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TOWN OF LOS ALTOS HILLS January 8, 2004
Staff Report to the Planning Commission '
RE: AMENDMENT TO THE TOWN OF LOS ALTOS HILLS GENERAL PLAN
HOUSING ELEMENT
FROM: Debbie Pedro, Associate Plannera>R
Approved B y: Carl Cahill,Planning Director C,G,
RECOMMENDATION That the Planning Commission:
Review the revised 2002 Housing Element and adopt the attached resolution
recommending approval of the General Plan Amendment to the City Council.
BACKGROUND
As required by State law, the Los Altos Hills Housing Element was submitted to the
California Department of Housing and Community Development (HCD) for review on
May 2, 2002. Their comments received on July 12, 2002 indicated that the element was
not adequate to satisfy the Town's affordable housing obligations. In response, the
Council appointed a Housing Element Subcommittee to discuss the issues and options on
affordable housing policies that might be included in the Housing Element in order to
obtain State certification.
The Housing Element Subcommittee, comprising of Mayor Cheng, Councilmember
Fenwick, former Councilmember Elayne Dauber and former Planning Commissioner Dot
Schreiner, met on March 20, 2003 and recommended modifications to address the HCD
Letter of Comments. On May 15, 2003, the Council unanimously adopted the
recommendations of the Housing Element Subcommittee and the revisions were
submitted to HCD on May 20, 2003.
On July 22, 2003, the Town received a letter from HCD requesting additional
information on the revisions. In response, staff prepared land surveys of the San Antonio
Hills and Spalding/Magdalena areas and provided further clarifications on various
planning processes and policies as requested by HCD. The response letter was reviewed
by the Housing Element Subcommittee on September 22, 2003 and forwarded to HCD on
September 26, 2003. (Attachment 4)
On November 26, 2003, the Town received a letter from HCD indicating that the draft
revisions were adequate and once the 2002 Housing Element incorporating the revisions
is adopted and submitted for their final review, it will be in full compliance with the
State's housing element law. (Attachment 2)
For additional background information, please refer to the City Council and Planning
Commission meeting minutes and staff reports dated April 11, 2002, May 2, 2002, and
May 15, 2003. (Attachments 5 and 6)
PROPOSED HOUSING ELEMENT REVISION
Staff has incorporated changes into the goals, policies, and programs section of the
Housing Element since the May 2003 version was reviewed by the City Council. The
text that has been revised or added since the May 2003 version is shown in blue and the
policies and programs that were new in May 2003 are shown underlined in the attached
revised Housing Element. The changes were in response to HCD comments received on
July 22, 2003 and include the following:
■ An expanded analysis of the Town's sewer capacity and its potential impact
on construction of 2nd units and employee housing. (Program 7, p. 42-43)
■ An expanded analysis of development potential of land in the
Spalding/Magdalena area. (Program 8, p. 43-44)
■ Clarifications on the following housing implementation programs:
1. Development standards for employee housing. (Program-9, p. 44)
2. Review process and monitoring program for rd units.
(Program 20, p. 48 and Program 12, p. 45)
3. Public outreach efforts to promote affordable housing.
(Program 14, p. 46 and Policy P, p. 49)
NEXTSTEP
The text amendment incorporates all revisions to the Housing Element as evaluated by
HCD as meeting the requirements of the State's housing element law. Upon adoption by
the City Council, the Housing Element will be forwarded to the Department of Housing
and Community Development for their final review and certification.
CEQA REVIEW/NEGATIVE DECLARATION
The Housing Element update was subject to CEQA and an Initial Study and Negative
Declaration was prepared for public review and comment in May 2002. Based on the fact
that revisions to the 2002 Housing Element do not create any new significant adverse
impacts, the proposed modifications to the Housing Element do not constitute significant
new information that would require recirculation of the Negative Declaration pursuant to
CEQA Guidelines §15073.5.
ti
ATTACHMENTS
1. Resolution approving the Housing Element amendment
2. Letter from HCD dated November 26, 2003
3. Response letter to HCD dated September 26, 2003
4. Planning Commission staff report and minutes dated April 11, 2002
5. City Council staff reports and minutes dated May 2, 2002, and May 15, 2003
6. Revised Housing Element dated January 8, 2003
ATTACHMENT 1
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE TOWN OF LOS
ALTOS HILLS TO UPDATE AND AMEND THE HOUSING ELEMENT OF THE
GENERAL PLAN.
WHEREAS, in conformance with State Government Code Section 65588
the Town of Los Altos Hills has updated and amended the Housing Element of
the General Plan; and
WHEREAS, the Housing Element contains goals, policies and programs
to ensure there are adequate opportunities in the Town of Los Altos Hills to
provide for housing needs at all levels of affordability; and
WHEREAS, the Town of Los Altos .Hills, as Lead Agency for
environmental review on the Housing Element update and amendment has
prepared a Negative Declaration determining that the project will not have a
significant environmental impact; and
WHEREAS, the Planning Commission has considered and recommended
to the City Council that it approve the update and amendment of the Housing
Element of the General Plan; and
WHEREAS, the Planning Commission has determined it is in the public
interest to amend the General Plan; and
WHEREAS, the specific facts supporting the statements in this Resolution
are set out in more detail in the January 8th, 2004 Staff Report; and
NOW, THEREFORE, the Planning Commission of the Town of Los Altos
Hills does RESOLVE as follows:
1. To recommend to the City Council that the Town amend the
General Plan Housing Element.
PASSED AND ADOPTED this day of , 2004.
By:
Chairman Eric Clow
ATTEST:
Planning Secretary
A P,
STATE OFCALIFORNIA-BUSINESS.TRANSPuni ' ( 81p 1 pbwarzPnegger.Governor
DEPARTMENT OF HOUSING ANC )MMUNITY DEVELOPMENT
Division of Housing Policy Development
1800 Third Street,Suite 430
P.O.Box 952053
Sacramento,CA 94252-2053
(916)323-3177
FAX(916)327-2643
November 26, 2003 AMCHMENT�.
