % N + E @ g 2 ro ® 2 7 2 Uq / \ r \ E CA \ $ / 2 £ @ E < u / > \ 0 e / _ T. o£ 2 § / \ \: / CZ 0 c E - ° w LD /\\_/\/\ ° ° C:c \ \ § 2 < ®» e 2 / ƒ « / ° 2 5 0 ®— e C: f f § \ / \ / D —0aj _ 0/ 7 e a 0 % Ln \ � m ) 2 k 7 w Resolution 09-23 \ g /� ro0 \ ƒ § /0 2 a o w = Un Cc e CU � ( - E e�\% ¢/%/ 2 m u >N ro / 0 f \ @ 7 / / ®/D / u \ E / I / / � B Page 249 & a Ln E � S. - r) @ V) 0 G / ƒ $ b o o u s / / / ƒ / g 9 u — 0 0 =� @ \ \ 2 §0 / 0 0\ f 0 / \ y k 2 c 3 5 ¥(31 / / ƒ / C E o E ro @ \ c 2 o E § Ln £ 2 : m — _ ®2 2 aro g ( \ / / \ \ \o V \ a t m / ©° E E c m o / 0 V) -0 o u 2§ 0 3 3 / % \ y 7 w Resolution 09-23 \ g /� ro0 \ ƒ § /0 2 a o w = Un Cc e CU � ( - E e�\% ¢/%/ 2 m u >N ro / 0 f \ @ 7 / / ®/D / u \ E / I / / � B Page 249 & a Ln E � S. - r) Resolution 09-23 Page 250 N N N ao Ln N N C N Ln N O N O N O N a Cr V) °� a m m v o a4� C- 00 C ro 70 ro- �-0 a) C a) c v c v vLj- vLj-- Q) LL E U 0 0,-U Q a 3 >> o 0 U vi N 'L L O O d d _ — a) '- CO N d d j = 0 O J ai L GJ v v O � v Gj CC Ea) •� L U C O a) L L V) a) L Q a) Q O O O a Un aJ� ro a C r6 O a) O Ln vi aJ O ?� 4.1 C I� 'L +- > O �, M O 0a a) O r0 4,j'C E ro ' b0 aJ Q QLn 3 C ra L p N Ln O a) O C E Q o tN O r- Q 4' vii m L- L O O ate+ O o v } L N vi C C OJ M O a) o rn C C v v 0 - C U U— Ln CCi C a) O O ro O m O N U O N O v v 4- � C 4- N Q- bO V a-, N C r6 ro +� L a) C C � b.0 0 7 C C C r, C O ....,.. + a) ro r.=+ v -a + C L O> QJ ,C _ ~ Q .0- C a) o o� C v O C N ra ,n C a) v C O aJ a) n C C r° C C a) O 7 vinO p �O a) lu ru L C O v n O ro Q = N 7 0 — CO V o"C 7 O �, C C = o_ rU 0 C in O ro 4- a) L -C aJ C O C �J ul +, a) Q Q L 7 N N 7 7 L a) N ;� _ ro r6 In a, b.0 FO- O N O (VC-, C .ro " a) U 4; rro _ C O '( '� C Z +0 Or, a) o C N � CL 0 -CL O U O U a) a) o_E O'er C C E O O a r- v= -c- O f - L � L L aJ C Q � a) Q) v a) Qj � U r U n V) . L O O o L C rn U L O O Q O_ C E w O a)CY- '0 co In Q = > C w d N w ro s Lf1 Q?I� C?i A W W W W Resolution 09-23 Page 250 N N N Resolution 09-23 Page 251 M N N V) E 0 Wo Lr) a�, N O CD >> C 4O L- Q N a) N cl , m ro O a i!1 N d) i N 4J > >+ O 7 a) m N O -O GJ C a) C W Li a) Li l7 l7 C) co co � d L O O — +. L _ ro 4� ro roO co C O i 4O C: 1 v L M ro O Cl) 3 O E v Ln�,' U v V) >, L L L Q L o o > +� O 4- +� v v p ON O ; v L 0 0 C .O 4, V) C C bA Gi r--� 0 _ L ro a) O > a) O a) 4J L N aJ u -O O -0 C OCaJ uC La) O a) a) Ou cuo C O a) ON > N Q_O a) Q O_ C co Qj > vNoN A 0 tov >C � O -0 :Ll —.- nE _0 .Q -0 r4o1 C) to O Qj v m > u v C a) 7 L CC N- -C �C O a) OON ro 4-10 Qp u TvO N04- N u O -O N Nvi NN Q O , Ln a) ro Q > C CJ rO C +J Ln a) O � -C rZ a) v, u O_ U) L O C l/l ' , 4-1 u QN O ro � O co >� Q 3:O O Q aj 4.3 v ro -a-0 O C rn C _Ln p _ 0 N ro O I— >, i N 0 O a) O N C a) a) O o ro C a) O V)- N a) C v> C o v(u 0- aJ o> ,C 'p a v a, O �, �' Q E v, ° E o L, cu a m o n� ,+ O D o) > 0- o ao ti .- O aJ C O v it L o -0 v C v v u C° ao ro LJ v a C u 0)i `° o -a O rLo > ro m a OO u -r- -0 E v U ,� rho 0 L v o Q �° CU Q �>— � O �`^> �o� C 41 v1 O w w Resolution 09-23 Page 251 M N N V) E 0 Resolution 09-23 Page 252 N N U) E bZ 0 O N ' o � N Q0 N ro V M O N O _- O to 4- _0 Q r a) C C� to T co V1 Q C 7 l7 a) — CO E - o L- -0 -0 - a) U a) C v C p p p a) LL C aJ .L LL 4.1 LL V L Y rp p C rB o Q O v a QJ rn v r O aJ C p Ln O ° c- Q L +J 4.1 o C ro ca aj °C a> n vo >ro ptpaLo) tE V 0 O V) v LC O QQ� ,-d L _ p aJ C ilvn C -� 4-O- Q QQ°> C vo c ao a; ru O v +�•�a u v, v ro '^ O m v p v v v °�' tin v, 4 V c `° E ° ~ +-' _ o n v y E cn °° N i " c a� rn p C � o m 3 v C o N W i 4, 00 a) L U N C O O ' Q p N Q p O Z rB ru 0-(n Q 'vi C aJ 4- a, C -JE V> L4-+ �, E �, U, E E ru — aJ C p C aJ — ,, l0 'rp O O T C pVj MO aaj ao > 3 v E `° C ° v o c E c N .mss o ° p 0 p p V r0 v v +J o I :J-' (•ri f'6 •- Q) 'ti.Q to '� Ln 0 C L 4, 0-o _ a) � ra Q Ln -0 7 1 E Q a)E p o C) r6 C +� a.. > Ln -0 N O Q a m m O _0 a) a_ a-0 o�Q 3>a� LnN v� c o p c � 04� E C o > 4-1 VT)m E O >pO °U O c v ra p QQ 2 w Q a) a U E ra E Of LL LL LL Resolution 09-23 Page 252 N N U) E bZ 0 r2 Resolution 09-23 Page 253 Ln N N _0 C C ro ra V) 7 7 0 pq O LaA bA w O C O C U O U O aJ C v C C p C p aJ LL v LL l7 L7 C C: = V) _ C u,00 .F aJ d> L Q LL C 3 — O +' i N M M O aJ V1 p QJ ro L C 4-+ 4.1 'L � � L �� L p J cc C C 4UI '� O O N 1 a1 a� � O 3 o 4- — C W N �0 O ,U Ln L O H p M O E p� N n C 1 Ln ru 0 i NZUU O 4J ,� v r6 Uj L p p to M � N Q N L p M ate--+ � O .bCA v L /� 4v o +-' Q ro Ou CU > C aJ M p b0 -p C 0 4O SS 7 u E= -O OV U a-+ Cto -O �6 p ro tD m C N .L Ln d O v)r6 L +' 'i p L aJ p C ro 4-N o L vim- C L L v p C p 0 ON O C� v �6 T +- N C O -U4M i O N D C) F O LN a O > r Q N O- a" O N ) O O O �C bio o L- 4-1 � O CL 4-1 > O Ln Ovi N ru a) -p 01 O (U =3 EC bA !- N CL N LJ 0 0 -0 O v,1 vp- cp OC i-+ 4v L p O d-1 M N �6 a Q N a1 C 3 �.. 4J r" E L C O N C .w O C O it C cu C 'E 'E (A •L N r0 O= O p a-, L N C O U a 'V7 � In C >> N Q 0 o c -0 a� o v a m m> m� v o 0 � Q L O 0'= E � as � E 6 E a VO) o Q c c c c = E E ro p ro v = c a) ao 0 N 0 42 as L10 W CC I;T Ln LL LL Resolution 09-23 Page 253 Ln N N Resolution o98 Page 254 / \ : o : § .. \/ g 5 c . U \ \ / - J Q c ƒ ... = n / 0 ° \ > 5 \ % \ § \ \ \, JU » 2= V) » / _u a-03 / 0 > / / E ®a = > c / /" 7 c / § 3 E - u° t / S� t E 5 % E e/< 2 2 2 ? U / o / / / / // - / 0 I I ® \ 2 / � ° ? 2 } 2 M = 2 _ c E § § = u m e / \ c » U # \ S ® c » / m2 / R Q) u o \^ / 2 y & % (A E G/§ § D E g 3 5 § « / _= g 5 0: ) � u u o = 2 \ \ } 6 Resolution o98 Page 254 / § 2 k = k c Ln � R vi ƒ -0E \ \ 2 k e/ ) 2 2 0\ B§ R t 2\ƒ g c 3 3 e— e=/ c C>, m o 0 2 e _ e c" -r- 0 « 2- g\ E_ #\ 7 [ n / ƒ / [ / / / ƒ / E / 2 ) } % / X o 2§ u j o o� ._ UO u M 4. E a OJ _ E_° m:\ 2 2 e o = 6 e g< ro k • o m u m� o) c%\/ = e V) \ o m ¥ 2 E m 2 y/= u c M 4- o t«» 2� 2 • m� U1 o e o ro-1 o g a— E_ t 2 E—)�> ~ 5 y / 4-1 0 u - a a 2' § a » 2 / _ - ° 2 u E e x t®§— t c e/ c s E\ 7 u u a 2° w o % u o ®� 0-° 2— 2 2 ,� f u 2 0 o E E m m ® 2 o= 2 2 E t\ E I u e \/ƒ° S g e»® m o u s\£ C- a) \ 2= a/ c ru f\ / \ / / / 2 / / z / $ \ / o 'Cl- \ -0 / -0 § k / / ( 2 > { § § \ / \y0 -/f 3: 3:M /342C)a) ) C: m0 \E $ k c � 0 � I Resolution 09-23 Page 255 5 m a / tDO / s G+am 9- Page 256 \ N V) E 2 « 0 a. � \ _. 10 O / \ j It § \ ( / / _lie \ -c % E o CY E Ems& �fm 0 C y�c o. : > a . \ L- - « \>. / E \ 'E / \ / /_0 \ \ . / 2 /Z) >� % e e = s I 2 c 3 \ \ » 2 2 U) 0- : \-0 \ 0 � Ln } § k / \ / f E \ -r- 2 ) % 0 0 \ f \ \ $ < § ® 0 .- 2 » \ f ƒ \ ° - E t 3 ® 00 k / 2 / O @ \ y : m t= « E / \ / o o u= ® f \ m ;I- / c I § o= § y # w & o a U e 41 - 2 o) u � 3 # ® = c : 0 2 0« 2 E< J� S E e& e t : E c% = . 0 2 c E 9 o=_= e g\/ e 0 m a _ e » E « t2 \ ƒ 5 = / 3 2 J / / // o t % c 3$/ � 2 m� \ a c e § 0 2 \ \ 0_ \ / ° j \ \ ° 1 / \ 7Z- / � \ / \ R 2 � < k ? ° / ° / 0 - & ) U*) c m- / \ / 5 3 E c{\ / E 3 S/-0 / /.£ f I u Z% 2 roƒ $ ~ / § / \ / \ g t 2 2 a \ % t 2 \/£ G E m u O< /* 0//§ 3 2£ E \ \ y e & y / )E/n/ / /�\ I > g 9 S g G+am 9- Page 256 \ N V) E 2 « 0 a. Resolution 09-23 Page 257 61 N N Ln E ao 0 � j v v C - _ U N >, -0 +J a, v M 79 ro _ c O 0 v C 4' C0 a) v V 4-Q �_' N M N N U Z- N a) V) L ON N ru C O a) O LU O 4 O C C = a1 ti. l7 C 3 v Cl) +J v o +� ao 3 o N - �n 41 Q U '> C a) to �y QJ 41v CU O L 4-- L U a) C O ;n N L O 0 w a) -0 r6 i to � Ln � � co �' � 0 vOi F— r6 O a) O aa) � Q a) v D -' a) U O L U N U C Q 0 v 4� 0 0 o F- ru U O C C: -C a-•, In C 0 N a) L C O C a) C - OL 'F — V) to N -0 Q) bA : -0 T 4' C '+� v t N .0 —_ O O E a) ro U= 1= �j —' p .e.. O E b0 .0 U cu O i 0 'L v (J Vl 4.1 M L a O c0 G Q ra V) i O C N = `� vi C :5 bA '> co +J 4-1 a)_0aJ 0 0- ) U U v cy ro ro0-Uv a � C: Ln Ln �r Resolution 09-23 Page 257 61 N N Ln E ao 0 2 L� i Resolution 09-23 Page 258 m O_ N • • Ln LIr) • •• m L N Ln Ln • O O O O O O O O O O O O O •, • Z Z Z Z Z Z Z Z Z Z Z Z Z Ln v Ln v 0 N rn N LO N to N 0 N rn QJ v) v Ln N : C C C C C C C C C m m r0 ro ro ra ra r6 ra O O O -0 m U • V (6 V f6 U r6 V (O V (B V m V m U ro U U U U r6 > > > > > > > > > to a Ln a L - > O N N N frl m N O Lq r r r CO �O 111 0 � O O O �- � ago •!n ro rz • • • • • ¢ Q Q Q Q Q �l ¢ Q O L — VI C — VI L Q . Z Z Z Z Z Z Z Z Z L D LLL m N Z = O = O = O Q a Q Q a¢ Q Q a - - - Q ,...,... _,.. rB r6 r0 Fu Fo rp r6 r0 — ru 6 (B C ro l6 C C C C C C C C C C N N 4J N N 4J N N O — C U O — C U O D U p N •tn •0 f Ln 0 0 0 N In N 4-1 � � � ,� 4-� � In v ��� U C a to U a LA U Q- Ln v of m N M m O LA v- N 00 d' LA %D M V- M m M Iq Iq O � T- V- T- V- M x 0 0 0 0 0 0 0 0 O O O O M n N N N N 0 0 T- T- T- N N N N M M M M M M le It et Iq m m m m m to to to to Ln Ln LA Ln n n n n n n n n n n n n n Ir"r Resolution 09-23 Page 258 m Resolution 09-23 Page 259 N Q 00 t` n rl- N N N N • m m m m ' 0 0 0 0 0 0 0 0 0 0 0 0 0 z z z z z z z z z z z z z (n V) 0 0 0 0 0 N V) 0 a) V) v N a) LA v c c c c c m c m c m c m c m c m c ro c m c rz - u u u u u u u u u u u u 0 u o0 0o ao m 00 m 0 00 rn co m O O O (D ' aco � aco �, � � . ...•.,.aaaaaaaQa�Lo�Loo�,L z z z z z z z z z LL D w LL D v LL Z3 a) 0 LL:3 a, 0 > = o 20> � _ 0> � =o a Q¢ Q a a Q a Q Q ¢ Q Q - rB fB Fu tD Fu r6 Fu �6 F l0 tD r6 Fo c c c c c c c c c c c c c • 0 0 a a a o _0 _0 -0 w w w Gi v v v of tY cr cr l I� T Ol i to M C1 N O w M w d' N O N O r ll� V- 00 O r O N O O O O O O O O O O O O O m m to Ln to m O O N N N N N Ln LA Ln Ln LA n Ln r- Ln r- Ln N N 00 N 00 N 00 N 00 N � 00 Resolution 09-23 Page 259 N Q '•• N r r r r r r r r r � r .r. •r• r m N o O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 .. z z z z z z z z z z z z z z z z z 4 M Q) LA a) (n a) (A a) (n aj C C C C C C O u u • I LL UO Ln U z > Ir v > oo u > rn U > cn U > rn v i oo v > O U > r-: v i Un v > rn v > r-4� i N i 0r'� v i v > 0 v i Qq O Nt l0 M I" O N M M M O O O M m 0 C:� • ••• 6;5 -9-5,-c::aaaaaaaaaaaaaaa LL D v LL D v z z z z z z z z z z z z z z z = O = O a a a a a a a a a a a a a a a a a �6 r6 cB t6 �0 �0 n3 ea n3 rp Z �6 0 C C C C C C C C C C C C C C C C C � 4J 4J 4J OJ 4J � 0l N 0J 4J QJ 0) N N � N N N N N N N N N N N N 0J N dJ 0J 0J N _. Of crf ccf crf 0� r N O N O M O) N M Ln r� N 00 M RT LA N N N a— to 00 11 It N N O N O M O O to N O O O O O O O O O O O O O O O O O N N e1' d' � Ol O N N M M C1 O C1 d1 O O N N N N N N N N N N N N N N N N N 00 00 w 00 00 00 00 00 00 00 00 00 00 00 00 00 00 Resolution 09-23 Page 260 m a Resolution 09-23 Page 261 I Ln Al!:)ede:) awomj; CD aleJaPOIN 8AoqV Ajped'eq Ln qwO:)Uj ajenpovq Alpedej J OW03UI AAOJ Ln awo:)Ul MOI AjaA SapA:) 2uisnOH 0 0 0 0 0 0 0 0 0 0 0 0 0 C) 0 0 papz Z, 1sel ui Uiluai z zz z z z z z z z z z z z z V) V) Ln (2) V) Q) tA w 0 w 0 w Ln w V) w 0 m 0 ru U ru > U ro > U ru > o U L U) 0- � U L Ina U m >>>>>>>>>>> co U m U m rn U m U m U m U m 0-) U m U m � U m N U m rn Ln (,A Ln m N ryi N m N 0 0 co — — — — — — — — — — — U) ru < < < < < < < < < < < Q) > Z5 > Q) z z z z z z z z z z z 0 -F 0 0 T 0 C� CL CL fn� fn� C� C� D� CL C� C� CL C� CL CL CL LU T c — ru — m — ru — rU — m — m — m — m — rU — m — — m .2 D c C C r- C C- C: C: C: r- .(Z C C QJ QJ QJ C D CU Q) Q) Q) a) W w a) a) Q) a) 0) V) QJ V) (U QJ V) V) W U-) 0) V) a) V) a) V) a) V) (D V) (U V) a) V) a) V) 0) V) Q) Q) Of af Of —r- C:� Of Of 0� Of 0� 0� C11- cr� Of Of Of cr %-0 00 0% r r to m m %D vp N r, n N N %.0 %D %D to kD %D tD %D w lO %D w %D LO 00 00 m m rn m m m m m m m m m m m rn m m m m m m m m m m L m I m Resolution 09-23 Page 261 I ON v I O CL i CLj = Q '•' • N N N N N N N N N N N N • O O (D U) O O O O O O O O • • z z z z z z z z z z z V)Ln U')V) L/)V) L/) U) V) Lf) L/)QJ QJ QJQJ QJ QJ Q1 QJ QJ Q) QJ QJ } } } } } } } } } } } } C C C C C C C C C C C C c6 r6 r0 m ru ro M r0 m m ru m U v v L) U v U v U U v U • ru ru rB B ro rB ru ro ro ro m m > > > > > > > > > > > > rn m N m o o .n rn o Oo r -I O N N O N m m O -I O 11 .. ... Q Q Q Q Q Q Q Q Q Q ¢ Q z z z z z z z z z z z z • Q¢ Q Q Q Q Q Q Q Q Q Cf IY x CL IY 0� CL CL CL0� C� v c p c v c Q) c -FU _ v c v 0 (L) O U O O F T5 F FO v 0 ru C C O rp m, rp M Q M Q r6 C O C C O.. ru O QJ Q) I QJ n i C �- i Ln i l/1 i W Q) w w V1 i QJ • -O -O -0C QJ Ln w C 0 C w 7D _0 _0 -0 -O L ' C oJ J _� to QJ N toA 0 U O_ U O 0 O U � C O Cf 1.01 O M In N 00 O M Ln t0 r -I `-i l0 W M l0 r -I q:r W k0 N 00 O 00 O O O O O O O O O O O O Ln Ln M O In Cl Ol Ol O r -I ri I� RT R* r -I N N N (14 N M M -* ri Ln Ln (14 N N N N N N N N r -I N N 00 00 00 00 00 00 00 00 00 M r -i ri r-1 r -I ri ri `-I ri ri r -I r -I M Resolution 09-23 Page 262 Alhede:) ION le;ol MINI�© E Al!:)ede:) awo:)ul !: a;eaapolN anogy Al!:)ede:) awo:)ui ajeaapovq __ auao:)ul aamol . Al!:)ede awo:)ul mo -1 (aaA :` MEN sapAJ 2ulsnoH i i • ;sed ul palpluapl paunnp Ah!Ignd ■■,.... r A:)ue�e/Vas pue-1 2uljslx3 (saa:)y) azlS la3-j (pasodoa rf"I"a(i iunualxeW Mmlmmh auoZ pasodoaa auoZ 2ul;six3 ash' uel ueld Ieaauag • za - - - a Resolution 09-23 Page 263 Appendix A: Lots < 1 Acre Subject to CDP 0 ALTOS RILLS CALIFORNIA V `^ we '+nu=? S ell NA ! 3 cnw.r y� •. d ..ygota `1_vbax 4"x ¢`� `�l• ` .M9 cY L� ✓ or""` C 4. :. ty 6 I .Y w �� f e �� ✓ Y; �eey E a _ 9 cR ^ Elf Parcels Less than 1 Acre QTown Limits Appendix A: RHNA Sites List A-0 Resolution 09-23 Page 264 F% Town of Los Aftos.fills 9fousirrg rEfement Appendix B: Online Survey Results Survey results for the Town of Los Altos Hills ■ 538 Total Responses Q1. Please identify your relationship with the Town of Los Altos Hills. (Choose all that may apply) Answered: 535 Skipped: 3 100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% ore �6 e oar row \a� o� o�P o��eko h\�� ease X\o a�roo �e��a oyer Other Responses • Grew up in LAH, attending college outside of town ■ I am an adult living with my parents, who own their home • retired ■ pay too much in taxes ■ Church Appendix B: Survey Results B-1 Resolution 09-23 Page 265 ■ Member of Hills 2000 Civic League 501 C 4. ■ 1 hike and bicycle in Los Altos Hills regularly ■ a volunteer on committees 50 years. Q2. How long have you lived, worked, attended school/college, and/or been involved with the Town? Answered: 536 Skipped: 2 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% Less than one year Other Responses ■ Sunnyvale ■ Los Altos ■ San Francisco 1 to 4 years 5 to 10 years Over 10 years Appendix B: Survey Results I don't live, work, or attend school/college in Los Altos Hills (please note your city here) Resolution 09-23 Page 266 Lffi ALIYS MB 7 CALIFORNIA Q3. Please share your age. Answered: 536 Skipped: 2 30% 25% 20% 15% 10% 5% 0% 18-24 25-34 35-44 45-54 55-64 65-74 75+ Prefer not to say Q4. Please share your race%thnicity. (Choose all that apply) Answered: 533 Skipped: 5 Appendix B: Survey Results Resolution 09-23 Page 267 IN I�cs AL1TS Im,Is � CALIFORNIA 70% 60% 50% 40% 30% 20% 10% 0% a�\a� �\`a� 44' �a°2 \a��a' °ret o a� a`I1 aJa �� �a rat'` e`'Q RPh a� �F °t `ate 01�'a ,Q Other Responses ■ Mongrel ■ Indian American • Mixed ■ Citizen of the world ■ Asian Indian • South Asian • South Asian Indian Q5. Please select all that apply to you: Answered: 536 Skipped: 2 Appendix B: Survey Results B-4 Resolution 09-23 Page 268 100% 87% 90% 80% 70% 60% 47% 50% 40% 30% 20% 10% 0 ° 6% Oln 0% �e �e o41 oma°�� �a °"(S' a��� <N o���r afar r° 21 Qb. Please select up to three (3) of the following groups who have the greatest need for housing and related services in the Los Altos Hills. Answered: 437 Skipped: 101 60% 51% 50% 40% 40% 40% 30% j 29% 20% o 12/0 11% g% 10% 10% j 0 1% 0% taa� �°`° ec � \\ ooh Q �o Appendix B: Survey Results B-5 Resolution 09-23 Page 269 LCB a wT irn,LS CALIFORNIA Q7. Please select at least three (3) housing issues that are most relevant in Los Altos Hills: Answered: 437 Skipped: 101 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% 40� ota \�� t� oq,4 '�° �`° of \e� e�Q � ° Pao aa�a �r \�� `�� a QO �a� x,63 eta � � off. o�hJ � � h ° Lo Other Responses ■ Access to services (town) • Transportation ■ None of the above ■ Poor town support for remodeling and upgrades • 1 acre+ lot LAH quasi -rural housing inventory with large setbacks from neighboring properties. • Lack of water ■ NONE ■ Poor aesthetics when compared to Portola Valley and Woodside Appendix B: Survey Results B-6 Resolution 09-23 Page 270 Iiia iCD;ti!IllJ:)Ill.,':� rfl`4�"P"r. (i',!Fi)i,111 ■ None are relevant and these questions are biased toward a demographic that is not relevant to an affluent community. • Empty houses ■ Tax changes requiring owners to sell and move out ■ This survey already seems biased in a direction • Keeping the rural character of the properties in LAH (over 1 acre per house) AND High cost of taxes ■ Infrastructure ■ Outrageously costly water ■ Lack of local control over zoning ■ Too many restrictions imposed by city of Los Altos Hills for building ADUs ■ want to maintain rural character ■ Preserving the open spaces & trails of LAH (too much housing) ■ There are no true housing issues in LAH. People settle there when they require space, the outdoors and a sense of nature and privacy. It's not a place for multiple housing. Its not near public transportation. An automobile and a bicycle will be necessary. ■ traffic noise pollution from 1-280 is too high ■ relevant to whom? ■ Vulnerability to wildfires. ■ Protection of historic zoning and building setbacks. • Meddling politicians with no respect for private property ■ Preservation of rural atmosphere ■ None, I really don't think there are any housing issues Appendix B: Survey Results Resolution 09-23 Page 271 ,lawn of LosAltos.?fiiCs Mousing Efement ■ Taxes too high ■ Road maintenance and preserve parking • Concern for SB 9 and 10. Also over development. And sub division of lots. And undermining the rural nature of our community to obey woke regulations created by people who don't live here. ■ Setbacks are too generous to properly use the available land. We have a very narrow lot and there is no way to build an in-law units for my parents without getting into setbacks. ■ The lack of open space that is undeveloped. That is what the town was created to preserve and now everything is being permitted development. • 1 don't see any issue. ■ fire danger/ water availability/houses over sized ■ None of above "issues" are relevant to LAH except 1 -acre minimum lot size lot ■ Nine of these are issues for Los Altos Hills. They may be issues for others but the town should worry about current residents and maintaining the value of the property of current residents. ■ No housing issues ■ Speeding ■ Hilly terrain ■ Why pick at least three (3)? This survey is not objective. • Sheriff 1. Enforce car & 2. bicycle laws 3. Burglaries & crime ■ 1 don't think any of these are issues. ■ Difficulty paying property taxes ■ 1 selected these because I had to. Don't really see an issue. Supply and demand. ■ strict septic requirement from the county Appendix B: Survey Results Resolution 09-23 Page 272 ■ SB 9 ■ High property tax after renovating or rebuilding the aged house ■ Save walk ways ■ None of these are relevant. ■ Very high Property Taxes ■ Why I am required to have 3 "issues", what if I have none? Your survey structure is obviously biased. ■ Los Altos Hills is a place with large homes and generally wealthy families • Lack of infrastructure- Sewer system, fiber optic network ■ to my knowledge none of the above ■ Very high Property taxes incongruent with the level and quality of infrastructure and public services provided - a County & state issue ■ None ■ It's crazy expensive. I could never live here now. If we didn't own. We are poor compared to all our Tesla google neighbors ■ Maintaining the rural character of the town • Housing proximal to employment or transportation