Ms. Maureen Cassingliam DEC 2003
City Manger
Town of Los Altos Hills
26379 Fremont Road T 0 V,,NOF L 5' A L
Los Altos Hills, California 94022
Dear Ms. Cassingham:
RE: Review of the Revisions to the Town of Los Altos Hills' Draft Housing Element
Thank you for submitting revisions to Los Altos Hills' draft housing element, received for our
review on October 1, 2003. As you know, the Department of Housing and Community
Development (Department) is required to review draft housing elements and report our findings to
the locality pursuant to Government Code Section 65585(b). Our review was facilitated by a
telephone call with Ms. Debbie Pedro, of the Town's staff.
We are pleased to inform you that the draft revisions adequately address the statutory requirements
described in our July 22, 2003 letter. The element now includes an expanded analysis of the
development potential of land in the Spalding Magdalena Area, development standards for non-
conforming lots, less than one acre in size, an analysis indicating that sewer capacity will not hinder
second-unit development, and, a program to monitor the construction of second units and if
necessary, develop alternative strategies, for addressing the housing needs of lower- and moderate-
income persons. During our telephone conversation, Ms. Pedro also clarified the development
standards for employee housing. Once these changes have been incorporated and the element has
been adopted and submitted to the Department for review, it will be in full compliance with State
housing element law (Article 10.6 of the Government Code).
We greatly appreciate the assistance provided by Ms. Pedro during the course of our review. If you
have any concerns or questions about the submission of Los Altos Hills' adopted housing element,
In
please contact Michelle Woods, of our staff, at(916) 327-8881..
In accordance with requests pursuant to the Public Records Act, we are forwarding copies of this
letter to the persons and organizations listed below.
Sincerely,
�
CathyJE. reswell
Deputy Director
Ms. Maureen Cassingham
Page 2
cc: Debbie Padro, Consultant,Town of Los Altos Hills
Mark Stivers, Senate Committee on Housing&Community Development
Suzanne Ambrose, Supervising Deputy Attorney General,AG's Office
Brian e Grattid Governor's Office of Planning and Research
g , g
Terry Roberts, Governor's Office of Planning and Research
Nick Cammarota, California Building Industry Association
Marcia Salkin, California Association of Realtors
Marc Brown, California Rural Legal Assistance Foundation
Rob Weiner, California Coalition for Rural Housing
John Douglas, AICP, Civic Solutions
Deanna Kitamura, Western Center on Law and Poverty
S. Lynn Martinez, Western Center on Law and Poverty
Alexander Abbe,Law Firm of Richards, Watson& Gershon
Michael G. Colantuono, Colantuono,Levin&Rozell, APC
Ilene J. Jacobs, California Rural Legal Assistance, Inc.
Richard Marcantonio, Public Advocates
Antonio Estremera, Community Legal Services
Beverly Lawrence,Midpeninsula Citizens for Fair Housing
Sue Hestor, Attorney-at-Law
Phyllis S. Katz, California Rural Legal Assistance
David Booher, California Housing Council
Paul Campos,Home Builders Assoc. of Northern California
Shannon Dodge,Non-Profit Housing Association of Northern California
Eve Bach, Arc Ecology
William Litt, Bay Area Legal Aid
Allison Brooks, Livable Communities Initiative
Charlie Carson, Home Builders Association—Northern Division
i
LOSALTOS HILLS
ATTACHMENT
CALIFORNIA
September 26, 2003
Ms. Cathy E. Creswell
Deputy Director
Department of Housing and Community Development
Division of Housing Policy Development
P.O.Box 952053
Sacramento, CA 94252-2053
Re: Responses to comments —Review of the Town of Los Altos Hills' Revised Draft
Housing Element.,
Dear Ms. Creswell:
Thank your for your letter of comments dated July 22, 2003 (received July 24, 2003)
regarding the Department of Housing-and Community Development review of the Town
of Los Altos Hills Draft Element 2002—May 20, 2003. In response to your comments,
the Town of Los Altos Hills offers the following comments and revisions:
1. Expand the inventory of land suitable for residential development, including
vacant sites and sites having potential for redevelopment, and analyze the
relationship of zoning and public services available to these sites (Section
'65583(a)(3)).
Program 6—Annexations (Page42) : Your comments regarding this section state
that in the revised element (page 42, program 6, page 43 ) Los Altos Hills
"expects to annex, within the current planning period, approximately 286 acres of
land in the San Antonio Hills and Spalding/Magdalena area.". Please note that
this is not as written in the revised Housing Element. Program 6 states that "In
2002 the Town pre-zoned a total of 286 acres of land known as San Antonio Hills
that include primarily one-acre lots. It is anticipated that most of these lands will
be annexed to the Town of Los Altos Hills though not all within the timeframe of
the 2002 Housing Element".
The Town has commenced implementation of this Program in 2002 (within the
timeframe of this housing element) with the annexation of the Ravenbury Area, a
58-acre area located within the San Antonio Hills area. The Survey of Vacant and
Underdeveloped Sites in Appendix D has been revised to include information on
potential for residential development for these sites. The Ravensbury Annexation
26379 Fremont Road
Los Altos Hills
California 94022
650 / 941 -7222
Fax 650/941-3160
includes 53 parcels of which eleven parcels have been identified as vacant with
development potential of up to 11 units. With this, the total number of parcels
currently within the Town limits that are considered vacant or underdeveloped are
151 with a development potential of up to 187 units. Each of these lots is able to
accommodate secondary units. This area primarily consists of hillside lots with
physical constraints to development (steep topography, located in Los Altos
Basin). The remaining 224 acres of land within the San Antonio Hills area
consists of 184 parcels. Most of these are primarily 1 acre or larger sites. A
survey of the parcels indicates that there are 14 vacant or underdeveloped parcels
with development potential of up to 21 units. A copy of the land survey analyzing
the development/subdivision potential of the San Antonio Hills area is included as
Attachment D-1 (San Antonio Hills Prezoning Area Vacant and Underdeveloped
Lands). Annexation and development of this area will be tied directly to the
ability by the Town to provide sewer hook ups (see discussion below —Program
7). Thus, it is unlikei that annexation of all lands within this area will occur
within the timeframe of the 2002-2006 Housing Element planning period.
The revised housing element also includes Program 8 which commits the Town to
Prezone the Spalding Avenue / Magdalena Avenue neighborhood and pursue
annexation of this area. The Spalding Avenue/Magdalena area consists of 95
parcels,four(4) of which are vacant or undeveloped. A land survey analyzing the
residential development opportunities in the Spalding/Magdalena area is included
as Attachment D-2 (Spalding/Magdalena Area Vacant and Underdeveloped
Lands). Approximately 46% of all lots in this area are less than 1/4 acre in size
while only approximately 12% are one-acre or greater. Currently, this area is
within unincorporated lands of Santa Clara County and is designated RE-1 -(One
Acre Minimum). Because of the one-acre minimum, lots within this area that are
less than one acre in size are considered legal non-conforming and are allowed to
redevelop to otherwise applicable RE-1 District standards. When the area is
annexed, existing parcels less than 1 acre in size will remain legal non-
conforming and will be allowed to redevelop at the same density and under the
same development standards. Similarly, secondary units will be allowed in
accordance with existing County of Santa Clara standards (See discussion below
regarding Program 8—Annexation of Spalding/Magdalena Area).
Program 7 — Sewer Capacity (pale 47): Based on conversation with the Town's
City Engineer, the Town is in the process of preparing a Sanitary Sewer Master
Plan to serve as a strategic planning guide for the grading, improving and
expanding of the Town's sewer infrastructure to meet existing and total "build-
out" needs. Currently, 1,827 lots or approximately 60% of the Town's parcels are
served by septic systems. It is anticipated that less than 10 percent of the existing
2
systems cannot be replaced by new septic systems and thus will require sewer
services from the Town within the next 10 to 15 years. Preliminary findings show
that the Town's system has adequate capacity to accommodate existing peak wet
weather flows. This includes existing sites where secondary dwelling and
employee units can be accommodated. The Town's sewer demands will continue
to increase with new development, annexation of areas within the Town's sphere
of influence and failure of some existing septic systems. However, it is unlikely
that the Town will have to provide sewer services to all parcels given that
topographical constraints of many of these parcels make it unfeasible to connect
to the sewer lines. It is anticipated that at build-out, some deficient pipes with
insufficient capacity will have,to be replaced. The area known as Spalding
Avenue/Magdalena Avenue is currently connected to the Los Altos Basin sewer
system.
The Master Plan will include recommended capital improvement program to
finance construction of required increased capacity to meet the needs as they
arise. A joint sewer study is underway in coordination with the City of Los Altos
to determine what, if any, improvements are needed to the Los Altos Basin
system to renegotiate with Los Altos Hills for additional sewer connections. The
Los Altos. Basin treatment plant is currently not considered at full capacity,
however, some section of trunk line.may need to be upgraded within the system.
The conclusions of the joint sewer study will help determine the Town's share of
costs to pay for upgrades to the system and its contractual obligations to increase
sewer connections in the Los Altos Basin. to allow development at build-out.
Thus, it is not anticipated that there will be a lack a sewer service to the southern
end of Town that would impact the development of secondary units or employee
housing within existing annexed lands or within the Spalding Ave./Magdalena
Ave. neighborhood.
2. Identify adequate sites which will be made available through appropriate
zoning and development standards...and facilitate the feasibility of housing far
very low-and low-income household(Section 65583(c) (1)).
Program 8 — Annexation of Spalding/Magdalena (Page 43): Please note that the
Town of Los Altos Hills has committed to pursuing annexation and prezoning of
the Spalding Avenue/Magdalena Ave. neighborhood (See Program 8) within the
time frame of the 2002-2006 Housing Element. The Spalding Avenue/Magdalena
Ave. area consists of 95 existing lots, including 83 lots of less than 1 acre and 12
lots of one or more acre in size. As indicated in the discussion of Item #1
regarding Program 6 - Annexations above, the Town of Los Altos Hills is
proposing to allow substandard lots in the area to remain legal non-conforming
3
and adopt development standards that are consistent with existing County
standards. Santa Clara County Zoning Ordinance Section 4.10.340 provides for
development of secondary units in legal non-conforming lots by setting standards
that apply to lots that are less than 10,000 sq. ft. and larger than 10,000 sq. ft. For
lots of one acre or more, the current Town of Los Altos Hills standards would
apply. To further clarify its commitment,Program 8 will be revised to include the
following language: "The Town of Los Altos Hills will prezone the
Spalding/Magdalena Ave. area and 1) adopt minimum development
standards consistent with current County zoning standards for the RIE
District (setback for front-25 ft., side-5 ft., corner lot side-10 ft, rear-25 ft.,
scenic road-100 ft., maximum height-35 W2 stories), 2) establishes a process
for subsequent review of a development application that will require Site
Development Review by the Planning Commission, and*3)adopt Santa Clara
County standards for secondary units applicable to lots under one acre
minimum (4.10.340). Approval of secondary units shall be a ministerial
process in accordance with AB1866.1' This will allow existing lots to remain
legal non-conforming and allow continued development at existing densities, thus
providing higher density housing in an otherwise very low (estate)density area.
Please refer to Program 13 (Page 45) -This program specifically addresses your
comment regarding program actions to target and promote second units on site
being pre-zoned and annexed. However, to further clarify, Program 13 will be
revised to include the following language "Second unit brochures shall be
provided to all owners of property that is prezoned and annexed to the Town
of Los Altos Hills. Brochures shall include information regarding incentive
for construction of secondary units, such as an expeditious review
(ministerial) process and waiver of housing fee. Additionally, the secondary
unit brochure and/or information contained therein, shall be included in the
Town's website".
Prop-ram 9 -Employee Housing (page 43)• Program 9 will be revised to include
the following language: Under the current Ordinance, institutional uses require a
conditional use permit. The Town of Los Altos Hills will amend the zoning
ordinance as follows 1) employee housing shall be permitted within institutional
use properties where directly related to the main use, 2) standards shall be
developed to include incentives such as reduced parking requirements, 3) a use
permit amendment will be required for approval of employee housing.