corridors ■ Remodeling your house that makes the reassessment unaffordable. ■ Too many houses in these hills ■ Maintenance of utilities, especially power lines & water ■ None of the above ■ Maintaining the nature of the LAH housing element ■ this is a bullshit guestion ■ High cost of utilities Appendix B: Survey Results B-9 Resolution 09-23 Page 273 Town of Gos,AftosYfiffs.1fousing Efernent ■ the mortgage is affordable it's that taxes that are not. ■ Need more ADUs ■ High density and disregard for setbacks. ■ nontransparent complicated permitting process - especially when outsourced, when the agency is interested in multiple resubmitals ■ Fire danger ■ Difficulty dealing with Planning department; unneighborly neighbors ■ Maintaining the rural look and feel of Los Altos hills ■ state has an issue no LAH residents ■ Preservation of the rural nature of our town ■ None ■ ACCESSORY DWELLING UNITS ■ Maintain Local Land Use Control. ■ sewer fees ■ None- this is a beautiful town who is exclusive to those who have worked to afford living here. ■ Permitting process is very painful and difficult ■ Starter homes for families ■ NONE • Infrastructure to support higher populations, tight hilly roads, fire danger, constant power outages ■ Too many rules for small stuff ■ Too much regulation and permitting cost to build adu ■ None, LAH is perfect. Appendix B: Survey Results Resolution 09-23 Page 274 lawn of Los A(tosYfi(&Y1ousing �ECer►ment ■ Bad town management through ignoring our Greensheet foundation ■ Price of water, now and with impossible increase in future ■ Can't think of anything to add. • Assisted Living for seniors • property tax ■ starter homes ■ Sewer connections, mandatory lot size, overhead power lines ■ Not screwing up the high quality of living that motivated us to invest in a home in this community. ■ Fire/Emergency preparedness, property crime, infrastructure (reliable electricity & internet) ■ 1 do not want high density housing. Q8. Which of the following housing types are missing or most needed in Los Altos Hills? (Select all that apply) Answered: 410 Skipped: 128 Appendix B: Survey Results Resolution 09-23 Page 275 B-11 60% 50% 40% 30% 20% 10% 0% Town of Los A (tos JCiffs Jfousiu9 ECemeut 50% 37% 31% 0 19% 17% o 9% 1470 0 0 e., spa o O� aI\ �e\\\��0°fir P Q9. Effective January 9, 2022, SB 9 requires every city and county to permit a lot split andlor the addition of second primary dwelling unit via a ministerial (non - discretionary) approval. How likely or interested are you to add a primary or secondary dwelling unit on your property within the next 8 years? Answered: 466 Skipped: 72 Appendix B: Survey Results B-12 Resolution 09-23 Page 276 LC6 A11gS H1fdS f1iJfOn511 50% 45% 40% 35% 30% 25% 20% 15% 10% 5% 0% I have I have I have little I have no Don't know This Prefer not strong moderate interest interest doesn't to say interest interest apply to me Q10. Accessory dwelling units (ADUs) are small living spaces on single-family home lots that can be rented. They can be a room in or a new addition to an existing home, or separate building on the same lot. They can provide additional income to homeowners, housing for parents, adult children, single persons and small families. Please select all the reasons you would consider owning or constructing an ADU: Answered: 426 Skipped: 112 Appendix B: Survey Results Resolution 09-23 Page 277 B-13 mL9�S lm MV IK 70% 60% 50% 40% 30% 20% 10% 0% K89 \0 o� e 1 ZO 11q KP C:P a� Jae Other Responses ■ LAH Parents intend on building ADU; extended family with small children may live there as well ■ Housing for health care provider ■ Wouldn't consider an ADU ■ Guests ■ Housing for local teachers and nurses ■ Separate rental unit ■ Not at all interested given property size ■ NONE ■ I'm against adding ADUs as it violates 1 acre rule that we moved here for. ■ Separate garage or personal office space ■ Rent out to others in need Appendix B: Survey Results B-14 Resolution 09-23 Page 278 ■ Senior care giver ■ Housing for a live-in nurse for aged home owners ■ we already have a second unit ■ people who need more cheap space should move out of LAH ■ Housing for grandchildren • Provide housing for lower income workers ■ I have an Au -pair unit • I would not consider owning or constructing an ADU. ■ NA ■ 1 would never consider an adu. This is another poorly formed question which tries to nudge respondents into agreeing with your suppositions. ADUs should not be allowed period. ■ Someone to help with care 3=►I_1 ■ 1 wouldn't consider owning or constructing an ADU due to the negative impacts on my neighborhood ■ Guest House for visiting friends and adult children ■ I'm against adus. ■ guests, house sitter, etc ■ Increasing the market value of my property. • Providing additional housing for people in the area ■ None ■ No interest in building an ADU Appendix B: Survey Results B-15 Resolution 09-23 Page 279 ■ Adu's make a good way to serve different generations in a family. So used they enhance community solidarity and have few detriments. They should be encouraged. • Not interested ■ Someone to help with care as we get older ■ 1 wouldn't consider building - ugly ■ Live-in care giver • Not interested ■ Not interested in adding can ADU ■ Not interested ■ Rent to someone that needs housing; LAH HAS to do its share • • Already have an ADU • Would not consider • 1 already have secondary unit in my lot. ■ Housing for a local essential worker ■ 1 wouldn't. Our lot is too sloped. ■ Would not consider ■ No. This puts more people living here. Don't want it. ■ I would not consider an ADU. Town's requirements make such units a loosing proposition. ■ none ■ No interest ■ None ■ To make dwelling more friendly for seniors, or assisted living. Appendix B: Survey Results B-16 Resolution 09-23 Page 280 Torwn ofLosAfton9fiffs.7fousing Efernent ■ 1 have an adu ■ No reasons • Not interested ■ No interest whatsoever ■ it is my property, i pay taxes, don't want gov't permission ■ Caregiver housing ■ To help with housing stock in region • We already have a studio apartment at a reasonal rent that we rent --free wifi, free unility, free water/garbage ■ 1 NOW HAVE A RENTAL ADU THAT CAN BE USED LATER FOR A LIVE IN CARETAKER AS I SLIP INTO MY 80'S ■ Guests ■ Provide housing for teachers or first responders • already have one N/A ■ I might want one. I don't want my neighbors to have one. • Would not consider this ■ already have one and we rent it at low cost ■ Charity -help someone needing medical treatment at Stanford, etc ■ NONE. I'M OPPOSED TO LOT SPLITTING. ■ Provide housing community members with lower income • Not interested ■ I already have an ADU ■ 1 think that ADU's should only be allowed under current MFA/MDA land coverage. Appendix B: Survey Results Resolution 09-23 Page 281 B-17 ■ None, I don't want ADAs ■ to use as an artist studio ■ 1 don't want an ADU on my property - I like things as they are. • 1 am not interested in owning or constructing an ADU Q11. Please choose what obstacles may prevent you from building an ADU on your property (Select all that apply): Answered: 449 Skipped: 89 50% 44% 4"U 45% 40% 35% 30% ° 25% 20% 18% 18% 15% /o 10% 5% 0% Cost to Technical Adequate Management No obstacles Other (please convert design, space in of rental specify) existing construction home or on (contract, space or and property for lease, build an permitting an ADU advertising, addition collections, taxes) Other Responses • Cost of permits, water line, sewer ■ Hilly property ■ Topography ■ Permitting. Same design CO $175/sq ft, LAH $1000+/sq ft Appendix B: Survey Results B-18 Resolution 09-23 Page 282 Town 1LOS-Aftos Yfiffs Yfousing ■ Dislike idea of compromising quality of LA Hills ■ Too difficult and costly re: access to public utilities • 1 would not want neighbor ADUs crowding our property either. Constantly barking dogs are already bad enough. ■ All the houses on our street are on septic tanks which would add an additional cost/deterrent to adding an ADU. It would be nice if the town would focus on getting ALL residents on sewer. ■ LAH zoning and set back rqmts ■ NONE ■ I do not want an ADU for me or my neighbors ■ Already have ADU ■ Adding a unit that does not improve the value or maintain traditional LAH standards that I had to obey when I built my home • Need to cut down a large eucalyptus tree to fit one AND the hassle of going through construction (noise, mess, and dealing with contractor) ■ Capacity of septic system ■ Land development restrictions for property slope ■ Los Altos Hills is overly restrictive in the max square footage allowed for an ADU ■ Additional barriers that city of LAH has imposed above the state law ■ I will not build an ADU on my property. ■ sound issues from 1-280 • see above ■ Access to sewer connection. ■ LAH zoning re: slopes Appendix B: Survey Results B-19 Resolution 09-23 Page 283 I I� � y IaQ� Iili.ii .G`f`r� fy1:IF0R li ■ Too big a project at my age ■ trigger of increased property tax ■ it would ruin the country feel of LAH ■ ADU cost ■ conservation easement ■ Already have ■ 1 rent ■ NA • My repulsion to undermining the beauty and character of my surroundings ■ Setbacks ■ Licensing obstacles • This is supposed to be a rural community. The town didn't update their gp from 1975 until 2000, for a reason: they had principals ■ Not interested in adding an ADU. ■ Cost ■ Increased carbon footprint, utilities cost and traffic impacts • Town permitting and approvals ■ Hilly lot • Permitting. ■ Fire district ■ 1 don't want more buildings on my land or more buildings throughout LAH. • I already have one ■ Reaction from neighbors Appendix B: Survey Results B-20 Resolution 09-23 Page 284 t, Town of Los .ACtos 9fif(s .Mousing ECement ■ Not interested ■ Septic tank ■ Already have one I don't use much or rent out. ■ Difficulty in connecting to existing septic system ■ Privacy concerns ■ strict septic system from the county ■ No need for an ADU • High property tax ■ Don't like how these look ■ property tax increases ■ it takes too long to get City approval and high cost of permit and inspections • Property tax reassessment ■ Property on septic ■ No access to sewer, septic cannot support more bedrooms/bathrooms • Preserve single family housing on one acer lots ■ Town applies very restrictive requirements rather than working with homeowner to figure out how to achieve home owner's goal. ■ already have an ADU ■ At our age,not interested ■ Town restrictions ■ N/A ■ Would not consider Appendix B: Survey Results Resolution 09-23 Page 285 B-21 Lc? tI;D!i pll,ii l'.tLlull\I ■ Our house is old and it would be a huge project. Might be a good idea though be it would only be one or two more people and still on an acre. • already have ADU ■ We live on Elena Road, with most of our property line along the road. The 30' setback plus 10' easement (essentially 40' setback from Elena Road) leaves us little space to build an ADU. If the law would change to a 10'-20' setback along Elena, that would give us enough space to build an ADU which wouldn't interfere with our main residence. We currently have a design for an ADU, but it is 6' from our current residence, which is just too close together. ■ We have had endless obstacles from department of environmental health due to lack of public sewer ■ Town barriers ■ I have no interest ■ Not wanting to give up any of the property features that currently exist ■ Regulatory complexity • Privacy • I wouldn't do it. ■ Requirements imposed by Los Altos Hills government ■ Building over 800 sgft within 30 ft of the property line is not allowed. ■ The cost of an ADU built to meet Town's requirements makes it a bad rental investment. ■ not interes ted ■ Do not want government shoving their crap down my throat. • Privacy, responsibility, liability ■ Ability to harmonize the ADU with the main house ■ I have an adu Appendix B: Survey Results Resolution 09-23 Page 286 B-22 [��iC[iitil(Il.ir r r r r w . r7`P"f`tii ( 1[;[fOft41 • Prefer privacy, not interested ■ LAH ■ that very big tax hit from our Democrats ■ Onerous bureaucratic permitting process and fees ■ Increase in propertytax ■ How do restrictions on M DA etc fit with this • Unneighborly neighbors (who resent newcomers) • For ideal placement of unit, it would be costly to redo/enlarge septic system or hook up to sewer. Also, it's not a priority since my older house needs kitchen and bathroom remodels/updates. • I DID AN ADU BEFORE ADU'S WERE COOL. THE TOWN FOUGHT ME ON THIS, BUT I FOUND A LOOPHOLE AND PREVAILED! • Age. We will probably be moving out within five years so it is not worth the effort. • Oppose Sacramento dictating land use, support local control. ■ already have one N/A ■ I have an ADU • 1 don't want ADU's in our fine town. That's not what we are for. • Septic fields take up most of lot • Cost of construction. Contractors see LAH addresses and seem to increase prices dramatically ■ state requirements for septic upgrades / sewer connections adds —$120k to the cost • SCC Fire's requirement for a fire truck (40ft long, 75000lbs) turn around ■ steep hillside ■ Privacy Appendix B: Survey Results B-23 Resolution 09-23 Page 287 TI wn of LosAftos ififfsYlousing Efement ■ I DO NOT WANT AN ADU. ■ I don't own land ■ county fire dept is obstacle ■ septic tank and leach field limitations ■ Planning time ■ City planning department is aggressive with easement requests, deed restrictions, etc. ■ Sq foot regulations. ■ I don't want ADU's in LAH other than on properties where it conforms with current MDA/MFA ■ 1 dont want ADA ■ The city might demand an easement on my entire property for no good reason. ■ lack of sewer connection, excessive setback requirements ■ I like my privacy and the wild things that live near my house. ■ 1 don't want an ADU on my property - I like things as they are. ■ lack of sewer.---- on septic ■ Town is anti -housing and makes everything harder than it should be Q92. Every County and City in California is required to develop a housing plan to provide its fair share of housing to meet future growth for all income levels. in previous Housing Elements, the Town relied on ADUs to meet its affordable housing goals, but the state is now requiring multi family housing in addition to ADUs. The Town of Los Altos Hills is required to develop programs to allow and encourage the development of at least 489 units over the next 8 years (2023-2039) including 279 units that are affordable to low- and moderate -income Appendix B: Survey Results Resolution 09-23 Page 288 1LB -AMM ' CALIFORNIA households. Please select all of the following methods you believe the Town of Los Altos Hills should consider to meet its fair share of housing needs: Answered: 452 Skipped: 86 60% o 50%° 4 % 40% 38% 30% °/ 20% 17% 19% ° 20% 10% 0% a\\°��`'1 a'\\o�r k���� o�O� aa\o�oo�h`�� 'ZI tc '° 5:1 Other Responses ■ Provide access to low cost loans to finance ADUs. ■ ADU/guest house renter lease for extended family, caretaker or student ■ Buy up low performing strip malls and put housing on top. Transportation, utilities and parking are already there. ■ Tie up ADU's in court for next 50 years ■ Allow higher density near transit corridors only-- to get extra cars in and out more easily. ■ Make up the units with a dorm building at Foothill College. =►[911111 Appendix B: Survey Results Resolution 09-23 Page 289 B-25 ■ Stop worrying about stupid things like height limits and building design and build some apartments in the downtown area. ■ The reason we bought here was to have less housing with an acre minimum. Also built my place and had all of the town hall restrictions which doesn't work with adu and split lots. • It would be good for the Town to identify a location for a high density development. I am most concerned about substantial redevelopment of existing single home lots and the loss of LAH rural character. ■ This is unconstitutional and will be reversed when challenged in court so I would not waste time on this. ■ join other jurisdictions and fight the RHNA numbers • Build tall apartment/condo on Lot 5 in foothill college. The infrastructure is in place, minimal impact to other residents. • Increase property taxes to fund high density low cost housing near commute corridors ■ No fees , that is absolutely absurd! Very frustrating it is not even on this survey. Do u know how violating that is to be ticketed based on your own property. Does anyone have a grasp of what we already pay in taxes?! ■ Also need to provide affordable housing to teachers in Los Altos where our children attend public school ■ Install town sewer system ■ don't feel changes are needed ■ Construct High Density Housing adj to Freeway & Foothill Campus ■ Require developers to build/fund affordable housing near transit hubs (which do not exist in LA Hills.) ■ Do NOT allow for split lots. This is not the character or history of LAH. ■ Stall until SB 9 is overturned ■ Reduce short term rentals Appendix B: Survey Results B-26 Resolution 09-23 Page 290 UN kUtiS 1111.;: CAL IF)RNI? --- ._... ■ I thought we were "ag zoned". Is there an exemption due to this? ■ What's the point of rezoning if the state has already usurped the towns authority? ■ The entire town is supposed to be open space reserve. That what mary davis (mayor) did in 1975 ■ I don't like any of this stuff. • LAH doesn't need to meet the needs. • Foothill College has 122 acres, including tons of unused space that isn't visible from the neighborhood along the Perimeter Road. Similar to Canada College, nice, affordable housing for faculty and staff could be developed there. ■ Water is cares here. Build new towns in N. Cal. where there is lots of land ■ 1 am opposed to all of the ideas listed. ■ This is a bad idea. Please push back in the state before they destroy our bucolic town ■ Make development area calculations reasonable. ■ Absentee landlords of vacant houses are becoming a growing problem. They do not contribute to the community. • Amend zoning for condominiums ■ Through rezoning and eminent domain land acquisition, build an apartment complex on the eastern edge of town large enough to satisfy the requirements, and leave the rest of the town alone. ■ No change ■ LAH should do an economic impact and environmental safety study. • Consider coop housing models ■ None of this is satisfactory or makes sense. LAH does not make sense for this plan as there are plenty of other available lands around in the Bay Area. To impose this plan in a community that is not set up to house low income people is really wrong and would penalize the current residents and the newcomers. Appendix B: Survey Results Resolution 09-23 Page 291 Il 1Lt�l� llli.; l�li.l r • � r i � r . ■ ease septic requirement from the county based on number of bedrooms ■ Fight the Communist takeover of zoning tooth and nail. • No ideas ■ Build apartment in baseball diamond near 280 ■ Be more reasonable with setbacks and MFA/MDA ■ Legal defense to leave land use planning to the City ■ The whole thing is a bad idea ■ The Town should be fighting the state's attack on local government. It is irresponsible not to fight this required destruction of suburban and rural zoning. ■ Take no action, resistthe mandate to retain rural character and 1 acre minimum lots ■ Build 4 story blocks of Student housing at Foothill College. • None • Work on improving basic infrastructure needed for growth: sewer, roads, electrical & internet support ■ Can not decide ■ I do not believe the Town of Los Altos Hills has sufficient utility and water to serve more residents and feel STRONGLY that LAH and other communities should maintain local control!! ■ Need to research ramifications more ■ Appose all extreme land develement- keep our openness! ■ Consider environment impact and maintain quality of life in town ■ Purchase and develop property for higher density housing in areas near LAH but with better proximity to transportation and employment • Don't do it. Appendix B: Survey Results B-28 Resolution 09-23 Page 292 C.1i:(FOIi,Vl1 ■ Try everything possible to thwart SB 9. ■ Open up foothill to high density housing, declare LAH a wildlife habitat zone ■ This is irresponsible ■ Multiple units in a lot is not suitable for Los Altos Hills • affordable housing but who pays the tax?? ■ Fund multifamily in other nearby cities. ■ 1 am against turning public land into housing of any kind. ■ Employees of wealthy live on bosses property ■ Build using zoning affordable apt/condo units at the border of the town ■ should repeal SB 9 • Provide incentives to build ADU. The town has to keep its rural environment. ■ THE TOWN SHOULD START A PAC TO FIGHT BACK AGAINST THIS EXAMPLE OF GOVERNMENT OVERREACH.S • The main focus should be AFFORDABLE housing for those less fortunate than most of us LAH homeowners. ■ Densify along EI Camino Real; Transportation available • provide better wildfire prevention to encourage buyers ■ None. It is our constitutional right to zone our properties as we see fit as a community. We already have all the zoning laws that we need. ■ Plan where denser housing is closer to town/transit. Traffic/parking has to be considered ■ No idea ■ Consider Foothill College campus for RHNA Appendix B: Survey Results B-29 Resolution 09-23 Page 293 Town ofGosAftos Miffs .Mousing Efement ■ Atherton allows JADU's to NOT count in the MFA. Follow suit and you will get more JADU units. ■ 0.5 acre parcel minimum ■ Use the land at Foothill College to build anything. Keep LAH itself rural. • Fight it, we don't want it • preservation and access for wildlife ■ lower minimum parking requirements • reduce setback requirements, allow lot splits ■ Authorize multi -family housing at Foothill college - minimize at all costs negative impact on the LAH semi -rural environment. ■ I do not want high density housing. ■ Switch from LUF to gross area. Modestly reduce lot size minimums. Q13. Is there anything else los Altos Hills should consider when developing housing policies and programs? Please provide any additional feedback here: Answered: 218 Skipped: 320 Other pe-,5pooses ■ Organized neighbor associations for neighbors to chat about things like tips on saving water, landscaping ideas, managing wildlife like deer or coyotes, or to check the well-being of an aging neighbor. Also, would LAH consider implementing some best practice guidelines on keeping pets? Many other towns or counties have limits on the number of cats a resident may own, or require simple registration of backyard chickens, or have regulations about how close a chicken run/coop can be to others' property/house. Thanks! ■ 1 love the rural character of Los Altos Hills, but I believe we can maintain that feel while also significantly increasing the number of housing units. We can promote turning single family homes into fourplexes and encourage the construction of ADUs without compromising the residential look of the town. I also think there are Appendix B: Survey Results B-30 Resolution 09-23 Page 294 Town ofLosAftosYfif&Yfousing Element many places where garden apartments and townhouses would be lovely and could provide invaluable housingto young people, especiallythe grown children who were raised in Los Altos Hills and the professionals like teachers we need in our town but cannot afford to live here. In short, I support as much up zoning as possible and the creation of as many units as possible to ensure that Los Altos Hills can become more dynamic and accessible to those in the community! ■ Please continue to push back to the state. Towns that have created more jobs than housing should be responsible for adding more housing. (LAH already has a surplus of housing over jobs) ■ Minimize disruption to the existing one acre lots with single family homes, but allow ADUs to meet the above needs. ■ Buy up some adjoining county land to do this but be sure there is an hourlytransport to train. Do NOT consider paving MPOSD lands. This needs to be much closer to EI Camino Real and the transit corridor. ■ Systematic review of emergency access routes for escape from fires and access by fire trucks and ambulances. ■ Don't permit ADU's ■ Make it easier for homeowners to get permits for ADU's and other housing additions. ■ Infra structure ,as in sewage and roads ,remains an obstacle to building additional units in los altos hills. ■ Don't let the county or state screw up our rural zoning. Be more helpful about remodeling and upgrades. Stop looking at it as a source of income. ■ The bay area needs more housing ASAP. I truly hope Los Altos Hills takes this order to create almost 500 new units seriously, and succeeds. Thank you! ■ Push back. Do not comply with this idiotic, narrow minded, liberal plan. Make the Gov and state legislators build ADUs and multistory building units on their property first. Appendix B: Survey Results Resolution 09-23 Page 295 B-31 Lati3llTitSllll.iIIILiS •• r r, . r ■ Get it on the ballot for voters to overturn SB 9 &10 & retain the quasi rural quality of LAH that prompted us to purchase (& want to retain value of) homes in town. ■ funds for increasing numbers in schools, safety of more cars on narrow winding roads, fire exit accessibility, providing sufficient parkland for increased population ■ Purissima Hills does not have enough water supply for all this new housing. New residents should have to buy supply from existing residents. ■ LAH is part of the Bay Area and should not be catered only the well to do. The day that LAH approved the development of huge houses has voided the claim that LAH is "rural" which is used as a pretext for its restricting codes. ■ Lower our Taxes if you move non tax paying housing into our town ■ The town council and the building permitting committee have little interest in allowing our town to grow to meet housing needs. They spend all their time critiquing building plans and cribbing about when they exceed the height limit. People should be allowed to build what they want. All these rules are just people being intolerable busybodies at the best and closet racists at the worst. There is no reason to preserve the town exactly the way it is now. If everyone always thought that way, we would just be a bunch of dirt roads and orchards. Let the town evolve and progress. ■ Want to maintain the rural nature of our town. Worried about fire and the issues with traffic and parking ■ We have narrow roads and are in an area of fire hazards plus wildlife zones. I strongly oppose increasing density of houses or multiplexes. This one size fits all solution makes little sense. I do not want public lands to be used by profit and Alec service g developers. ■ Continue to fight against SB 9 and for intelligent zoning based on local needs. ■ 1 would love Los Altos Hills to continue the current characteristics without altering anything. The things that I miss most are having more parks and kids' play areas. ■ The whole trend toward urbanizing our community abs dramatically changing the nature of our community with more housing density is unconstitutional and will be reversed in court. So I would discourage any efforts to comply with these offensive proposed regulations. Appendix B: Survey Results B-32 Resolution 09-23 Page 296 Tawn of£.osAftos1fiffs.Tfousing Efement ■ Using tax dollars, purchase 2 or 3 modest -size homes and manage them as rentals for Town staff and other essential workers. ■ Again, build dense housing on Foothill College. Minimal impact to residents. Housing can be for students/teachers/police/fire/very low income/low income. California Bonus density law will let you build more units. Access to VTA means lower cars per unit. A larger plan with retail (grocery, casual restaurant) would benefit both the college and the community. ■ Please make sure any infrastructure, such as private roads, are required to be updated with any increased use around whatever housing policies are decided upon. Increased building/people, means more services to support to support that building. ■ Do not change the 1 acre rule. We moved here for that. Changing zoning retroactively is a violation of property rights of current owners. No infrastructure support for added density. You will ruin the nature of Los Altos Hills! ■ Build dorms at Foothill college for the students and be done. ■ There are so manyvacant houses. Let's start by penalizing empty houses with a high fee that can fund affordable housing or dangerous tree removal. There are numerous empty houses nearby our house. • To reach the goal of 489 units, it will take more than building ADUs. I could imagine surplus land being used to build large apartment building, 4-5 stories high, with affordable units, underground parking ■ We need to make it much easier and cheaper to add dwelling units, either standalone units or separate entrances to existing homes. Streamline permitting, provide help from Town experts to landowners/homeowner, make permits very cheap or free. Town should serve to enable, not block, adding units. ■ Until the Town has a public sewer there will be very little movement on this issue. Septic system leach fields take up too much land. Land that could be used for additional dwellings. • Los Altos Hills has been traditionally rural town. Preserving property values, space in between homes for privacy purposes should be at the forefront of the Towns goal with its new guidelines. I fear that developers will come in and purchase the land and destroy the quiet community by buying up ranch homes and changing them into apartment complexes and duplexes. Appendix B: Survey Results Resolution 09-23 Page 297 B-33 To,tun ofGosAftosYfiffsYfousing ECement ■ i think the current nature of semi rural housing density in the town is good. i hope that will be maintained ■ 1 have a Jr. ADU apartment in my home. I think the town should do a survey and find out how many units already exist that they do not know about. This does not show in County records even though home was built/finished in 1991. ■ Do not reduce setbacks between properties. Do allow wildlife corridors. Consider the constant drought and water and other infrastructure needed for all these new units. How will you achieve adequate water? Don't cut trees to allow for new houses. Can our narrow winding roads accommodate new traffic? There will be increased fire danger with additional homes. ■ Support CA state initiatives to modify or overturn SB 9 • Allow any ADU (detached or attached) to be up to 1200 sq feet in area.... Not be subject to Max Developable Area limits which were set 30+years ago. • I think we should do something to provide some lower income housing in line with the state's policy. ■ Streamline process to get ADU approved. ■ LAH should join the Our Neighborhood Voices initiative. Also - consider subsidizing housing for qualified workforce (first responders, teachers). ■ Do not allow for splitting lights or putting multi dwelling units on LAH lots. This is not the culture or history of Los Altos Hills! Keep LAH as it has always been . ■ Los Altos Hills is not Redwood City or Mountain View. Housing policies are not "one size fits all". Housing policies or programs must have relevance to the area in which they are located. The only housing that makes sense for lower income residents would be for teachers, fire and police personnel. Apartments, townhouses and condos could be built on public or semi-public lands near the 280 corridor. ■ Minimize changes to the fundamental character of the town. ■ Carefully plan the change to keep neighborhood character. Another concrete jungle would be no -no. ■ City funded tree trimming efforts can help prevent over growth Appendix B: Survey Results Resolution 09-23 Page 298 Town of LosAfto0fiffs.7fousing Efernent ■ People who buy homes in Los Altos Hills do so to get away from people. If they wanted to live near people they would buy homes in Atherton, or Hillsborough. It is understandable then that people living in Los Altos Hills will not be in favor of trying to help figure out ways for more people to live here. ■ No high density housing. It is important to maintain the rural environment. ■ A high end multi -unit development of condos/townhomes/small residences for seniors. I am 77 & have a home and contiguous lot. A luxury smaller residence in LAH would be an excellent option for me. This option doesn't exist currently and could get older residents out of their homes. ■ Seek out and join other private parties, cities and other entities in filing suit to challenge the constitutionality and provisions of S.B. 9. ■ Need to have better internet infrastructure. With many people working from home, getting high speed, stable internet has been a huge issue for many LAH residences. ■ Require all SB 9 properties to underground all local utilities for themselves and their neighbors ■ Preserve rural atmosphere, set backs, screening etc ■ Enabling larger homes to accommodate renters is a good idea if it supports the community (elderly home owners). Enabling home owners to expand their existing homes to support more inhabitants is ok to a limit along with ADUs. The purpose of buying a home in Los Altos Hills is privacy, peace, and the enjoyment that comes with a more rural feel. The value of the town and area is diluted with the addition of multiplexes. Affordable housing is available in surrounding areas, the answer for essential workers is transportation, not housing. The city of Los Altos Hills does not have a housing issue, but it can accommodate additions to existing homes and ADUs. ■ Do not require homeowners to split their lots or add ADU's • Please don't make us look like Woodside. • What is the criteria for "affordable housing"? I am in favor of allowing residents to reduce lot size to 1/2 acre. The opposition is increased congestion, but not all LAH residents will want to reduce their lot size. ■ Maintain rural atmosphere, low density as much as possible Appendix B: Survey Results Resolution 09-23 Page 299 B-35 ■ Infrastructure. Are utilities, traffic and parking enhancements being factored into the City's plans? Just adding housing may cause further issues that need to be addressed up front. ■ We have septic -in the hills. if additional homes are built on my hill, it's going to be a problem for me. My home was built in 1940, adding AdU will cause issues as the town will make me upgrade my house to meet current guidelines. That will cost a lot. No lights or proper sidewalks -how will the town account for at least 500 more families without infrastructure. Why are developers allowed to clear cut and build huge homes? ■ Perhaps you should expand your focus to fighting back. There's a petition out there to put this on the ballot in November. Only needs 1.5m sigs. We should also replace our representative in Congress I think his name is Becker. Or Berman. Maybe work together with like-minded towns to push back hard in a regional effort. ■ Yeah stop them all ■ 1 favor let's stay in control. ■ I prefer small and quiet neighborhood. I am against building a lot more units to make the town crowded. I don't want the traffic to get worse either. ■ It's important to protect the scenic, natural beauty of Los Altos Hills. ■ LAH is somewhat unique. We should strive, as much as possible, to keep it that way. ■ Please keep the semi -rural character of our town as it is. Appendix B: Survey Results B-36 Resolution 09-23 Page 300 Town ofLosAftosYfif6Mousing "ment ■ Consider the way to maintain the single family home and the spaciousness that LAH is known for • Set a maximum on size of house in Los Altos Hills. Enforce a fire code that maintains safety of the area. Raise taxes to support construction in new areas of California where there is lots of land. People can work from home and start new zones of living. ■ No lot splits or ADUs should be permitted on properties with private roads for ingress & egress due the additional/resultant maintenance costs (must be shared equally somehow) and adverse impacts from increased vehicle traffic and adverse safety impacts. ■ Please continue to respect the rural nature of our Town. Insist on an impact report (on parking, traffic, water and sewage, environment, etc.) from the builders. ■ Los Altos hills is a bucolic town. We need to push back on the state and prevent Los Altos hills from becoming another San Francisco or San Jose downtown ■ Kill SB 9 and focus on encouraging ADAs ■ Priority should be given to maintaining the value of the property existing residents while complying with state imposed regulations. Priority should NOT be given to solving some perceived societal macro issues. ■ Please do not ruin the rural beauty of our town. ■ Keep Real Estate people from buying the homes for investment They keep the prices up. They are bothering all the time. • Permitting and approvals within the town are very time consuming. Please add or replace staff. ■ Seek public funds required to support higher density housing, e.g. roadways, blind curves, pedestrian sidewalk, etc, before higher density housing is commissioned. Los Altos Hill roads are not safe with increased traffic. ■ Housing is a human right ■ Fire department getting in the way of ADUs Appendix B: Survey Results Resolution 09-23 Page 301 IJ51CIii� !IILI 3 I Ii,IF�iI�\It • 1 live here because of the uncongested bucolic setting. Concerned that will be negatively impacted if we are forced into SB 9 regulations. The Hills with narrow country roads is not the place for high density housing. • 1 would love to keep the town one that has land between homes. I know that doesn't support the goals of the city's mandate, but whatever can be done that prevents any of us finding ourselves with homes stacked up on one another would be ideal Perhaps those with over an acre can be encouraged to sub -divide to meet the goal? ■ Fight like hell to overturn SB 9 & SB10 including lawsuits. Sacramento cannot manage it's current duties let alone manage the affairs of each city. • Get less picky about adu conversions. But ... keep trying to maintain the one acre lot standard. ■ Consider abs respect the rural nature that attracted us to buying a property in Los Altos Hills. Be careful not to create eyesores! Don't obstruct our lines of sight from our homes. Don't create more traffic. Reduce our property taxes. Refund surplus taxes collected. Give neighbors the opportunity to have first right of refusal to neighboring properties and to purchase them. Prioritize fire prevention. Require owners to remove dead brush. Require owners to maintain their properties and not have them exist in a derelict state. Consider protecting wildlife. Zone affordable housing in commercial areas, not rural perhaps adjacent to schools. ■ Don't be need high density housing here ■ SB 9 was not voted on and is not supported by the majority ■ Subdividing Lots and SB 9 is a load of crap being forced on us. It needs to be overturned and the politicians behind it replaced. Nobody voted for it and it is not supported by the majority. Water shortage. ■ Sewer line's • Forcing more building will require more drilling into unstable hill sides, increasing the cost to build and making the hills more susceptible to landslides. Further, LAH does not have updated sewers that can handle the increased sewage capacity needed. LAH should do an economic impact and environmental safety study. ■ (1) Please maintain minimum 1 acre lot size. (2) Please consider we have efficient supply of utility (such as water, sewer connection, etc.) (3) Please make sure there is Appendix B: Survey Results B-38 Resolution 09-23 Page 302 Town ofLos,4ftosY1As.?fousingEfemen t enough access roads and parking for the proposed additions of housing. Thank you!! ■ Add housing for people with various CB kinds of disabilities ■ The Town should prepare an in-depth document stating why this new law does not make any sense in LAH ■ ease number of bedrooms requirement for county septic design • Let's fight Communism rather than acquiescing to it. If the Commies succeed they will ruin out country. ■ Many houses in the city are very old or structurally unsafe that require renovated or re -built. The cost to renovate/rebuild are high and also the re -appraisal property tax after remodel/rebuild is a significant increase. Is there a program to limit the property tax increase after remodel/rebuild especially for senior? ■ No ideas. ■ What about apartments on Lincoln Park or the baseball diamond? I love the idea of building teacher housing/housing for other town workers. Seems like apartments/condos would make some sense. • Buy lots along 280 and build high density housing there. Start with the baseball diamond. ■ 1 feel like the town is way too restrictive with allowing owners to use their property. Removing the administrative red tape will give people the incentive to invest in housing. ■ Support a proposition to get SB 9 removed • If the state mandates 489 units over the next 8 years with 289 being low income the question is will the community voluntarily add 289 ADUs and what assurance is there that they will be rented at the low income level? Sounds like LAH would be required to break the one acre minimum code. LAH would also have to allow higher density per acre or lot split and allow multiunit properties (duplex, triplex, four plex, etc.) • Subsidiaries for ADUs and lighter septic requirements Appendix B: Survey Results Resolution 09-23 Page 303 I.E. 76u)n of Los rtos Ififfs Mousing Element ■ Prioritize retaining current low density and semi -rural character of town with lots of open space and nature ■ Preserve our one acre zoning and setbacks. ■ I appreciate that you are doing this survey to get our inputs. Reduce ADU / house building fees to encourage construction. ■ join with woodside, Atherton and other acre zoned towns to resist or overturn this legislation. ■ Fight Sacramento. ■ Families who have lived in LAH for a long time enjoy the rural environment and as a result pay higher property taxes. Crowding the City with additional low income housing next to multi $million houses makes no sense. Also not only is it not desirable but the road system is not laid out to take much more traffic. ■ Resist the state mandate ■ Los Altos Hills has high fire danger areas and needs easy access for the fire department trucks. More housing means more water usage, more cars, more children for school. Current state legislation says more Housing but no reference to AFFORDABLE housing. ■ Reduction of lot size requirement ■ Infrastructure needs of additional residents. ■ 1 think we all moved here in order to enjoy our semi rural atmosphere. We should keep that in mind while developing any new housing policies. ■ Traffic and parking impact especially on narrow town roads. Fire safety issues resulting from increased housing in fire prone areas of the town. Putting sewer hookups throughout the town to support the development. ■ If you are considering on promoting ADU or high density housing, I recommend that you provide reasonable solutions about the consequences. For example, the setbacks doesn't allow home owners to build an ADU with enough dwelling space, it would ended up allowing home owners to build a shed. Or, if there are not enough transportation alternatives, the increase cars on the street would cause traffic jam, resulting in decrease in lifestyle satisfaction or overall productive time of residents. Appendix B: Survey Results B-40 Resolution 09-23 Page 304 • Infrastructure needs improvement to support growth: sewer being the top issue. For youth, add high density housing near & around Foothill College. For affordable housing, encourage ADU's & encourage placement of local workforce in these ADU's. ■ The legislation should be used to ensure developers do not profit from building multiple, expensive single-family homes on smaller lots. ■ ADUs should be upto 1,800 sq ft. For example, my working daughter (single mom) and child (and occasional overnight nanny) would find 1,200 sq ft too small. On the one hand, the town wants ADUs. On the other hand, these tinyADUs would be more suitable for a well-off single person than for a family with kids looking to be closer to good schools and outdoor beauty. If the town had made ADUs more attractive, it would have reached its housing goal. Now any homeowner who wants to make money can sell to a developer for SB 9 construction. • We really like the look and feel of Los Altos Hills with space and no apartment style housing. Please don't change that. ADU's are probably the best solution if you need to add affordable housing. Don't do lot splits, you can't ever take that back. ■ Not in favour of SB 9.Owners move here because of space and small town atmosphere ■ It's past time LAH did it's fair share . Apts at FHill College would be a good start . We can't continue to be NIMBYS ■ Local control should be kept over state control! There is no way the state should be allowed to control rezoning. The land we all hold so dear would be taken from us all my ruthless developers!! ■ ADUs and/or lot splits would have a severe negative impact on town ■ Make the ADU and JADU process as easy as possible. ■ Ways to keep seniors in their homes. If you want to bike but live on a hill and must drive to Fremont, safe place to park while using bike to get to town. Safe place for bike when not in use. ■ No commercial development. Maintain low density housing. Appendix B: Survey Results B-41 Resolution 09-23 Page 305 Preserve beautiful views. ■ PIs don't ruin the essence of Los Altos hills, which has the rural charm in the heart of Silicon Valley! ■ Must keep the I acre minimum lot size for LAH. ■ PIs maintain the rural, suburban Los Altos hill character that is the essence of the city • Please change the setback rules from the main roads! We would love to build an ADU (or a 1500 sf home), but because of the 30' setback plus 10' easement, our ADU would have to be long and narrow (and within 6' of our main residence) in order to fit on our property! If the setback from Elena Road would change to 10' (or maybe even 20'), we would finally have enough usable land to build an ADU that wouldn't crowd our current house. ■ The permitting bureaucracy is still a massive obstacle to building additional gousing especially around septic tanks. ■ Nod appose the whole issue of forced "9" and "10" demands made by our state government. Please find away out of this decree. ■ If needed keep density on flat ground and near the cities ■ 1) develop covenant for maintaining a rural atmosphere where horses, cows, chicken etc would be allowed 2) Wild animal could still co -exist 3) Current Environmental policies are not compromised 4) No wide multi -lane roads ■ Fire safety • Increasing the housing density in LAH is an incredibly bad idea when we currently have grave concerns for providing water, sanitation, fire safety, traffic flow-through, etc. for our existing low-density populace. Appendix B: Survey Results Resolution 09-23 Page 306 Pleased on'truin the ambiance of LAH by allowing non -R1 zoning, such as apartment complexes. ■ Take over private non -housing areas, such as horse areas and tennis courts, to build townhomes ■ Consider infrastructure, fire safety, parking on narrow roads, access to public transportation, protecting rural environment that is part of the charter, protecting easements and wildlife, protesting SB 9 and 10 ■ If we're going to raise the housing density, where's the water and power going to come from? We already don't have enough water or power for the current residents. Why are we trying to increase density? Nobody voted for SB 9 & 10! • The impact upon existing infrastructure (water, power, sewer/septic, roads) and the Town itself should be considered not just for an individual application but for the aggregate. Costs to the Town need to be identified and not absorbed by the Town. ■ Buy Lehigh Quarry and build low income housing there ■ Please preserve our town's valuable rural atmosphere as much as possible. ■ Since the Housing Element proposals will be reoccurring every 8 years, if possible master plan Foothill College to allocate space for 400+ units every 8 years, especially affordable housing. Maximize housing potentials on institutional sites. Retain the rural neighborhood vernacular with height and coverage restrictions, but make it easier to build 1-2 small one story ADU's for each one acre lot. Discourage lot splits under SB -9 by allowing three housing units per one acre -lot. Encourage planting shade trees and low water landscaping and reexamine wildfire danger potentials at least every three to five years. • septic system limitations and proper sewage connection responsibilities per residence. ■ Amend Emergency Ordinance to allow for single family home construction on subdivided lot with less restrictions • Plan for parking in all development activity. Consider making all of LAH to be no parking on the streets except in special areas that can accommodate on -street parking. Most LAH streets are narrow and cannot accommodate on -street parking. Find a way to limit the use of NO PARKING signs. Appendix B: Survey Results Resolution 09-23 Page 307 Town ofLosACtos 9fiCfs Yfousing Efernent ■ Los Altos Hills should be pushing for dense market rate and significant truly affordable housing units on the Foothill College Campus (parking lots) with priority going to Firefighters, Police officers, Nurses, Teachers, Librarians, Foothill College and city employees. Also, on Foothill's campus, there should be affordable housing dedicated to college students who attend Foothill and the surrounding colleges/universities. In the neighborhoods, Los Altos Hills should push for continued ADU construction but retain reasonable height, coverage and parking requirements to maintain the rural atmosphere we all love about the town. I think a main house with two detached 800-1000 sgft ADUs and parking for 5-6 cars per acre lot should be allowed as an alternative to lot splitting under SB -9. Also, the town needs to reassess fire propensity at least every five years. Climate change is here and we should not be building density in high fire areas. ■ 1. Replace Hillside Development Ordinance's restrictive MDA & MFA formulas tied to lot's slope when it comes to rezoning and lots splits with a reasonable lot coverage percentages. 2. Promote sewer system expansion 3 Adhere to SB 9 setback requirements. to support new development. ■ Circulate and Sign the initiative to overturn SB 9 ■ Higher density may require upgraded utilities, concrete sidewalks, widened streets. Existing property values may be negatively impacted. Additional schools, parks, emergency services, downtown parking may be needed. ■ Good luck fighting state bureaucrats. ■ Multi -family housing is not appropriate for LAH, given the topography and lack of infrastructure to support such housing Appendix B: Survey Results B-44 Resolution 09-23 Page 308 Town of Eos,Aftos.MiffsYfousitig �Efement ■ Must maintain the rural appearance when changing zoning, splitting lots, modifying design requirements, etc. ■ Please keep a strong focus on LAH original charter and why that has been important for the existing residences. Also evaluate the impact on infrastructure including water, sewer, and power ■ Traffic and noise ■ Build denser housing where utilities, public transport, etc. are available. North of 280. ■ This irresponsible state law would deny cities the opportunityto provide unique and very necessary housing opportunities by dictating California's nearly 200 cities all must look like a Los Angeles slum. There are very serious health consequences from this irresponsible law ■ Traffic and transportation, and our hilly geography is not terribly conducive to lot splits or separate ADUs. ■ Is there recourse against SB 9? It does not account for the needs of each community, rather puts requirements in a one -size -fits -all model. LAH does not have nor is it close to public transportation. Our town rules reflect our homeowners desire for privacy and space. If there is no recourse, then I would favor building large apartment units in the local school properties for the low income units the state is (unreasonably) requiring. ■ HELP US. Make LAH affordable. How can you expect low income to afford this area? Maybe they can buy but property taxes require a mortgage. • Los Altos Hills should retain its one -acre minimum lot size and single family zoning, and provide any required multi -family or lower income housing in nearby cities, such as Mountain View where there is already much multi -family. ■ I have lived in Los Altos Hills for over 40 years. It started out as a pretty nice place to live. This law has nothing to do with affordable housing. It is a money grab by developers and they don't care if they ruin the communities. time to move out of the state, I guess. • Consider the loss of the existing neighborhood and the creation of an overbuilt area with not enough parking, privacy, fire safety, etc. Appendix B: Survey Results Resolution 09-23 Page 309 IPBII:i��SRIL:� k 1:.iFUR1I; ■ weekly office hours to explain ADU regulations to residents; financial incentives to those interested in ADUs ( lower fees, additional financing); webinars to explain SB 9 to local residents ■ Don't let the loud anti -9 voices overwhelm you!! Stay strong and keep up the good fight for more housing units in LAH. ■ Do not destroy public lands by rezoning them for other purposes, these public reserves and park lands are key to Los Altos Hills enjoyment etc... ■ Please fight to maintain the semi -rural character of the town that has brought most of here in the first place ■ LAH should expand municipal sewer to all residents as this is a limiting factor in building a home for bigger families or adding an ADU. ■ Like any city, leaving property vacant causes blight—there is not enough housing ■ Tax the LAH population to (1) improve regional transportation and (2) accelerate construction of multi -family units near transportation corridors. ■ Retain the rural nature of the town. ■ Beyond institutional sites, if re -zoning for greater density must occur, the town should create a map that shows which properties would most -certainly be off-limits due to fire, slope and environmental concerns. Also, debate whether it's best to spread impact evenly across town or to consolidate it to neighborhoods situated nearest to shopping/public transportation/jobs, ie: downtown Los Altos and EI Monte Ave bus route. ■ The charter of the property owners and the city is to do what is right for us and that is to maintain a beautiful rural look and feel. The state cannot impose on us what to do. That is simply NOT right. ■ Zoning changes (for affordable housing only) should be considered at the border of town. This will reduce the strain on infrastructure like sewer, roads, power, water etc. and maintain the towns core values. Think of it as changing the rules for all the areas we annexed maintaining the original town to its core values. ■ repeal SB 9 - preserve the rural character of our community ■ LAH should fight these state requirements. We want to retain the 1 acre single family community as well as much open space. LAH should make it very difficult to build Appendix B: Survey Results B-46 Resolution 09-23 Page 310 Tbwn of LosAftosYfiffsYfousing Efement multi family and lots splits that are not based on our current set. backs. I do not want my next door neighbor to suddenly be a 4 unit property!!! ■ Consider the impact of greedy property developers who don't live in the area. Having lived thru mandatory rezoning overseas, the quality of homes and life does not improve just because more homes are permitted. ■ Kill the bill. California needs two-party system. ■ SEE MY LAST COMMENT ■ Avoid multiple family dwellings on existing lots. It would be better to put townhouses on underutilized public land rather the clutter neighborhoods. ■ Fire safety. Parking. ■ Maintain open space. Oppose Sacramento & HCD on RHNA numbers. ■ Provide better wildfire prevention to encourage residents to feel safe in their homes ■ High turnover at the building department is a big problem. In our project, onerous fire department requirements completely unrelated to the structure being built have slowed the project materially. Anyone who looks on our property thinks the requirements don't make any sense for our geography. ■ Yes, don't agree to any changes to current zoning laws. ■ Please ensure the infrastructure is updated to accommodate the housing policy • Do not allow lots to be split, this will ruin the rural feel of LAH. This land should be not developed it will turn this beautiful area into a parking lot full of traffic jams. • Set backs need to be adhered as they are currently. Views must be protected. ■ protection and harmony with nature ■ Fulfill RHNA at FootHill College campus. Follow Atheton's example. They fulfilled their RHNA with Menlo Highschool campus. ■ Be helpful, not NIMBYs Appendix B: Survey Results B-47 Resolution 09-23 Page 311 Lill a1.11�!ill.lTawnof x- r iN • I do not believe Los Altos Hills is equipped to handle an increase of volume based on the infrastructure and the rural nature of the town. This is an example of government overreach that I have to say this in the first place. ■ Please restrict lot splits to only certain streets where there's enough sewer connection options AND where slope is under 10%. ■ Reconsider your approach to SB 9. Allowing subdivisions would be among the least impactful ways to add new homes in LAH. Consider creating multi-family designs that look like mansions if you're concerned with "neighborhood character." ■ SC county fire defies State law and prevents LAH residents from adding ADUs ■ Maintain our semi -rural charters ■ Put housing at Foothill for students, teachers, and other support groups. Allow multiple stories in that one spotto solve this problem. Let's not destroy the character of the town with duplexes and split lots. ■ Explore all options for handling wastewater for ADUs ■ Embrace change and consider the greater good. Steer away from NIMBY policies and actions (like the SB 9 Emergency Oridnance). ■ Preservation of Town characteristics and protection of natural resources ■ Infrastructure required for the development, wildfire risk. ■ Don't change one acre minimum lot size for new houses. ■ Yes, fight this nonsense along with other towns. ■ Put any high density needs at Football College ■ Sign Our Neigborhood Voices petition to rescind SB 9 and 10. This is a travesty. If I wanted to live in a condo or have neighbors peering in my windows, I wouldn't have bought in LAH. ■ Low income housing needs to be near transit routes. Multiple dwelling units need to be on flat areas, with wider roads for on street parking. Appendix B: Survey Results B-48 Resolution 09-23 Page 312 Tawn ofLos Aftos Y&Ts Yfousing ECement ■ Streamline the permitting process. Stop demanding weird easements for no good reason. I know someone who's spent more than a year without a decent roof on their house because the city can't permit things. • The Pink Horse Ranch Property on Tepa is a vacant lot and would be perfect for multi -family housing ■ The rural character of LAH is no longer popular with the current generation of home buyers. They are looking for modern conveniences that includes sewer connections. As a result LAH is loosing out to its neighbors like Los Altos, Menlo Park, Palo Alto, etc. These cities have far higher housing density, yet higher real estate values than comparable homes in LAH. In order to protect the value of our housing stock, the City should keep this in mind and develop future housing policies accordingly. ■ High density housing really doesn't belong in this town. We should work to protect the qualities that make this a desirable place to live. Trashingthe town to drive down housing prices does a dis-service to those who live here. For many of us, our houses are our most valuable investment, posing a direct conflict between the financial well- being of existing residents and those looking to purchase. ■ Ensure infrastructure can accommodate any increased population and/or density. Current infrastructure (emergency egress, power, data, etc.) is questionable for existing population. ■ Los Altos Hills has a town mandate to have one acre lots for a reason, SB 9 takes that away. I do not want more housing. We don't have the water, parking or need for more traffic. Evacuation will become harder in case of Earthquakes or fires. This ADU/affordable housing issue does not take into consideration the fact that LAH is a rural community in a moderate to high fire risk zone, and the home to many species of wildlife. Additional homes/density will put even greater pressure on the Town's ability to 1) protect residents' safety, and 2) ensure we preserve our open spaces, natural habitats, and the ability for wildlife to travel in and around our town. . Retain setback existing law ■ Make the process easier. It should not take years to start projects. Planning has too much involvement; more work should be by -right. ■ Keep Los Altos Hills as rural as possible. Appendix B: Survey Results Resolution 09-23 Page 313 W. I;cB�L1Cl&13II7S cA1ttF4&N1A Q14.. Have you or someone you know ever encountered any of the forms of housing discrimination described above? Answered: 440 Skipped: 98 80% 70% 60% 50% 40% 30% 20% 10% 0% ev' ;ce''�o �o ,e � � of o� �� ,�. �e •�� o � o �� � tee, •�� o � �o � c,° CO e° �r a�� �� eta �� e° IQ c � t ■ "affordable" is a relative term even if "Market rate" is prevented. Factoring in land cost and building codes we are 10X+ away from anything being 'affordable.' The debate needs to be numerical, location specific, transportation and services specific, consider risks like evacuations for fire and EQ. The ADU approach is OK on the surface but the implementation is way beyond reasonable costs. ■ No. Why would you ask this question? ■ Town won lawsuit against this, but now would lose, because they have violated all the tools once used to created a planned ultimate community ■ I am tired of this survey at this point. ■ I haven't but many people including a former president have been racially discriminatory. Appendix B: Survey Results B-50 Resolution 09-23 Page 314 0 8% o o /o /o /o ° 0 0 /o /o o /o /o ev' ;ce''�o �o ,e � � of o� �� ,�. �e •�� o � o �� � tee, •�� o � �o � c,° CO e° �r a�� �� eta �� e° IQ c � t ■ "affordable" is a relative term even if "Market rate" is prevented. Factoring in land cost and building codes we are 10X+ away from anything being 'affordable.' The debate needs to be numerical, location specific, transportation and services specific, consider risks like evacuations for fire and EQ. The ADU approach is OK on the surface but the implementation is way beyond reasonable costs. ■ No. Why would you ask this question? ■ Town won lawsuit against this, but now would lose, because they have violated all the tools once used to created a planned ultimate community ■ I am tired of this survey at this point. ■ I haven't but many people including a former president have been racially discriminatory. Appendix B: Survey Results B-50 Resolution 09-23 Page 314 Mown of Los,4hos .lfiffs 9Tousing Efernent • Not here but definitely in another state where I lived. Here the prejudices seem most likely to be based on economic snobbishness. ■ 1 have faced discrimination in trying to develop housing for people with developmental disabilities in many local communities. Never even tried Los Altos Orr Los Altos hills. We were discouraged right from the beginning. We also faced discrimination in Los Altos in trying to find school site for autistic students ■ another bullshit question. These laws have been around for decades and every real estate agent has to know them. ■ Real estate agent discriminating during open house and asking people to leave ■ BS question- there is no discrimination in LAH. ■ Realtor jacking up prices to keep buyers out. Q15. Have you or someone you know ever encountered any of the forms of housing discrimination described above? Answered: 263 Skipped: 273 100% 91.53% 90%---- 81.59% ° 80% 70% - — In the last 2 years 60% - -- n In the last 5 years 50% - -- 40% - More than 5 years ago 30% Not applicable. Not aware of 20% 9% 9% 1 any discrimination ° o 0% _�_ Bay Area Santa Clara Los Altos Hills County Appendix B: Survey Results Resolution 09-23 Page 315 ALM U Y i (A1,IF0RVMA Q16. Please check all of the following forms of housing discrimination that you believe are occurring in Los Altos Hills. Answered: 359 Skipped: 179 80% 70% 60% 50% 40% 30% 20% 10% 0% \Xz� AA, �aO `o O ���tr\�� Cao ` � t o� +tea �a` `S O�. \� oft e \ a o �e of �a� `tea rpt l Qt Other Responses ■ All of the above are possibilities ■ I don't know ■ We have a terrific mix of people here by background and income. I'm a "white" minority. ■ Wealth - are you an all-cash offshore buyer with no intent to live in or contribute to LAH ■ I do not know ■ I would be very surprised if there is no discrimination taking place (why I did not mark that box), but I am not directly aware of any specific examples. ■ Not aware of any discrimination Appendix B: Survey Results B-52 Resolution 09-23 Page 316 Town of Los�'.ftosYfiffsYfous ng ECernent • affordabilty would seem to be the larger issue here ■ No knowledge or comment ■ We all know, it's all about having the money to live here 31111111100. ■ Arrogant staff ■ I have no idea about this question. ■ None experienced or know of such case. ■ Wealth • No programs to welcome any of the above, especially people with developmental disabilities ■ Amount of income ■ There probably are all kinds of discrimination but I have no experience with any specific incidents. ■ I am not aware of any discrimination • There is an inherent discrimination against low education and low income. ■ Unknown ■ Do not know • dust what you hear ■ I'm sure there is discrimination. But it's $$. ■ 1 don't know ■ How would anyone know? ■ Income/assets ■ I am always amazed when I walk through town by the diversity of people. Appendix B: Survey Results Resolution 09-23 Page 317 B-53 Town of Los Aftos Yfiffs .Mousing �Efernent ■ We are not a socialist country and some locales (such as LAH) have more expensive property ....this is not discrimination. Anyone who can afford to live here is welcome. x=91; ■ high costs of housing has priced many groups out of LAH ■ If it is here, then it is every where ■ 1 don't know of any, but I bet there is. ■ prior to passage of SB8&9, local zoning laws prevented a majority of people from ever living in LAH ■ I don't know anyone. ■ DISCRIMINATION AGAINST PEOPLE WITHOUT LARGE INCOMES. ■ The only discrimination I know of would be economic. ■ dont know if there is or isnt, such a broad question! ■ LAH is accessible only to high net worth people. • The only barrier to entry is $$. Anyone with $$ can buy in. ■ Socio-economic status ■ High cost of housing is discriminatory but I don't have any knowledge of discrimination based on the above categories. ■ Income ■ I have no idea but I see every possible ethnicity and race represented in the hills ■ I don't know ■ wealth ■ Since people are required to buy or rent two parking spaces for every unit of housing, anyone who does not drive is discriminated against Appendix B: Survey Results Resolution 09-23 Page 318 M-0 ■ just price Q97. Please indicate whether you feel Los Altos Hills is: (Select one) Answered: 407 Skipped: 131 60% 50% 40% 30% 20% 10% 0% Racially Segregated Racially Integrated Not sure. (please specify) (defined as a high (defined as not containing concentration of persons a higher concentration of a of a particular race or particular protected class ethnicity in a particular such as race or ethnicity) geographic area when compared to broader the Bay Area) Other Responses ■ 1 feel that Los Altos Hills is lacking diversity, but I think it is a function of housing cost rather than discrimination ■ A meaningless question in the hills ■ The town segregates low income people to other cities because of lack of housing choice in the town. ■ Don't know ■ Never looked at the data but our community appears diverse as I walk abs drive around, and the students at Gardner Bullis appear fairly diverse. Appendix B: Survey Results B-55 Resolution 09-23 Page 319 I � 11,116 HILL, r:ual�u;�iti • LAH is segregated by income. Racially the Town is reasonably mixed, but nearly everyone has to have substantial assets, which excludes most Black Americans. ■ LAH is class/wealth segregated. Because of compounding generations of wealth and race being intertwined, that means that LAH does not have the same racial make up of the as the rest of the Bay Area ■ Don't know the percentage of racial or ethnic groups in the town ■ LAH has always been a great place for everyone to live no matter what race or religion , I hope it stays that way. ■ Exactly how many African Americans live in LAH? ■ The only obstacle is owning in LAH is having the income to purchase. Many residents have lived here for a long time and can afford to own. There is no racial segregation. People don't care what race or religion a neighbor is. Neighbors don't go next door to "visit" but that's because people are not friendly inherently. If there are children, particlularly young children, neighbors are friendlier. Pandemics do not encourage ■ 1 don't know the racial mix in LAH to answer ■ Don't the demographic comparison between LAH and the broader Bay Area ■ LAH is segregated by wealth and all that that entails ■ There are few underrepresented minorities ■ lots of different nationalities here. Fine with me a Have not experienced or seen racial lines ■ Not sure ■ It's segregated due to income of course 3IIIIIIIIIIII1►G1 ■ don't know breakdown of residents ■ Not sure means not sure. Appendix B: Survey Results Resolution 09-23 Page 320 W. LAH is mostly white and Asian -American. It would be good to have more racial integration with the Black and Latino communities. (This is related primarily to broader structural issues of racism over generations and therefore different economic situations currently, rather than current overt racism regarding selling properties. However it would be better if our town was more racially integrated, such as with first responders, teachers and health care workers. ■ Older white folks are set in their ways • People that can afford to buy homes in LAH buy homes. Their race is not relevant. • Very homogenous socio demographic ■ 1 don't know ■ Definitely income "segregated" but not by race or ethnicity ■ Segregated with regard to African Americans, not at all with regard to those of Indian or Chinese ancestry ■ 1 have no information regarding the existing distribution of any protected calasses in LAH. ■ There was not any report or news about this subject to learn more. ■ Does this need to mean black? We are certainly multi racial. • For new comers it is largely based on who can afford to buy a home ■ Not aware of any incidents. • Don't know. ■ walking the hills I see people from various ethnicities and coming from countries all over. The segregation is from affordability not a particular protected class. ■ Not sure, but sense their is a high concentration of Whites and Asians, and a low concentration of Mexican Americans and African Americans. ■ Los Altos Hills is economically segregated. ■ I feel there are a few ethnicities represented, but not all. Appendix B: Survey Results B-57 Resolution 09-23 Page 321 i ir51fD ti lill.b i tl',IF�lllill ■ Segregated because of housing cost. • I don't know enough about Los Altos Hills' history ■ The high cost of homes has probably made us less integrated but it's a wealth restriction, not a race restriction. ■ At first glance it seems none but when considering the Bay Area ethnic distribution, a slew to particular ethnic groups seems palpable • Plenty of people from everywhere in India and China. I don't see many other minorities and wish there were. Pretty verified up here. ■ Not racial segregated but economic segregated ■ Los Altos Hills "segregation" is simply on the basis of financial means ■ LAH seems no more "racially segregated" than other very expensive areas. My impression is that "race" is not directly segregating; instead, income/wealth is the predominant driver. While race certainly related to $, misleading to call a $ problem a race problem. ■ We might need more black people ■ How would I know? ■ Don't have data ■ Don't have demographic data ■ Everyone in LAH seems to be well eduacated, nod from all over the globe. I don't care about what ethnicity anyone is! ■ None apppy ■ Not relevant unless income is considered ■ the town is white and asian • I haven't seen any data on this so my narrow observation of the community I don't believe is a good indication to draw a conclusion. ■ I have not identified such at all. Appendix B: Survey Results B-58 Resolution 09-23 Page 322 town of Los Altos Miffs Yfousing ECe, ■ Segregated economically, which has unequal racial representation. ■ Race is factored into income and LAH is a fairly high income community. ■ Discrimination can be subtle ■ How would a citizen without city-wide statistics know? ■ don't see a issue for now ■ It seems like there is a high concentration of two races: White and Asian. ■ Affordability is the issue. Not everyone can live in Los Altos Hills. We don't want our environment to be destroyed. ■ LAH is a very expensive and unusual town. The demographics make it impossible to achieve any "conventional" standard of racial integration. One can't compare LAH to Portland or Detroit. Living in LAH is self-selected for those who can afford it. There is no inherent racial bias in that selection beyond the extraordinary demographics of who can afford LAH. Clearly those who have the resources to live in LAH may not appear racially neutral. But for people any race that have access to those resources, I don't see LAH as being discriminatory. ■ ■ In a community like LAH each one lives in their own silo, concept of segregation is not valid. ■ This is stupid. Is California mandating that you do this? ■ LAH is home to several groups -- white, AAPI -- but few Hispanic and Black residents. I believe the primary reason for discrimination is income based but it does create a racially segregated community. ■ How would I know? ■ None of the above ■ jhgljglgj ■ Certain races dominate but it is more than one Appendix B: Survey Results Resolution 09-23 Page 323 Town of Los Aft os.7fiffs?fousing rEfernent ■ Any disparities in racial concentration is most likely due to disparate economic situations than any sort of discriminatory actions. ■ Unsure of the latest data for "Broader the Bay Area" [sic] above ■ Don't know where people live ■ few black---- many Asian Q98. Have you or someone you know ever seen or been involved with a property that included a racial covenant? Answered: 436 Skipped: 102 100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% No Yes, please describe below: Other Responses ■ It was ignored, but existed in the covenants in a home I used to own in a neighboring city. ■ When I lived in Virginia near Washington DC. Appendix B: Survey Results B-60 Resolution 09-23 Page 324 Efementit IS ;C(rti it 1.>il l.