Program 11, 12, 13 -Second Unit Programs: Please refer to Programs 18 and 19
whereby the Town will monitor the availability of and affordability of second
units as rental units through survey updates at the beginning and end of the Time
4
Frame (Program 18), and the Town will prepare monthly and yearly updates on
the construction of secondary units (Program 19). However, to further strengthen
this Program, the following language will be added to Program 19: "At mid-
point in the timeframe of the Housing Element, the Town will compare the
results of the tracking system with its regional housing needs allocation
(RHNA) for very low, low and moderate-income families. If RHNA is not
being met, the City will develop alternative strategies for addressing the
housing needs of low,lower and moderate-income families. Time Frame:
Yearly updates—Survey 2004"
3. Promote housing opportunities for all persons regardless of race, religion, sex,
marital status, ancestry, national origin, or color(Section 65583(c) (5)).
Please refer to Policy P (Page 49). The following Program will be added to this
Policy: "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 of Los Altos
Hills will prepare a handout with information on this service and will make it
available at the public counter. A link to the Mid-Peninsula Citizens for Fair
Housing will be made available on the Town's Web-site. In addition, the
Town will continue to refer complaints on discrimination in housing access to
Mid-Peninsula Citizens for Fair Housing".
AB 1866 Requirements: In accordance with AB 1866, the Housing Element Program
language is revised as follows: "Beginning on July 1, 2003, secondary dwelling.units
shall require ministerial approval only. The Town will revise the Zoning Ordinance
to adopt a ministerial review process for secondary dwelling units in accordance
with Section 28852.2 (second unit Iaw). The Town will submit a copy of the revise
Ordinance to HCD within 60 days of adoption". Timeframe for adoption: Spring.2004
Conclusion:
In adopting second unit law, the Legislature has identified second units as a valuable
form of housing in California. Further, AB 1866 states that "Second-units (i.e., in-law
apartments, granny ,flats, or accessory apartments) provide an important source of
affordable housing. By promoting the development of second-units, a community may
ease a rental housing deficit, maximize limited land resources'and existing infrastructure
and assist low and moderate-income homeowners with supplemental income. Second-
units can increase the property tax base and contribute to the local affordable housing
5
stock". In this statement, the Legislature acknowledges thatsecondaryunits shall be
considered as a legitimate source for providing affordable housing in a community.
The Town of Los Altos Hills strongly supports and encourages the development of
secondary units as a valuable source of rental and affordable housing in the community.
It has adhered to the intent of the secondary unit law by adopting reasonable standards
and relaxing its regulatory requirements, even prior to the adoption of AB 1866. Upon
adoption of AB 1866 in July 1, 2003, the Town has instituted a ministerial review process
for all secondary dwelling units. The Town of Los Altos Hills started processing
applications for secondary dwelling units as a ministerial process beginning July 1, 2003.
Since that time, the Town has processed several applications for secondary units bringing
the total of secondary units that have been iapproved during the time frame of the 2002-
2006 Housing Element to fourteen (14). Additionally, the inventory of available vacant
and underdeveloped lands, identifies sufficient'land to meet the Town's projected
housing production to meet its regional fair share requirements.
We trust that with these clarifications and modifications the Draft Housing Element can
be deemed adequate and can be certified. We appreciate the assistance that has been
provided by Ms. Michelle Woods in this process. If you have any questions, please
contact Deborah Ungo-McCormick at(48) 297-8763, or Debbie Pedro at(650)941-7222,
ext. 237.
Sincerely,
ncerW
Carl Cahill
Planning Director
Town of Los Altos Hills
cc: Maureen Cassingham, City Manager
Attachments: Prezone and Annexation Map
D-1 San Antonio Hills Prezoned Area Vacant and Underdeveloped Lands
D-2 Spalding/Magdalena Area Vacant and Underdeveloped Lands
6
AIMACHMENT
Town Of Los Altos.Hills April 11, 2002
Staff Report to the Planning Commission
RE: - PROPOSED DRAFT 2002 GENERAL PLAN HOUSING ELEMENTUPDATE
FROM: Carl Cahill,Planning Director
RECOMMENDATION That the Planning Commission:
1. Review and make comments on the attached Negative Declaration and attached
Initial Study; and
2. Review the attached draft 2002 Housing Element update and adopt the attached
resolution recommending approval of the General Plan amendment to the City
Council.
BACKGROUND
State Law requires every city and county to prepare a housing element that assesses
housing needs for all levels of affordability and adopts goals,policies, and programs to
achieve those needs. Pursuant to Article 10.6, Section 65583 of the California-
Government Code, all housing elements must include the following:
9 "An assessment of housing needs and an inventory of resources and constraints
relative to the meeting of those needs";
a "A statement of the community's goals,quantified objectives,and policies
relative to the maintenance,preservation, improvement, and development of
housing"; and
a "A program which sets forth a five-year schedule of action's the local government
is undertaking or intends to undertake to implement the policies and achieve the
goals and objectives of the housing element...."
As can be noted from the above requirements, the housing element is a five-year plan that
must be continuously updated to address future housing needs. Any updates and
revisions to the housing element must also be reviewed and certified by the State Housing
and Community Development Department(KCD).
The last update of the Town's Housing Element began in 1994 and resulted in a certified
housing element in 1998. The 1998 Housing Element addressed projected housing needs
for the 1996-2000 period. In order to comply with State requirements, the attached Draft
2002 Housing Element has been prepared to address the Town's housing needs through
June 30, 2006.
Planning Commission
April 11,2002 ,
Page 2
DISCUSSION
The Association of Bay Area Governments (ABAG) is charged with allocating to each
jurisdiction a share of a region's total housing need. The methodology used to allocate
the regional housing need is based on projections of a jurisdiction's contribution to the
region's growth, as measured by households and jobs. The projected need for each
jurisdiction is then distributed among all income levels. ABAG projects that Los Altos
Hills will have a relatively very small contribution to Santa Clara County's growth in the
years to come. This resulted in a relatively small projected housing need for Los Altos
Ms. It is also projected that the lion's share of the housing need will be for above
moderate income housing due to the Town's high median income. The table below
provides ABAG's regional housing need projections for Los Altos Hills by income levels.