> Town of r r r i rd�"4` r: (IJF�iI,`41 ■ Disgusting to see this during title insurance paperwork for Los Altos Hills home purchase ■ my home has an outdated racial covenant in the original CCR's attached to the property. ■ Yes in ours. ■ Our home on the buy cycle. The HO association is not even active ■ 1 think our deed has a racial covenant and I want to get rid of it! ■ Racial covenant in previous home in Los Altos. It was accompanied by a document stating the covenant no longer applies, but this was still very insulting to my Latina wife. We should no longer provide these covenants when one buys a home - don't even show them. Hopefully this is no longer done. ■ In San Mateo, there are old covenants that still remain regarding race. ■ Just read Palo Alto Title Reports. Shocking Racial Covenants. ■ Yes, in a Sunnyvale property, but I knew it was unenforceable ■ Everyone ignores such provisions in my experience. ■ Old Redwood City house ■ Almost every property on lah restricts race. Since these restrictions are illegal, everyone ignores them ■ Before I bought it, my property was in a white -only covenant, but this was clearly negated by the time I purchased in 2003 ■ I believe Redwood City has such a covenant and it is no longer applied but does exist. ■ The property I had in Los Angeles had such a covenant on it, from the 1920s, i think. ■ A friend - in Sunnyvale • Purchased a home with a racial covenant in the past ■ it is in our deed dating back to 1935, but those sections are no longer valid Appendix B: Survey Results B-61 Resolution 09-23 Page 325 r0'S"r` ri 1Fuiilii ■ Home purchased in Los Altos had a covenant ■ As a youth in San Francisco they had CC&R's that were discriminatory ... but none of my neighbors abided bythem.rs ■ Covenant in property deed in East Bay ■ On a old deed to our property. Of course, not valid anymore. ■ Co-worker's house had one. Tried to get it removed but couldn't change history. ■ Some homes in the City of Santa Clara have unenforceable restrictions by race • Every house I've bought still has racial covenants in the title, they just aren't enforceable anymore so we ignore them ■ See below on #19 response ■ Our home was subject to a racial covenant —the cover document was stamped with a notice that invalidates it due to the 1968 Fair Housing Act. ■ my own CCR's indicate that people of color cannot own my own property. obviously, my CCR is outdated and needs to be thrown out. • Fremont Hills Country Club ■ A house we owned in another county that was built in the 1940s • Not uncommon for older properties, especially in exclusionary areas ■ was on a house we owned, but they are unenforcible ■ When reaching Pathway Easements we found such language. ■ Yes, deed had racial covenant even though real estate agent confirmed that it was no longer legal. Even being exposed to a defunct racial covenant was highly distasteful. ■ Palo Alto house ■ current deed has racial covenants Appendix B: Survey Results B-62 Resolution 09-23 Page 326 LOS ALTOS HW ADI09NIA Q99. Have you or someone you know ever experienced discrimination with the purchase or rental of housing? Answered: 431 Skipped: 107 100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% No Yes, please describe below: Other Responses ■ Our agency serves over 10,000 individuals/year and many face discrimination in rental housing ■ landlords discriminating against children living in apartments ■ For many years I worked as an attorney and checker for project sentinel and Midpen citizens for fair housing so saw many. Is In the 70s on East Coast ■ It is common practice to provide a letter to the homeseller when buying a house, especially if the house is a hot property. The white family usually wins if the seller is also white. Appendix B: Survey Results B-63 Resolution 09-23 Page 327 ■ Yes, I have in-laws who grew up in an area of the East Bay where there were designated "Asian neighborhoods" and realtors would not show homes to Asian families outside out of those neighborhoods. ■ Asian Senior Client: Called Zillow re: a SFH rental. Zillow Agent ignored her, but immediately picked up after my VM. We concluded it was her accent. This happened in past 3 months. ■ Black friend was told on phone rental available and when he went to the door was told it was already rented ■ Growing up on Chicago's North Shore ■ It was in another state ■ Trying to develop housing for people with developmental disabilities ■ No thanks ■ 1 had a property in Los Angeles that had such a covenant, against blacks & Asians. Ironically, the neighborhood is primarily black & Asian now. ■ Rental housing in SF ■ When bought in lah a decade ago ■ Rental in SF ■ In San Francisco over 20 years ago. ■ Tax man ■ In Phoenix, AZ ■ Steering toward majority asian neighborhoods ■ When we were building our house, one of our neighbors came to our public hearing and made negative comments on how their family wished their white family friend would have bought the property instead. ■ as a Stanford college student, my roomates and I experienced discrimination renting in Palo Alto. Appendix B: Survey Results Resolution 09-23 Page 328 M ■ A black friend (single woman) had a hard time finding an apt. in SF. ■ They were not rented to due to ethnicity. ■ Income discrimination against voucher holders ■ 1 know of younger families—all of South Asian descent—who were denied the opportunity to rent because they had multiple children Q20. Please share any comments or recommendations that will help Los Altos Hills meet our fair share of housing needs of at least 489 units over the next 8 years (2023-2031) including 279 units that are affordable to low- and moderate -income households. Answered: 166 Skipped: 372 • 1 think upzoning and actively encouraging and helping homeowners divide and renovate their properties and build ADUs could help get us our market rate units, but the affordable units would likely have to be new construction using a combination of public and private funding. ■ 1 rent out rooms at below market rate to two tenants, but this "doesn't count." Work with the state to refine their definitions of "units." (The rooms both have private bathrooms and shared kitchen access) • Traffic problem needs to be addressed ■ With about 3500 SF homes, you could likely do what you need with more ADU's. To get the price down you will need to have a fast pad approach - x slope can have y design for a foundation. Use your satellite and GIS to survey the place. Eliminate anything over 10% slope - cannot economically grade that or safely navigate it.Provide a bonus to a homeowner to design, designate. For properties that were sub LAH, country, or in a grey area, i.e. impacted by 280, consider relief on setbacks for something well engineered. Consider prebuilt - fly in housing modules. Crane or aircraft. ■ Don't want low cost housing in the hills. Not the place for it. Appendix B: Survey Results Resolution 09-23 Page 329 Town of GosArftosYfif&Yfousing Efernent • We're a town of rich white, Indian, and some Asian families. Would love to see us contribute meaningfully to helping teachers, nurses, firefighters, police, all have access and integration into our lovely community. • Partnering with neighboring cities may be a way, also looking at land next to schools/fire stations for housing for local workers in low and mid -incomes. ■ Make it easier for homeowners to get permits for Duplexes, Lots Splits and ADU's ■ Streamline permitting. Upzone. Offer city -owned sites to nonprofit housing developers. ■ We cannot just open applications for the low income units to "friends and family" of LAH. They will look so similar to the current demographic. I hope outreach is done to open applications to the wider bay area region-- so many people would love to live here if they could afford it! ■ I do not think so ■ Less restricted zoning to help alleviate housing shortages. • 1. Allow taller buildings. Tall buildings are not evil. They can be beautiful and can hold lots of people. 2. Stop dragging your feet on approving buildings. It should not take years and years to get a design approved. 3. Stop trying to design all the buildings yourself. Let people design buildings how they want to. We do not need building beauty police. 4. Allow smaller lots. ■ As stated above this is a bogus requirement. What defines affordable ? Low end? Moderate? ■ Low and moderate -income households must be tied to creation of a "Marguerite - type" bus that can take them or others to downtown Los Altos and/or EI Camino and the train station. ■ Please think creatively about finding housing solutions for teachers & first responders... we need them in our community and not commuting from over an houraway! Simply having people build ADUs does not mean thattheywill rentthem out. Some sort of multi -unit housing is necessary to support this need. • Buy land near transportation and build lower-cost, higher -density housing. Increase property taxes on existing homeowners if necessary to fund. Appendix B: Survey Results Resolution 09-23 Page 330 Tb,fvn of Los -Altos JIM Y6using Eferrcent ■ Please discourage as much as possible the subdivision of 1 acre lots. I'm concerned that the rural feel of Los Altos Hills will be destroyed by SB 9. 1 think the best way to build the 489 units is through encouraging small ADUs for young adults who are low- income and multigenerational families with retired family members who can live in the ADUs, who are also low-income. If necessary, allow institutions in Los Altos Hills to build multiplex units on their property, which is already zoned nonresidential. I don't support allowing developers to subdivide single family home residences and residential properties, thus ruining our beautiful town of Los Altos Hills!! • Dorms for college students at Foothill College. Eliminate property taxes for 8 years and more people can afford to build an ADU. Fund the ADU ■ Need to build multi -unit apartment/condo buildings with high proportion of affordable units. Current new development in downtown Los Altos currently includes 2 or 3 affordable units, that is not enough ■ See above for making ADUs simple, no -fee, supported by Town, etc. ■ Please build higher density housing close to schools, public land, and close to bus stops and busy streets like Arastradero. It is difficult to build housing since we have many areas that are in protected ecological sites that are prone to fires. We also need to ensure that every unit has access to two parking spaces to avoid cluttering streets. ■ Multi family housing on the Okeefe open space property left over from the construction of 280 • Building 6 Story High Density adjacent to Freeway or on Foothill Corridor. Additionally, build High Rise (shocking I know) on EI Camino Real. Make these darn units ONE STORY w/ elevators so local Seniors can live in them without fear of falling on stairs or being isolated by stairs. ■ Fight SB 9. The financial ability to live in expensive neighborhoods is a privilege based on wealth, not a right. Allow more ADUs, but resist lot division. ■ Please join Our Neighborhood Voices. Also consider subsidies for qualified workforce (first responders, teachers). ■ 1 do not believe the government has the right to dictate housing to any community, including Los Altos Hills. It should be up to the community on how they wish to structure living options. I do not believe Los Altos Hills should be subject to building Appendix B: Survey Results Resolution 09-23 Page 331 structures or pricing such structures that are not in alignment with market forces for this area. ■ Building apartments on Foothill College property for students and faculty. Housing for town staff in town hall property. Turning Pinewood School into afforadable housing for teachers and first responders who service Los Altos Hills. • It is very hard to be optimistic about meeting these mandated goals. I imagine that whatever degree of success that is to be achieved will result from actions taken by individual proprty owners responding to changes in statute and town zoning . ■ Encourage the building as many ADU dwellings as would meet the quota. Many people may like to move their aging parents in. Could also provide housing for students or local workers with lower paying jobs. ■ Rezone the Deer Creek area away from business to residential and allow condos to be built where we currently have Tesla, etc. These are areas that can be accessed by public transit and will not impact the rural feeling of other areas of our town. ■ Use whatever tactics necessary to resist the state in taking over planning for LAH ■ More ADUs seems like the least disruptive way to do this ■ 1 would start by helping existing home owners make expanded or better use of their existing homes and helping home owners create ADUs. Developer driven multi unit housing dilutes the value of the town. ■ Multi unit housing near freeways and neighboring communities ■ 1 believe we all want the beauty of the housing to match the beauty of our natural environment. Garden apartments and townhomes, if properly designed, could easily meet that desire. Like the senior residential homes at the Forum San Antonio ■ Permitting process is onerous. Particularly with regards to County Fire Dept requirements. Process needs to be less bureaucratic, less time consuming. ■ Why not put together a deal with another town that has more property available for low income housing. ■ Reduce setbacks (both side and front) for ADUs. Don't take forever to approve permits. ■ consider tax policy Appendix B: Survey Results Resolution 09-23 Page 332 Im ■ Hey Siri is getting very boring. ■ Building more at Foothill College and at religious institutions. • Some multi unit buildings, limit lot size to one acre if single family home ■ Tax businesses that need to hire the folks that need low-income people ■ This would be a mistake to add more traffic, more people, and more construction to a bucolic town ■ Suggest home owners built homes for their married children and sell or re t to them to keep them from moving out of the area for affordable homes. • Only consider areas that already has appropriate infrastructure, roadway, power grid, water, etc. Or seek public funds to remdy them prior to development. ■ Los Altos Hills should allow condos to be built ■ Bulldoze the NIMBYs houses ■ Is there a large plot of land on which a community can be built? Something like The Forum at Rancho San Antonio? ■ We need to do a better survey of the numbers actually living here, such as in adu's or mini-adus. I don't think the town knows. But do it nonpunitively or it will have the wrong effect. Otherwise ease construction, permitting, inspection (etc) requirements on edus. ■ who are going to pay for those units? ■ Shared above ■ See Question 12, Other. • We do not need these units already have an over supply of new apartments . Utilize them first ■ No subdividing lots ■ Overturn SB 9 Appendix B: Survey Results Resolution 09-23 Page 333 Mown of LosAftosYfiffsYfousing Efement ■ Do an economic and environmental impact study - Excessive building of this nature is not sustainable. ■ Flle suit against the state. Ignore the mandate. • Allow development of housing for people with developmental disabilities. Or work with Los Altos to develop appropriate housing. These individuals come with services that allow them to participate in the community very nicely ■ None • ease county septic requirement based on number of bedrooms ■ The "fair share" rhetoric is Communist propaganda. ■ Encourage to build ADU or second family unit with limited property tax increase. ■ Thanks ■ Housing on baseball diamond. Or in another park. • Allow property owners to build structures that meet their needs. ■ The roads are too busy with commute traffic already - this will jam them up even more. ■ In a capitalist country like the USA that runs on a market based system, I do not support the new SB passed mandates. Exception may be given to Emergency workers who need to be close to where they are called on demand to provide services. Creating affording housing them while they remain employed in that capacity as rental housing seems reasonable. This should be done in a manner that does not affect the overall character of the town. ■ Even if we built more units, they certainly won't be affordable. The law is unrealistic ■ Encourage ADUs by allowing those who are maxed out on development area and by lowering fees. Reduce fees on new/modified construction. ■ Good luck with an unpopular and nearly impossible job. ■ High housing costs have led to racial segregation Appendix B: Survey Results Resolution 09-23 Page 334 ■ M ■ ADUs and SB 9 units. I think the town should not discourage lot splits because the number and size of units affect the look of the community more than the number of lots. Lot splitting can help fund new homes, and generate property taxes for the town and schools. ■ Make it easier and cheaper to build ADU's. Also, Foothill College has land used by the baseball and softball fields that can be used for housing. • Resist the mandte. There is no public transport to support low income workers and the price of land makes the "fair share" impossible ■ No thoughts ■ Build apartments 4 stories at Dog Park and adjacent strip of land along the freeway ■ We can ask people who own large lots if they'll be willing to build an ADU if given some incentives. ■ Building high density housing (apartments/townhouses/condos) near Foothill .College since there is a bus line that comes up to the college and close access to 280 could be a possibility. ■ Please ensure that the future residents have enough space to experience the beauty of the nature in LAH. • Resist SB 9 and 10, but promote ADU's ■ Student housing around Foothill & ADU's for the local workforce. Short term rentals make these two items less affordable. ■ Whatever real estate developers ask for, do the opposite ■ No idea ■ 1 believe LAH and other cities can achieve these recommendations without imposing SB 9 on cities throughout CA!! ■ Make ADUs and JADUs as easy as possible. Oppose non -market solutions. ■ 1 am married in to living up here. It was a tough adjustment. But I know our neighbors now at least superficially. You have to define your community not by ,where you live. But the beauty and open space compensate. Appendix B: Survey Results Resolution 09-23 Page 335 B-71 ■ Define "fair share." ■ Encourage people to build ADU ■ no additional comments. ADU is the most sensible option ■ Make the whole permitting process easier including connection to public sewer or septic approval. Construction during winter should be easier ■ Provide incentives for adus. ■ ADU anf if needed density near cities not up in hills ■ Encourage ADU, Develop affordable housing for service personnel like police, fire service, city staff and teachers in city lands like schools etc. ■ The best thing that we could do for ourselves (LAH) and for our fellow Californians, would be to contribute to a sustained effort to create more high-quality, low-cost housing in places where the the new residents would have access to the features that they value most ... ready access to jobs, transportation, and vibrant local communities (think down -town Mountain View). Turning LAH into something that it isn't, and never really can be, is simply destructive, with no hope of providing the real housing relief that we all recognize needs to occur regionally. ■ join with other towns in the state to contest imposition of a statewide policy that ignores town's safety and rural foundation ■ It would be interesting to formulate a process for (anonymously?) identifying 'underground' low cost housing which already exists in LAH. ■ I think beyond Foothill College as a potential site for dense affordable housing, the 41 acres below the old Fenwick Estate have significant potential for smaller 1 to 2 story homes (with 2 ADUs each) for multigenerational family housing. (Ladera in Portola Valley would be a good precedent project for the old Fenwick property.) ■ ADUs have most potential without negatively impacting property values. Allowing elderly couples to move out of big main house into ADU will free up housing supply for younger families to rent larger main house - help meeting moderate income requirements and attracting new energy to the town Appendix B: Survey Results Resolution 09-23 Page 336 B-72 r •� (I.i'I}li�l4 ■ I have lived here 60 years. Please don't let this happen to LAH. ■ Give priority to those who have jobs within the immediate area or are essential to the functioning of our community. ■ Encourage building of ADUs. Offer affordable to teachers in LAH. ■ Amend SB 9 Emergency Ordinance to be less restrictive ■ LAH either needs more land or needs to convert public lands to multi -use affordable housing units or acquire lands that are available currently outside of LAH. Since LAH has no business properties available to rezone, the State mandate should not apply when land is not available. Open space MUST be protected! ■ The Foothill college parking lots are perfect for dense market rate and truly affordable housing units. • Pursue initiative to maintain local control over housing ■ Locations with easy access to town, freeways, etc would best serve families & elderly. ■ got to do it and i support doing it- suspect one approach is not the way to go ■ Good luck. • Used land that is an owned by private people ■ I am all for this, but don't do it in a woke manner. ■ "Fair" is a fake word in this context. It is highly political and smarts of campaign contributors idea ■ No comment ■ This is not a reasonable demand by the state. • not an affordable area for this discussion, cut taxes since we get no benefite. • See comment above