Housing Fair Share Allocation by Income
1999-2006
Income Category Regional Fair
Share
Very Low Income 10
Low Income 5
Moderate Income 15
Above Moderate Income 53 '
Total 83
Source: 1999-2006 Regional Housing Needs Determination,Association-of Bay
Area Governments
As discussed in the attached 2002 Housing Element, records of Town-issued building
permits during 1999-2001 indicate the Town is well on its way to meeting its projected
need for above moderate income housing. .The challenge. that remains. is to provide
opportunities for lower income housing while at the same time preserving the Town's
rural character and environmental values. 'The solution recommended by the 1998
Housing Element to address lower income housing was to encourage construction of
residential second units. This resulted in a number of policies and programs in the 1998
Housing Element that were instrumental in permitting 21 new second units during 1999 '
2001. The 2002 Housing Element has carried over many of the same policies from 1998
with the intention of continuing to emphasize residential second unit development as a
means to provide lower income housing.
ATTACHMENTS
1. Resolution
2. Negative Declaration/Initial Study
3. Draft 2002 Housing Element
TOWN OF LOS ALTOS BILLS
NEGATIEVE-DECLARATION
PROJECT TITLE: 2002 Housing Element Update
PREPARED BY: Frank AbeJo,Planning Consultant
NAME AND ADDRESS OF PROJECT SPONSOR:
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, California 94022
LOCATION OF PROJECT: 27125 Taaffe Road Los Altos Hills, California 94022
PROJECT DESCREMON: One of the mandatory elements of a -general plan is a housing
element that assesses a jurisdiction's housing needs and adopts
programs, policies, and quantified objectives to accomplish those
needs. State law requires each city and county to prepare a
housing element that must be updated.every five years. The
proposed 2002 Housing Element is the statutory update of the
Town's Housing Element that was last adopted by the Town, and
certified by the State,in 1998.
FTN DING: The Town of Los Altos Hills has completed a review of the
proposed project, and on the basis of the attached Initial Study,
has determined that the proposed project could not have a
significant effect on the environment.
.A
r
3.
Cad Cahill,Planning Director Date
TOWN OF LOS ALTOS HILLS
Circulated ow.
Adopted on: M(XV 2_ 1 _2_00Z_
Exhibit"A"
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
INITIAL STUDY
In accordance with the policies regarding implementation of the California Environmental Quality Act of 1970,
this document, combined with the attached supporting data, constitutes the initial study on the subject project.
This initial study provides the basis for the determination whether the project may have a significant effect on
the environment. If it is determined that the project may have a significant effect on the environment, an
environmental impact report will be prepared which,focuses on the areas of concern identified by this initial
study.
1. Project Title: 2002 Housing Element
2. Lead Agency Name and Address: Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, California 94022
3. Contact Person and Phone Number: Carl Cahill, Planning Director 650-941-7222
4. Project Location: Town-wide.
5. Project Sponsor's Name and Address: Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, California 94022
6. General Plan Designation: The Housing Element applies to all properties within Town
limits and therefore includes all land use designations
contained in the General Plan.
7. Zoning: The Housing Element applies to all properties
within Town limits and therefore includes all Zoning
designations.
8. Description of Project: One of the mandatory elements of a general plan is a
Housing Element that analyzes housing needs and adopts
goals, policies, programs and quantified objectives to
provide for housing needs. State law requires each town,
city, and county to prepare a Housing Element that must be
updated once every five years. The 2002 Housing Element
is the statutory update of the Town's Housing Element
which was adopted by the Town and certified by the State
in 1998.
Initial Study for the 2002 Housing Element
Page 2 of 8
9. Surrounding Land Uses and Setting:
The Town of Los Altos Hills is a rural residential community with a population of 7,902. The setting of
the Towns is characterized by rural density, rolling terrain and dense vegetation.
10. Other public agencies whose approval is required:
Subsequent to the Town's approval of the Housing Element, a copy will be sent to the State Housing and
Community Development Department for review and approval.
Initial Study for the 2002 Housing Elem,—d
Page 3 of 8
FMMONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project,involving at least one
'impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
Land Use and Planning Transportation/CircuMou Public Services
Population and Housing Biological Resources Utilities and Service Systems
Geological Problems Hazards Aesthetics
H Water Noise Cultural Resources
I Air Quality Mineral and eral Recreation
Resources
Mandatory Findings
of Significance
This Initial study has been prepared in accordance with the California Environmental Quality Act Information and conclusions in
the Initial Study are based upon staff research and the Town's General Plan and Municipal Code.
RETERAHNATION
On the basis of this initial evaluation:
pct
I find that the proposed project COULD NOT have a significant effect on the environment,and a NEGGATTVE
DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment,there will not be a significant
effect in this case because the mitigation measures described on an attached sheet have been added to the project.A
NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect an the environment,,and an ENVIRONMENTAL MIPACT
REPORT is required.
I find that the proposed project MAY have a significant effect(s)on the environment,but at least one effect I)has been
adequately analyzed in an earlier document pursuant to applicable legal standards,and 2)has been addressed by mitigation
measures based on the earlier analysis as described on attached sheets,if the effect is a"potentially significant impart"or
potentially significant unless mitigated."An ENVIRONMENTAL RVIPACr REPORT is required,but it mug analyze only
the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment there WILL NOT be a
significant effect in this case because all potentially significant effects(a)have been analyzed adequately in an earlier EIR
pursuant to applicable standards and(b)have been avoided or mitigated pursuant to that earlier EIR,including revisions or
mitigation measures that are imposed upon the proposed project.
Signature Date: Al2rrl 3,,.20
Carl till,Planning Director
Initial Study for Prezoning of San Antonio Hills Area
Page 4 of 8
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
Impact Incorporated Impart hmact
L LAND USE AND PLANNING.Would the proposal:
a) Conflict with general plan designation or zoning? I [XJ
b) Conflict with applicable environmental plans or policies adopted by agencies with I I I I I 1XI
jurisdiction over the project?
c) Be incompatible with existing land use in the vicinity? I I I 17I
d) Affect agricultural resources or operations(e.g.impacts to soils or farmlands,or impacts I I I jXJ
from incompatible land uses)?
e) Disrupt or divide the physical arrangement of an established community(including a I I I 1XI
low-income or minority community)?
11. POPULATION AND HOUSING,Would the proposal:
a) Cumulatively exceed official regional or local population projections? 1XI
b) Induce substantial growth in an area either directly or indirectly(e.g. through projects in an I 1XI
undeveloped area or extension of major infrastructure?)
c) Displace existing housing,especially affordable housing? I [XI
III. GEOLOGICAL PROBLEMS.Would the proposal result in or expose
people to potential impacts involving:
a) Fault rupture? I I IX I
b) Seismic ground shaking? I M
c) Seismic ground failure,including liquefaction? I 1XI
d) Seiche,tsunami,or volcanic hazard? 13 1XI
e) Landslides or mudflows? I M
f) Erosion,changes in topography or unstable soil conditions from excavation,grading,or fill? I [X]
g) Subsidence of the land? I 1XI
h) Expansive soils? I M
i) Unique geologic or physical features? I 1X)
Initial Study for Housing Element 2002
Page 5 of 8
Potentially
significant
Potentially Unless Less Than
Significant Nfifigation Significant No
Impact Incorporated Impact I=act
IV.WATER.Would the proposal result in:
a) Changes in absorption rates,drainage patterns,or the rate and amount of surface runoff! (I I J I I IXI
b) Exposure of people or property to water related hazards such as flooding? [] [] [] IXI
c) Discharge into surface waters or other alteration of surface water quality(e.g.temperature, [] [] [] [XI
dissolved oxygen or turbidity)?
d) Changes in the amount of surface water in any water body? [J I I [I IXI
e) Changes.in currents,or the course or direction of water movements? [] [] [I [X]
f) Change in the quantity of ground waters,either through direct additions or withdrawals,or [] [] [] (XI
through interception of an aquifer by cuts or excavations or through substantial loss of
groundwater recharge capacity?
g) Altered direction or rate of flow of groundwater? {] [] I] [XI
h) Impacts to groundwater quality? [] {] I I IXI
i) Substantial reduction in the amount of groundwater otherwise available for public water [] [] I I IXI
supplies?
V.AIR QUALITY.Would the proposal:
a)Violate any air quality standard or contribute to an existing or [] [] [I [XI
projected air quality violation?
b)Expose sensitive receptors to pollutants? [] [] (] IXI
c)Alter air movement,moisture,or temperature,or cause any change [] [] [] IX]
in climate?
d)Create objectionable odors? E J (I I I [XI
VI. TRANSPORTATION/CIRCULATION. Would the proposal result in:
a) Increased vehicle trips or traffic congestion?
b) Hazards to safety from design features(e.g.sharp curves or dangerous intersections)or I J 17 I I IXI
incompatible uses(e.g.farm equipment)?
c) Inadequate emergency access or access to nearby uses? [] [] [J IXJ
d) Insufficient parking capacity on-site or off-site? [] I] (I IXI
e) Hazards or barriers for pedestrians or bicyclists? [] [I (] M
f) Conflicts with adopted policies supporting alternative transportation (e.g.bus turnouts, [] {] [] IXJ
bicycle racks)?
5
Initial Study for Housing Element 2002
Page 6 of 8
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
Irmact Incorporated Impact I=act
I
g) Rail,waterbome or air traffic impacts? [3 [] [] [X]
VII.BIOLOGICAL RESOURCES.Would the proposal result in impacts to:
a) Endangered,threatened or rare species or their habitats(including but not limited to plants, [) C 1 I J IXl
fish,insects,animals,and birds)?
b) Locally designated species(e.g.heritage trees)? [] [] [J 1XJ
c) Locally designated natural communities(e.g.oak forest,coastal habitat,etc.)? C] C J I J CXl
d) Wetland habitat(e.g.marsh,riparian and vernal pool)? C] [7 C J IXJ
e) Wildlife dispersal or migration corridors? I l C J [l [X]
VIII. ENERGY AND MINERAL RESOURCES.Would the proposal:
a) Conflict with adopted energy conservation plans? I J [J [] CX)
I
b) Use non-renewable resources in a wasteful and inefficient manner? [] I] [J [X]
c) Result in the loss of availability of a known mineral resource that would be of future value to j] [] [] [X]
the region and the residents of the State?
1X.HAZARDS.Would the proposal involve:
a) A risk of accidental explosion or release of hazardous substances (including,but not limited [] [] [] [X]
to:Oil,pesticides,chemicals or radiation?
b) Possible interference with an emergency response plan or emergency evacuation plan?