regarding providing funds for multi -family in nearby cities. ■ Good luck. With lots worth 6M an acre, it would be impossible to to create something afforable that someone could buy. Appendix B: Survey Results B-73 Resolution 09-23 Page 337 ■ i like the idea of allowing rental units on existing properties with certain requirements to uphold community standards ■ ADUs ■ Can the town do anything to prevent/limit a property tax re -assessment when adding an ADU? ■ Like the idea of concentrating units at FH college to meet a real need but also keep LAH values intact ■ Require ADU construction for major remodels and construction of new homes. ■ Ideas listed in the previous page are good ideas ■ Check all nonprofits in the area. How are they assisting employees? ■ make it easy to build ADU, find a designated land to build condo as affordable housing • Lot -splitting would be a death -knell to the relatively tranquil, rural feel of our community. So, my hope is that our institutions, particularly Foothill College, but also other schools, religious institutions, Hidden Villa, Fremont Hills Country Club, the fire department, LAH Town, will step up to create 2/3 of the necessary units. And that homeowners will do the rest with ADUs or homes remodeled into duplexes. I think we should go for the low -hanging fruit this cycle as we don't know how the winds will blow 8 years from now. ■ Since 99.9% of LAH residents are white, the questions seem self -fulling. Whites haven't faced discrimination in LAH! ■ Very excited that LAH is supporting more housing! • In a high real estate cost town like ours, the only way to do so is based on deed restrictions and tax benefits to developers as incentive. Tax all parcels in town to fund rebates to deed restricted affordable housing units. ■ repeal SB 9 ■ If any additions it should be for small inlaw type units. These could either be rented or used by family or caretakers. I am very against additional housing on LAH lots. Also, just because the housing becomes affordable, everything else in LAH is Appendix B: Survey Results B-74 Resolution 09-23 Page 338 expensive, from water to garbage. People need to be have the economic means to live in their neighborhood. ■ Avoid lot splits! ■ WHILE ALLOWING THESE MULTIDWELLING LOT SPLITS THE TOWN SHOULD WORK WITH A PUBLIC AGENCY THAT WILL OVERSEE, CONTROL AND MONITER THAT THES NEW DWELLINGS ARE INDEED BEING INHABITED BY LOW AND MODERATE INCOME PEOPLE. OTHERWISE THE ULTIMATE JOKE WILL BE THATTHE ABOVE 489 UNITS END UP WITH VERY HIGH RENTS OR RESALE PRICES PAID BY THE VERY WEALTHY PEOPLE THAT THE LAW IS TRYING TO AVOID! A LAH ADDRESS WILL GIVE INSTANT APPRECIATION TO ANY FOUR PLESX OR ADU CONSTRUCTED. THIS IS THE ULTIMATE FLAW IN THESE GOVERNMENT OVER REACH LAW!! ■ Identifying a site to build -500 units will be a major problem. Nothing is near transportation, so one might argue that this is a bad plan. Can the house contribution be outside the township on the basis that LAH is inaccessible. Clearly some large space closer to major roads (along 280 or Arastradero?) would be best. No one would want to give up a major park space or try to displace Poor Clare's. This is clot of units and would increase the population of LAH by 1500-2000 people (18-24% of the current 8500). ■ Develop public owned land. ■ Build high density housing on Foothill College property ■ Amend property tax assessment laws ■ Make it easier for more buildings to be developed. The frictions are very painful. ■ Fight this NOW! Join other towns in fighting this. ■ Housing in the bay area is very expensive. Putting high density housing in a rural area makes no sense. It should be near public transit and where there already is high density. ■ Most discrimination happens discretely and is not obvious ■ high density housing near mass transit ■ California is saying we are running out of water and to conserve on one hand and then telling us to have more people move in to consume the same water on the other. Appendix B: Survey Results Resolution 09-23 Page 339 ZZ181 r0'4"9'r: f li.I� OR\U ■ Let us build JADU's outside of MFA and in 30' setbacks. ■ Find a lot of land that can have low income apartment housing. ■ The absence of apartments in LAH is discriminatory. Having only multi-million dollar mansions means that LAH is disproportionately inaccessible to BIPOC, female - headed households, people experiencing homelessness, etc. Legalize apartments! ■ set specific target to add 50 ADUs per year for next 5 years; maintains rural character while adding housing • Use of Foothill College vacant land. • Focus on our local service providers ■ No public hearings for anything ■ There's no chance of even making a dent in that goal if the sentiments of the planning office and city council don't dramatically change. LAH's SB 9 emergency ordinance is a perfect example of how the city is fighting tooth and nail against any opportunity for new housing. Stop thinking about property values and density. The "I've got mine" attitudes have to shift. There is a middle ground that will benefit the greater good. ■ provide student housing at Foothill College ■ None ■ Keep us out of this mess. • It is not a fair share. ■ There are local laws that make housing unaffordable. You could fix them if you wanted to. It's not a mystery. ■ Look at any vacant lot as a prospective multi family housing development ■ We will need access to public sewer first before we can attempt this level of housing density. So the City needs to figure out a plan to increase access to this critical utility. ■ LAH needs to be brave about meeting this need. It can't try the tricks that of places (see Woodside trying to declare itself mountain lion habitat to avoid SB 9 projects). If LAH doesn't take this process seriously, the state will enact more incisive Appendix B: Survey Results B-76 Resolution 09-23 Page 340 legislation. If we do the Housing Element well, we can improve our tax base without further taxing ourselves ■ Re -zone 2 acres near a border, build garden apartments and put them all under section 8. Near public transportation.Don't subdivide the whole town. • Build, build, build. Supply needs to go up fast. ■ Continue to lobby lawmakers to repeal this requirement under certain conditions. ■ maybe build apps at Foothill college ■ Allow more housing, the bay area needs it, every town in the bay area needs to do its part to encourage new and more housing. Appendix B: Survey Results B-77 Resolution 09-23 Page 341 Appendix C: Owner, Developer Interest This Appendix contains the following materials that documents and demonstrates RHNA site owner and developer interest, and other relevant evidence and support for development of housing on LAH RHNA sites and similar projects in the region. Contents: 1. 2021-2022 Foothill-DeAnza Community College Board priorities Appendix C: Owner, Developer Interest C-1 Resolution 09-23 Page 342 26un of £.os MosYliffsYfousitig �Efement Board Priorities for 2021-2022 The mission of the Foothill—De Anza Community College District is student success. We are driven by an equity agenda and guided by core values of excellence, inclusion, and sustainability. Every member of our district contributes to a dyrtarnic learning environment that fosters student engagement, equal opportunity, and innovation in meeting the various educational and career goals of our diverse students. We are committed to providing an accessible, quality undergraduate education dedicated to developing a broadly educated and socially responsible community that supports an equitable and just f cure for California. 1. Develop a shared understanding among the Board, faculty, staff, students, and administrators regarding the need for ongoing institutional change and why it is imperative if we are to eliminate structural racism and achieve our equity and student success goals. Through the Chancellor and Presidents, work with District constituents at all levels to identify immediate changes that are needed and make sure the Board receives appropriate recommendations when review and approval by the Board are necessary. 2. Identify equity and student success goals the Board will regularly monitor. 3. Build budgets that, regardless of fiscal conditions, will increase investments in intentional strategies designed to achieve student success and equity goals and the elimination of systemic racism; adopt policies and procedures that will support attainment of those ends. 4. Through the Chancellor and Presidents, work with District constituents at all levels to identify systemic inequities and elements of institutional racism in District policies and practices and adopt strategies aimed at dismantling those oppressive structures, reducing or eliminating equity gaps, and enhancing student social/emotional well-being and success, including attending to students nonacademic needs, such as affordable housing and setting clear expectations for law enforcement. 5. Require the Chancellor and Presidents to align their goals to the Board's priorities. 6. Require the Chancellor to report to the Board on progress in meeting the Board's priorities at least twice per year. Notes on the Board's Priorities The following Notes are intended to expand on the meaning of the priorities listed above and to provide the District's faculty, staff, students, and administration with a more complete understanding of the Board's expectations regarding its priorities. These notes are an essential part of this document and should be used by the District's faculty, staff, student, and administrative leadership as a guide to the interpretation of Board's priorities as they work to implement them. Note 1: Developing a Shared Understanding of Why Institutional Change is Imperative. The Board finds that the case for why institutional change is imperative if we are to eliminate structural racism and achieve our equity and student success goals is compelling. Nevertheless, the Board needs opportunities to discuss and explain that case so that the public, the District's leadership, and other stakeholders have a more complete understanding of the Board's perspective and expectations. For that reason, the Board's agenda needs to include information Appendix C: Owner, Developer Interest Resolution 09-23 Page 343 C-2 lOS A6TQ51R664 ruI-FOR SIA and discussion items that address topics and questions like the following. This list is not exhaustive and is intended for illustrative purposes only: • What is the current baseline? What do the data show about student success at Foothill and De Anza now? • We know many students' lives are profoundly changed for the better because of the education and experience they receive at Foothill or De Anza, but have we analyzed disaggregated data to determine the typical student's experience at our colleges? Does it consistently, predictably, and reliably propel students towards the achievement of their goals, or does it result in too many students becoming frustrated or lost? What is the profile of the students who generally succeed and those who generally do not? • Are there community colleges in the United States that have made rapid and substantial progress on promoting student success and achieving equitable outcomes? Which are they and what are they doing that we are not? • What information do we have about how students experience our policies, processes, and procedures? What do students, particularly traditionally marginalized students, think works well at Foothill and De Anza and what do they think needs to be improved? The Board expects more than anecdotal data on questions like these and anticipates that a conventional campus climate survey will not be adequate for a full exploration of the subject. Note 2: Success and Equity Goals the Board will Regularly Monitor The Student Success Scorecard maintained by the State Chancellor's Office contains copious data about student success at Foothill and De Anza as measured by Math and English/ESL metrics, completion metrics, and CTE metrics. Once a year the Board discusses the colleges' Student Success Scorecard data, but it does not use that information to measure progress on achieving Board adopted student success and equity goals. Rather than conducting a once -a -year review of data compiled for submission to the State, the Board intends to identify appropriate equity and student success goals it will monitor on a more frequent basis as a form of District self-evaluation. It also intends to select a consistent, limited set of metrics it will rely upon to evaluate progress on achieving those goals. The objective is to ensure that the Board is better able to assess student progress within the institution (using data disaggregated by race and ethnicity) from the time a potential student starts the admission process through his or her departure from the institution, with attention to his or her attainment of important milestones at relevant progress points in between. Research shows that hiring outcomes also have a significant correlation to student success. As a result, the Board also anticipates the need to be provided with more frequent opportunities to review equity data regarding faculty, staff and administrator hiring, retention and promotion. Appendix C: Owner, Developer Interest Resolution 09-23 Page 344 IW L�.a��sunas � l",aLIFORNia Note 3: Adopting Policies, Procedures, and Budgets that will Help Achieve Student Success and Equity Goals and Eliminate Systemic Racism Placing a priority on adopting policies, procedures, and budgets that will help to achieve student success and equity goals and eliminate systemic racism raises the question of where the District's leadership and shared governance constituencies should begin. The Board will look to the Chancellor for recommendations on a workable answer to that question, but suggests the following as examples of topics that warrant early consideration: • Defining a "completion by design" framework aimed at ensuring all students complete their educational objectives (in particular, transfer and employment or advancement in a career) more quickly and with fewer unnecessary units. The Board believes such a framework is likely to include elements like rapid and complete implementation of Guided Pathways, effective implementation of AB 705, plans to reinforce and expand learning communities, and pursuit of similar reforms. Examining the colleges' program mix, especially with respect to workforce development offerings that prepare students for challenging careers in fields that are aligned to employer needs and evolving employment trends. Attending to students' nonacademic needs, including coming up with a coordinated approach to homelessness and affordable housing for students and employees; responding to food insecurity; and providing better support for student mental health Exploring alternative models for campus safety and setting clear expectations for law enforcement on campus. Reviewing professional development with an eye toward strengthening culturally responsive teaching and advising and addressing unconscious bias. • Reexamining approaches to diversifying the faculty, staff and administration. Note 4: Other Important Concerns The Board notes that there are important concerns the District will need to address that extend beyond the concerns identified in these Board Priorities. Those concerns will unavoidably require time, attention, and the allocation of resources. The following list, which is not exhaustive and is intended for illustrative purposes only, includes examples: The District will need to remain nimble in responding to the coronavirus pandemic and diligent about adhering to practices that conform to public health protocols. • It will need to initiate the effective execution of the Measure G Bond Program, make progress on the design and implementation of its strategic plan for energy management and decarbonization, and produce a specific plan for the development of the De Anza Event Center. Appendix C: Owner, Developer Interest Resolution 09-23 Page 345 C-4 Town oflosA1tosHiffsWbusing ECement • It will need to continue its efforts to strengthen community, education, and industry partnerships, and remain active as a regional and national leader in higher education. Note 5: Shared Governance and Collective Bargaining In adopting these priorities, the Board does not intend to short circuit the District's established shared governance processes. The Board expects that any recommendations formulated in response to the priorities and intended to translate them into specific action will be reviewed and refined through those processes and, in particular, that campus equity councils (or similar shared governance bodies) and students will be actively involved in deliberations. Similarly, nothing in this document should be construed as diminishing or otherwise limiting the District's obligation to engage in good faith bargaining with a recognized employee organization over any proposed action that affects wages, hours, benefits or other terms and conditions of employment within the scope of bargaining. Appendix C: Owner, Developer Interest Resolution 09-23 Page 346 C-5 2. Recommended Projects for the 2021-22 Higher Education Student Housing Grant Program Appropriation Appendix C: Owner, Developer Interest C-6 Resolution 09-23 Page 347 Town of Los Aft os .Miffs Yfousing Efemen t ErT Q' w 1111 n o m DEPARTMENT OF Gavin Newsom ■ Governor c9"°R F I N A N C E 10210 Street, Suite 3110 • Sacramento CA 95814 ■ www.dof.ca.gov March 1, 2022 Honorable Nancy Skinner, Chair Honorable Phi Ting, Chair Joint Legislative Budget Committee Assembly Budget Committee Senate Budget and Fiscal Review Committee Honorable Anthony Portantino, Chair Honorable Chris Holden, Chair Senate Appropriations Committee Assembly Appropriations Committee Recommended Projects forthe 2021-22 Higher Education Student Housing Grant Program Appropriation Pursuant to the requirements of Section 2 of Chapter 262, Statutes of 2021 (SB 169), the Department of Finance is respectfully submitting the Higher Education Student Housing Grant Program construction and planning grant requests reflected in Attachments 1 and 2, respectively, for inclusion in the annual Budget Act or other legislation. SB 169 appropriated $500 million one-time General Fund in fiscal year 2021-22 for the Higher Education Student Housing Grant Program, which supports one-time grants to either construct student housing or acquire and renovate commercial properties to provide affordable, low-cost housing options for students attending the University of California, California State University, and the California Community Colleges. Of the appropriated funding, up to $25 million is available to California Community Colleges to support planning grants to determine if it is feasible for a community college to construct and offer affordable student rental housing. Additionally, SB 169 reflected intent to appropriate $750 million one-time General Fund in fiscal year 2022-23 and $750 million one-time General Fund in fiscal year 2023-24 to support the Higher Education Student Housing Grant Program. University of California and California State University campuses, and California Community Colleges, submitted 42 construction grant applications requesting approximately $2.8 billion in state funding. California