c) The creation of any health hazard or potential health hazard? [) j] I] IX]
d) Exposure of people to existing sources of potential health hazards? L] C] [] 1X]
e) Increased fire hazard in areas with flammable brush,grass,or trees? I] I] [] IX]
NOISE.Would the proposal result in:
a) Increases in existing noise levels? [] [] [] I X)
b) Exposure of people to severe noise levels? [] [] j] C X]
XI. PUBLIC SERVICES.Would the proposal have an effect upon,or result in a need for new or
altered government services in any of the following areas:
a) Fire protection? [] (] [] IX)
b) Police protection? C] I] I J IX]
6
Initial Study for Housing Element 2002
Page 7 of 8
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
act Incorporated Irnpact act
C) Schools? [l [] [] [X]
d) Maintenance of public facilities,including roads? [) [) [l IX]
e) Other governmental services? I] [I [l [Xl
XII. UTILITIES AND SERVICE SYSTEMS.Would the proposal result in a need for new systems or
supplies,or substantial alterations to the following utilities:
a) Power or natural gas? [] [) [] [X
b) Communications systems? [] [] [l LX
c) Local or regional water treatment or distribution facilities? [) [) I] [X]
d) Sewer or septic tanks? [l [l [l [X]]
e) Storm water drainage? [l [J [] [X]
f) Solid waste disposal? [] [) L) [X)
g) Local or regional water supplies? I l [7 [) [X)
XIII. AESTHETICS.Would the proposal:
a) Affect a scenic vista or scenic highway? [) [] [J IX]
b) Have a demonstrable negative aesthetic effect? [) [) [] [XJ
c) Create light or glare? [] [) [) [X]
XIV.CULTURAL RESOURCES.Would the proposal:
a) Disturb paleontological resources? I l [] [J [XJ
b) Disturb archaeological resources? [) [J [) IX]
c) Affect historical resources? [] [] [] [X]
d) Have the potential to cause a physical change which would affect unique ethnic cultural [] [J L) [X]
values?
e) Restrict existing religious or sacred uses within the potential impact area? [] [) I] XJ
XV.RECREATION. Would the proposal:
a) Increase the demand for neighborhood or regional parks or other recreational facilities? [] [l [l [X]
b) Affect existing recreational opportunities? L) [J [) [XJ
XVL MANDATORY FINDINGS OF SIGNIFICANCE.
7
Initial Study for Housing Element 2002
Page 8 of 8
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
act Incorporated T=act Impact
a) Does the project have the potential to degrade the quality of the environment,substantially
reduce the habitats of a fish or wildlife species,cause a fish or wildlife population to drop
below self-sustaining levels,threaten to eliminate a plant or animal community,reduce the
number or restrict the range of a rare or endangered plant or animal or eliminate important
examples of the major periods of California history or prehistory?
b) Does the project have the potential to achieve short-term,to the disadvantage of long-term, [] [] [j [X]
environmental goals?
c) Does the project have impacts that are individually limited,but cumulatively considerable? [] [] [] [X]
("Cumulatively considerable"means that the incremental effects of a project are
considerable when viewed in connection with the effects of past projects,the effects of .
other current projects,and the effects of probable.future projects)
d) Does the project have environmental effects which will cause substantial adverse effects on [] [j [] [Xl
human beings,either directly or indirectly?
DISCUSSION OF ENVIRONMENTAL EVALUATION
(Explanations of responses)
The 2002 Housing Element is intended to encourage ways in which future residential
development can meet the Town's housing needs until 2006. The goals, policies and programs
in the 2002 Housing Element do not specifically propose new development, and therefore will
not directly impact the environment. The environmental impacts of future residential
development, whether encouraged by Housing Element policies or occurring naturally through
infill development, will be evaluated on a project specific basis. It is likely that a majority of
future residential developments will be categorically exempted from CEQA. Lastly, it is
important to note that the 2002 Housing Element has been shaped in large part by successful
policies and programs that have been in place since the adoption of the 1998 Housing Element.
8
ATTACHMENT
Minutes of a Regular Meeting. Approved 5/9/02
Town of Los Altos Hills
PLANNING COMMISSION
Thursday, April 11, 2002, 7:00 p.m.
Council Chambers, 26379 Fremont Road
cc: Cassettes (2)#04-02
1. ROLL CALL AND PLEDGE OF ALLEGIANCE
The Planning Commission regular meeting was called to order at 7:00 p.m. in the Council
Chambers at Town Hall.
Present: Chairman Wong, Commissioners Clow, Cottrell, Gottlieb &Vitu
Staff. Carl Cahill, Planning Director; Frank Abejo, Planning Consultant; Mintze Cheng,
City Engineer; Angelica Herrera, Assistant Planner; Debbie Pedro, Assistant Planner;
Lani Smith,Planning Secretary
Also: Dan Siegel, City Attorney Representative
2. PRESENTATIONS FROM THE FLOOR-none
3. PUBLIC BEARINGS
3.1 MANDATORY UPDATE OF THE HOUSING ELEMENT OF THE GENERAL
PLAN AND NEGATIVE DECLARATION. One of the mandatory elements of a
General Plan is a Housing Element that analyzes housing needs and adopts goals,
policies,.programs and quantified objectives to provide for housing needs. State
law requires each town, city, and county to prepare a Housing Element that must
be updated once every five years. The 2002 Housing Element is the statutory
update of the Town's Housing Element which was adopted by the Town and
certified by the State in 1998. The Housing Element Update is subject to CEQA
and an Initial Study and Negative Declaration has been prepared for public review
and comment.
The Planning Director introduced this item by introducing the Planning Consultant, Frank Abejo,
who completed the Housing Element update. Mr. Abejo provided the generals facts and
processes for the Housing Element update. He commented on the Negative Declaration which
indicates, "no significant impacts". Commissioner Gottlieb commented on the phrase "married
couple family", "Labor Force" and "Land Cost" (which needs to be updated). Discussion ensued
regarding the Los Altos Hills County Fire District, driveways, water usage and consumption,
gross acreage and minor corrections to the document.
Planning Commission Minutes Approved 5/9/02
April 11, 2002
Page 2
OPENED PUBLIC HEARING
Dot Schreiner, 14301 Saddle Mount Drive, felt the chart on page 17 regarding "rent" appeared to
be low and may need to be updated.
Bob Stutz, 25310 Elena Road, provided information regarding the Fire District programs.
CLOSED PUBLIC HEARING
Commissioner Vitu thought staff did an excellent job on the Housing Element update.
Commissioner Clow had provided a memo indicating there was nothing in the Policy section
relating to wildfires even though in an earlier section it was noted that 15 housing units were lost
to fire in 1985. He suggested a Policy bullet as item IX, Prevent loss of housing units due to
wildland fire which cost Los Altos Hills 15 housing units in 1985, and cost the Oakland Hills
3000 units in a similar setting in 1991. Discussion ensued regarding related policy statements.