Community Colleges subrritted 75 planning grant applications requesting approximately $191 million in state funding. The Department of Finance considered only construction and planning grant requests that met the program's eligibility requirements for inclusion in the annual Budget Act or other legislation. For available construction grant funding, the Department of Finance prioritized support for eligible construction grant applications that reflected an intersegmental housing arrangement, and then prioritized further applications based upon a weighted ranking that combined an applicant's state -supported per bed construction costs and an Appendix C: Owner, Developer Interest Resolution 09-23 Page 348 Cil LOS ALTOS US M CALIFORNIA -2- applicant's proposed student rental rates. The Department of Finance prioritized available planning grant funding to support early stage planning activities for all colleges requesting planning grants, including feasibility studies, engineering studies, financing studies, and environmental impact studies. Attachment 3 reflects a list of construction grant applications that the Department of Finance determined meet the program's eligibility requirements, but that the Department is not recommending be funded with the $500 million one-time General Fund appropriated in fiscal year 2021-22. The Department of Finance will further review these applications, along with any newly submitted or resubmitted construction grant applications, when determining which projects it will recommend the Legislature consider for inclusion in the 2022 and 2023 Budget Acts or other legislation. Construction grant applications identified in Attachment 4 were determined to be ineligible for funding consideration because the application did not meet the program's statutory requirements or because the applicant requested a planning grant and a construction grant for the same project. The Department of Finance recommends that applicants requesting both a planning grant and a construction grant for the same project submit a future construction grant application that is informed by the applicant's initial planning activities. If you have any questions or need additional information regarding this matter, please call Michelle Nguyen, Principal Program Budget Analyst, at (916) 445-0328. KEELY MARTIN BOSLER Director By: ERIKA LI Chief Deputy Director Attachment Cc: On following page Appendix C: Owner, Developer Interest C-8 Resolution 09-23 Page 349 ffAL10611W CALIFO8NIA -3- cc: Honorable Kevin McCarty, Chair, Assembly Budget Subcommittee No. 2 Honorable John Laird, Chair, Senate Budget and Fiscal Review Subcommittee No. 1 Honorable Jim Nielsen, Vice Chair, Senate Budget and Fiscal Review Committee Honorable Vince Fong, Vice Chair, Assembly Budget Committee Gabriel Petek, Legislative Analyst (3) Joe Stephenshow, Staff Director, Senate Budget and Fiscal Review Committee Kirk Feely, Fiscal Director, Senate Republican Fiscal Office Christopher W. Woods, Senate President pro Tempore's Office (2) Christian Griffith, Chief Consultant, Assembly Budget Committee Joseph Shinstock, Fiscal Director, Assembly Republican Caucus, Office of Policy and Budget Paul Dress, Caucus Co -Chief of Staff, Assembly Republican Leader's Office Luigi Luciano, Legislative Director, Assembly Republican Leader's Office Jason Sisney, Assembly Speaker's Office (2) Mark McKenzie, Staff Director, Senate Appropriations Committee Jay Dickenson, Chief Consultant, Assembly Appropriations Committee Nathan Brostrom, Executive Vice President and Chief Financial Officer, University of California David Alcocer, Associate Vice President, Budget Analysis and Planning, University of California Kieran Flaherty, Associate Vice President and Director, State Government Relations, University of California David Seward, Chief Financial Officer, UC Hastings College of the Law Steve Relyea, Executive Vice Chancellor, California State University Office of the Chancellor Ryan Storm, Assistant Vice Chancellor, California State University Office of the Chancellor Jeni Kitchell, Executive Budget Director, California State University Office of the Chancellor Daisy Gonzales, Deputy Chancellor, California Community Colleges Chancellor's Office Lizette Navarette, Executive Vice Chancellor, California Community Colleges Chancellor's Office Appendix C: Owner, Developer Interest C-9 Resolution 09-23 Page 350 vmacsAmosAm I CALIFORNIA Applicant tt lot C- 3 13 College of the asY'ycus d San Francisco State Un+srsity 5 Ventura College 6 UC Los Angeles 7 UG San Dego & Sierra Cdlleg9 ML -1,_M ARaclsment i - Comi,—tlon Grant Applications Proposed for 2021-22 AppropHdli— Rank - Cod Per Rank - Rent° as Rent as Addlflonal StadeM Cast Per Percent of PerceM of Proposed Gant Students Moused Student Statutory Statutory C—,4.tke Segment A—nt' Housed Reglon (q a(e)I Moused Max Max Score (b) (a) fd) (el (d) (9) (h) (1) (1)=(9)+(1).,. C:UC 354;'16CsCzf, ,'k+; wrlmiszlcr $9-'X0 a CS $32613,000 252 Saoromerdoffar North $129mo 56% 6 10 CSU $I16.3S1fiQ? 750 Boy Arco $155,=1 7 65% 5 12 CCC $62923CW 3m South Central Coast $197A00 11 44% 2 13 UC $W= 000 358 LCs Algeles/Crarge County $58=3 di% 11 14 UC $iCO,000= 1 1)" Son ClegoArnaeral $91 DW 1 100% 13 14 CCC $&i.4?7,0IX? -.. Saaamentolfor Worth $W 75 S3% 3 7$ Total° $670,273,000 3,545 UC $135,000,000 1,458 CSU $120,730,0W 776 CCC $214,543.000 1,312 Nota: t Proposed grant amounts for oorithi college prgecis —lude a 14p dream -emir; ---y. z A ordleCMs rend is compe4ed Os —veight sd a»rage of rental rates aI— urY1 types. weighted by the number of units per unit type. 3TN, prolec-t was pricalti2ed due to the state Interest in inierMnientat housing artangfinenis. parficUlarly those that suppert transfer poll-wdys bBi n Community colleges and fair -year pubic postsecondary Institutions. Tris prgect's Nr�rg Is attributed to both the CSU any CCC wgrrwnts' Scare of sWc on, housirr{1 f'"s. THS prtrx ject was assumed I. o ide rent of l CO percent of the project's statutory maximum ievH. Aro( diffe-aces far wmrrcrd totals ore due to 1-619 Appendix C: Owner, Developer Interest IPogs 1 a 51 Resolution 09-23 Page 351 C-10 March 1, 2022 Attachment 2 -CCC Planning Grant Applications Proposed for 2021-22 Appropriation # Applicant(s) CCC District Region Proposed Gra nt Amount 1 Chabot College Chabot -Las Positas CCD Bay Area $155,000 2 Las Positas College Chabot -Las Positas CCD Bay Area $155,000 3 Contra Costa College Contra Costa CCD Bay Area $180,000 4 Diablo Valley College Contra Costa CCD Bay Area $180,000 5 Los Medanos College Contra Costa CCD Bay Area $180,000 6 De Anza College Foothill CCD Bay Area $132,000 7 Foothill College Foothill CCD Bay Area $132,000 8 Ohlone College Ohlone CCD Bay Area $290,000 9 Ohlone College Ohlone CCD Bay Area $290,000 10 Berkeley City College Peralta CCD Bay Area $110,000 11 College of Alameda Peralta CCD Bay Area $110,000 12 Laney College Peralta CCD Bay Area $110,000 13 Merritt College Peralta CCD Bay Area $110,000 14 Evergreen Valley College San Jose -Evergreen CCD Bay Area $235,000 15 San Jose City College San Jose -Evergreen CCD Bay Area $235,000 16 San Mateo Community College San Mateo CCD Bay Area $200,000 17 Solana College Solano CCD Bay Area $150,000 18 Cerro Case Community College Kern CCD Central Valley $314,000 19 Porterville College Kern CCD Central Valley $314,000 20 Merced College Merced CCD Central Valley $145,000 21 Merced College; UC Merced fintersegmentalf Merced CCD Central Valley $564,000 22 Fresno City College State Center CCD Central Valley $449,000 23 Madera College State Center CCD Central Valley $449,000 24 West Hills College Coalinga West Hills CCD Central Valley $250,000 25 Copper Mountain Community College Copper Mountain CCD Inland Empire $70,000 26 Mt. San Jacinto College Mt. San Jacinto CCD Inland Empire $155,000 27 Moreno Valley College Riverside CCD Inland Empire $540,000 28 Norco College Riverside CCD Inland Empire $590,000 29 Riverside City College Riverside CCD Inland Empire $470,000 30 Craflon Hills College San Bernardino CCD Inland Empire $845,000 31 San Bernardino Valley College San Bernardino CCD Inland Empire $845,000 32 Antelope Valley Community College Antelope CCD Los Angeles/Orange County $200,000 33 Cerritos College Cerritos CCD Los Angeles/Orange County $225,000 34 EI Camino College EI Camino CCD Los Angeles/Orange County $110,000 35 Long Beach City College Long Beach CCD Los Angeles/Orange County $120,000 36 East Los Angeles College Los Angeles CCD Los Angeles/Orange County $110,000 37 Los Angeles City College Los Angeles CCD Los Angeles/Orange County $110,000 38 Los Angeles Harbor College Los Angeles CCD Los Angeles/Orange County $110,000 39 Los Angeles Mission College Los Angeles CCD Los Angeles/Orange County $110,000 40 Los Angeles Pierce College Los Angeles CCD Los Angeles/Orange County $110,000 41 Los Angeles Southwest College Los Angeles CCD Los Angeles/Orange County $110,000 42 Los Angeles Trade Technical College Los Angeles CCD Los Angeles/Orange County $110,000 43 Los Angeles Valley College Los Angeles CCD Los Angeles/Orange County $110,000 44 West Los Angeles College Los Angeles CCD Los Angeles/Orange County $110,000 45 Cypress College North Orange CCD Los Angeles/Orange County $150,000 46 Pasadena College Pasadena CCD Los Angeles/Orange County $50,000 47 Rancho Santiago CCD Rancho Santiago CCD Los Angeles/Orange County $500,000 48 Rio Hondo College Rio Hondo CCD Los Angeles/Orange County $522,000 49 Santa Monica College Santa Monica CCD Los Angeles/Orange County $110,000 50 Irvine Valley College South Orange County CCD Los Angeles/Orange County $323,000 51 Saddleback College South Orange County CCD Los Angeles/Orange County $483,000 52 Butte College; CSU Chico flntersegmentail Butte CCD Sacramento/Far North $500,000 53 Feather River College Feather River CCD Sacramento/Far North $349,000 54 American River College Los Rios CCD Sacramento/Far North $110,000 55 Cosumnes River College Los Rios CCD Sacramento/Far North $110,000 56 Folsom Lake College Los Rios CCD Sacramento/Far North $110,000 (Page 2 of 5) Appendix C: Owner, Developer Interest C-11 Resolution 09-23 Page 352 'Town of Los,.Ctos16f(s)f'ousing Efernent March 1, 2022 Attachment 2 -CCC Planning Grant Applications Proposed for 2021.22 Appropriation Appendix C: Owner, Developer Interest Total $18,174,000 (Page 3 of 5) Resolution 09-23 Page 353 C-12 Proposed Gra nt # Applicant(s) CCC District Region Amount 57 Sacramento City College Los Rios CCD Sacramento/Far North $110,000 58 Mendocino -Lake College Mendocino CCD Sacramento/Far North $250,000 59 Shasta College Shasta Tehama CCD Sacramento/Far North $255,000 60 Cuyamaca College Grossmont CCD San Diego/Imperial $155,000 61 Grossmont College Grossmont CCD San Diego/Imperial $155,000 62 MiraCosto College MiraCosta CCD San Diego/Imperial $150,000 63 Palomar College Palomar CCD San Diego/Imperial $820,000 64 San Diego City College San Diego CCD San Diego/Imperial $344,000 65 Southwestern College Southwestern CCD San Diego/Imperial $60,000 66 Southwestern College Southwestern CCD San Diego/Imperial $60,000 67 Southwestern College Southwestern CCD San Diego/Imperial $60,000 68 Southwestern College Southwestern CCD San Diego/Imperial $148,000 69 Southwestern College Southwestern CCD San Diego/Imperial $290,000 70 Allan Hancock College Allan Hancock CCD South Central Coast $185,000 71 Cabrillo College Cabrillo CCD South Central Coast $242,000 72 Hartnell College Hartnell CCD South Central Coast $325,000 73 Santa Barbara City College Santa Barbara CCD South Central Coast $150,000 74 Moorpark College Ventura CCD South Central Coast $250,000 75 Oxnard College Ventura CCD South Central Coast $249,000 Appendix C: Owner, Developer Interest Total $18,174,000 (Page 3 of 5) Resolution 09-23 Page 353 C-12 ANaet—M 3 - Addifi—al C—t—Hon Groh AppllcaHom Eligble f.,2()21-22 Appropd.Hon Comld—t1.. Not— Propou 1 grant om Ws W community college MOM hdwe d 10•pgC"e•5t CCpnting2er_y. 7 A prcj--r, rent is computed as a —ghted average or rental rate, aort UNI types, eyryghted by the number at frits pet jrzt type. a Arty ditfererCeS W Summed totals are due to M -riling_ (Pope 40 51 Appendix C: Owner, Developer Interest C-13 Resolution 09-23 Page 354 Poclorl Factor Ratic - Cest Per Rank - Red as Rent as Additional Student Cost Per PereeM of P—.e of Proposed Grant Stutlerds Housed Student StaMory Statutory Cumulatilo AppllcaM Segment Amount "...dNoetl Regbn (f) =(c)/ homed Max Ma: Score ♦ Ca) (b) (c) (d) (e) (d) (g) (h) I9 (J)'(g)+(U 2 IlumbokUl Stota U—Aty CM $2I 110711W IW niG; tCr 11— $153" - ICXA 13 iv 3 IJal o Valley College CCC $31)X;000 124 Eby Area 18 53% 4 22 4 Santa Rosa Ju—C -lege CCC $15MIOM OM 70 eArea $214)00 y 13 78% 9 22 5 Fest`q State CSU $31'EM CW 175 Central Valley $177)00 9 1CM 13 72 6 CSU NortMdge CSU $37,500MD 2IX1 Los"elevorange County $186,000 10 10:1% 13 23 7 CSU DoMngu Hills CSU $48,751]000 233 Los Mgeles/01—g. Couny $205000 12 100% 13 25 8 UC I'm UC $55X0:4000 WD L.A 2eleslC-nge C --y $217,0.') 14 86% 12 36 9 Coslrrexs Mier Cotie C1-0 $44,1-44.0W 145 ✓acrarrK +ta/Far N.H $aOA= 20 6-% 7 27 10 CSU Fullerton CSU $88.MOM 390 Las Angel.V0,ange Cxmty $220'0 18 100% 13 2- 9ii 11CSU San Marcos CSU $91 =0W 3900 San D.gMlmperiai $7.'"�= 17 100% 13 M 12 Compton College CCC $tFO:W.M) 253 La An3e4W110—ge County $322.CM 21 &3% 10 31 13 Lake iarloe Ca WL-nlly College OIS14Ct CCC $3%369,010 103 Sacramento/Far Nash 339407032 74% 8 32 14UC Santa Cr vz UC $89)X4000 320 Sa,h Centralr_cast $u`" = 19 100% 13 32 15 UC Berkeley UC $100)"LW 310 Buy Argo $329.0 22 100% 13 35 16 Bakarsfieid Collage CCC W246WQO 154 Centralvolley $391000 23 100% 13 36 17 CaMW of the Cargor,, CCC $610.59400 100 Los Ang.U—Vaorae Count' 3,6190X0 25 100# 13 38 Tetaf $457,612,000 3,807 UC 5254,01%0,000 930 CSU $371,607,000 1,934 CCC $332.003,000 963 Not— Propou 1 grant om Ws W community college MOM hdwe d 10•pgC"e•5t CCpnting2er_y. 7 A prcj--r, rent is computed as a —ghted average or rental rate, aort UNI types, eyryghted by the number at frits pet jrzt type. a Arty ditfererCeS W Summed totals are due to M -riling_ (Pope 40 51 Appendix C: Owner, Developer Interest C-13 Resolution 09-23 Page 354 March 1, 2022 Attachment 4 - Construction Grant Applications Ineligible for 2021-22 Appropriation Consideration (Page 5 of 5) Region Bay Area Bay Area Bay Area Bay Area Central Valley Los Angeles/Orange County Los Angeles/Orange County Los Angeles/Orange County Los Angeles/Orange County Sacramento/Far North San Diego/Imperial Sacramento/Far North Central Valley Bay Area Central Valley Central Valley Inland Empire Appendix C: Owner, Developer Interest C-14 Resolution 09-23 Page 355 Requested Grant # Applicant Segment Amount 1 Cabrillo College CCC $47,205,500 2 Ohlone College CCC $111,832,000 3 Ohlone College CCC $136,576,000 4 San Mateo Community College CCC $88,743,000 5 Fresno City College CCC $7,640,000 6 Antelope Valley Community College CCC $168,687,000 7 Cerritos College CCC $10,000,000 8 Cypress College CCC $40,416,120 9 Long Beach City College CCC $83,667,000 10 College of the Redwoods CCC $36,200,000 11 San Diego City College CCC $130,223,800 12 Sacramento State CSU $32,000,000 13 Merced College/UC Merced Intersegmental $102,314,000 14 Hastings College of the Law UC $218,755,000 15 UC Merced UC $58,511,000 16 UC Merced UC $98,757,000 17 UC Riverside UC $51,000,000 (Page 5 of 5) Region Bay Area Bay Area Bay Area Bay Area Central Valley Los Angeles/Orange County Los Angeles/Orange County Los Angeles/Orange County Los Angeles/Orange County Sacramento/Far North San Diego/Imperial Sacramento/Far North Central Valley Bay Area Central Valley Central Valley Inland Empire Appendix C: Owner, Developer Interest C-14 Resolution 09-23 Page 355 rTo•wn of Los.ACtos9ixCfsYfousiny ECement 3. Letter from Foothill to Town agreeing revisions to the draft HEU (HCD review draft) Appendix C: Owner, Developer Interest C-15 Resolution 09-23 Page 356 FOOTHILL. DE ANZA Community College District Judy C. Miner, Ed.D., Chancellor September 30, 2022 The Honorable George Tyson Town of Los Altos Hills 26379 Fremont Road Los Altos Hills, CA 94022 RE: Los Altos Hills Housing Element Update - Foothill College Site Dear Mayor Tyson: I am writing to thank you and Town of Los Altos Hills staff for working closely and cooperatively with us to address my letter of August 23, 2022. Since my letter, the Town has shared draft revisions to the Housing Element Update. We understand and appreciate the Town's desire to allow and facilitate the construction of housing on the Foothill College campus. We understand that the Town's housing program would create new land use opportunities for the college but in no way obligates the Foothill -De Anza Community College District to build any particular number or type of housing. The district looks forward to continuing to work closely with the Town when and if we act on any future housing plans for the college. Sincerely, Judy C. Miner, Ed.D. 12345 EI Monte Road • Los Altos Hills, CA 94022 - 650.949.6100 • Fax 650.941-6289 • www.fhda.edu Board of Trustees Patrick Ahrens Laura Casas PearlCheng Peter Landsberger GilbertWong Appendix C: Owner, Developer Interest Resolution 09-23 Page 357 C-16 Main of LosAftos Xiffs Housing Efemeut 4. Examples of faith based and educational institutions are pursuing lower-income housing development across the region and state. a. Casa del Maestro - Santa Clara County, 30 -unit affordable housing project located on a 2 -acre underutilized portion of Stratford Elementary, developed through a public-private partnership with the Santa Clara Unified School District. 6W b. Bethel African Methodist Episcopal Church - San Diego, CA. Yes In God's Backyard is building 16 units of affordable housing on-site to support seniors and veterans with disabilities. Appendix C: Owner, Developer Interest C-17 Resolution 09-23 Page 358 Flevadom 0 I� ■■ a 3,±dTA@USihSY iafg wil C�%Pa 3T#x4+#N( p.$M#Y QA4Y$' �fCTNit @�1RM8: c. Canada Junior College - San Mateo County. Developed apartment complexes on underutilized parking lots on campus. Appendix C: Owner, Developer Interest C-18 Resolution 09-23 Page 359 Sol South W -t An 11 M 1 11 11 gin; Moetn East Flevadom 0 I� ■■ a 3,±dTA@USihSY iafg wil C�%Pa 3T#x4+#N( p.$M#Y QA4Y$' �fCTNit @�1RM8: c. Canada Junior College - San Mateo County. Developed apartment complexes on underutilized parking lots on campus. Appendix C: Owner, Developer Interest C-18 Resolution 09-23 Page 359 L(DkLicIIIu . C.ALIFOR N'lA rM, � r O e ':� . Y• M � r 410 0�17 . ��S .�{ •w^ ...'�� ✓40 '�.�W��' •_ - z � �..� � � -... . �i�F�.-r ��..6.' "-. �• _`+ems � �,•, 4 d. College of San Mateo - San Mateo County. Developed apartment complexes on underutilized parking lots on campus. Appendix C: Owner, Developer Interest C-19 Resolution 09-23 Page 360 > gu p'; CALIFORNIA e. College of the Canyons -Santa Clarita, CA. 100 new single -bedroom affordable housing units were constructed on former parking lot on the COC campus. The Department of Finance approved the CCD for 100 student housing (per 3/1/22 Dept of Finance memo) IN a !AYR.i:J ).Sno. ST.CElrtrlS`4 �tCi3CI CPNF.I fA^kP:. D:Si1W 451pFN1UL SIDE LINE ANALYSIS SECTION A—A 41F' -s r i VLv1 COLLEGE OF THE CANYONS !/ -Ty—­CN KtCNT 41!11 lc Tm . orcin CAiTC COLLEGE Of i Appendix C: Owner, Developer Interest C-20 Resolution 09-23 Page 361