#1 Policy: Promote undergrounding of power lines in area at high risk for wildland fire to
mitigate relatively high fire danger in these areas. Pr-egfam Policy: Sample language by staff-
develop public education, flyers and brochures in regards to hazards of overhead utilities.
Policy: Cooperate with Fire Department on brush removal efforts. Policy: Cooperate with
Purissima Water Department on hydrant upgrades.
MOTION SECONDED, AMENDED AND PASSED: Motion by Commissioner Clow and
seconded by Commissioner Cottrell to adopt the resolution recommending approval of the
General Plan amendment to the City Council with the previously noted addition (IX), and the
Negative Declaration and Initial Study.
AYES: Chairman Wong, Commissioners Vitu, Gottlieb, Clow &Cottrell
NOES: None
This item will be scheduled for a City Council public hearing
3.2 THE PROJECT CONSISTS OF AN AMENDMENT TO THE TOWN
GENERAL PLAN PATHWAY ELEMENT MASTER PATH PLAN OF 1981
DELETING A LOCAL OFF-ROAD PATH ROUTE AND VACATION OF A
PUBLIC OFF-ROAD PATH EASEMENT (NOT OPEN FOR PUBLIC USE)
LOCATED AT 27125 TAAFFE ROAD, LANDS OF CARSE.
This item was introduced by the Planning Director by providing information regarding the
previous public meeting and the preparation of the Negative Declaration & Initial Study
regarding amending the General Plan Master Path Plan request for vacation of path easement,
Lands of Carse. He further commented on a letter from Les Earnest regarding the Deer Creek
trail.
OPENED PUBLIC HEARING
ATTACHMENT
Town Of Los Altos Hills May 2, 2002
Staff Report to the City Council
RE: PROPOSED DRAFr 2002 GENERAL PLAN HOUSING ELEMENT UPDATE
FROM: Carl Cahill,Planning Director
Approved By: Maureen Cassingham, City Manager
RECOMM[ENDATION That the City Council:
1. Approve the attached Negative Declaration and attached Initial Study; and
2. Approve the attached draft 2002 Housing Element Update.
BACKGROUND
On April 11, 2002, the Planning Commission voted 5-0 to recommend that the City
Council approve the draft 2002 Housing Element. Planning Commissioner Eric Clow
requested that one additional policy be added that would promote public education
regarding the benefits of undergrounding utilities in areas with high potential for wild
fires. This policy is on page 45,under Goal VIII.
The Planning Commission staff report is attached and contains additional information on
the General Plan Housing Element update process. Staff is available to answer any
questions that the City Council or public may have.
ATTACHMENTS
1. Resolution approving 2002 Housing Element
2. April I Ph, Planning Commission Staff Report including attached Negative
Declaration/Initial Study
3. Draft 2002 Housing Element
ATTACHMENT 6-
Minutes of a Regular Meeting
May 2, 2002
Town of Los Altos Hills
City Council Regular Meeting
Thursday,May 2, 2002, 6:00 P.M.
Council Chambers,26379 Fremont Road
1. CALL TO ORDER AND ROLL CALL
Mayor Pro Tem Fenwick called the Regular Meeting of the City Council to order at 6:00
p.m. in the Council Chambers at Town Hall.
Present: Mayor Pro Tem Fenwick And Councilmembers Cheng,Finn and
O'Malley
Absent: Mayor Casey
Staff- City Manager Maureen Cassingham, City Attorney's office Dan
Siegel, Planning Director Carl Cahill,City Engineer/Director of
Public Works Mintze Cheng and City Clerk Pat Dowd
Press: Liz Cloutman,Los Altos Town Crier
2. APPOINTMENTS AND PRESENTATIONS
3. PLANNING COMMISSION REPORT
4. CONSENT CALENDAR
Item Removed: 4.1 —minutes regular meeting(Fenwick)
MOTION SECONDED AND CARRIED: Moved by Finn, seconded by O'Malley and
passed unanimously by all members present to approve the balance of the Consent
Calendar, specifically:
4.1 Approved Minutes: April 18, 2002 (Special Meeting)
4.2 Approved Warrants: $230,464.08 (4/11/02—4/23/02)
4.3 Approved agreement with BMI Imaging Systems for Document
Scanning Services—Reso#50-02
4.4 Concurred with Fast Track Application approved by the Planning
Director: request for a second story addition, Lands of May,26810 St.
Francis
May 2, 2002
Regular City Council Meeting
4.5 Concurred with Fast Track Application approved by the
Planning Director: request for a major addition, Lands of Mielke,
25026 La Loma Drive
4.6 Issued Proclamation: Eagle Scout Chris Metcalfe
4.7 Issued Proclamation: Eagle Scout Christopher Seifert
4.8 Awarded contract for Phase 11 Street Rehabilitation Project; adopted
resolution approving and authorizing execution of an agreement
between the Town of Los Altos Hills and James G. Boyle for
construction inspection services—Resolutions#51-02 and#52-02;
approved a project contingency fund of$100,000; and authorized the
City Manager to approve potential contract change orders within said
fund
Item Removed:
4.1 Approval of Minutes: April 18,-2002
MOTION SECONDED AND CARRIED: Moved by Finn, seconded by O'Malley and
passed unanimously by all members present to approve the minutes of the April 18,
2002 Regular City Council Meeting with the following corrections: page 2, Item 3, last
sentence change "Cahill" to "Cottrell"; and page 4, Item 4, change references to LLTF
to Municipal Code and Policy Review Committee.
5. UNFINISHED BUSINESS
5.1 Update on Mayor's Goals
1) Break ground for a new Town Hall funded by resident donations.
The proposed parking area had been increased from 44 to 52 spaces and
discussions were ongoing with the architect on this project.
2) Complete the building and planning fee study and revise fees in accordance
with State law.
The revised fee study would be brought back to Council at their 5/16/02 meeting
and would include a-report from the City Attorney on State Law requirements for
establishing fees.
3) Implement a Resident Customer Satisfaction Survey Program.
This survey was implemented by the Planning Department on September 1, 2001.
Surveys received will be provided to Council with each Council packet.
May 2, 2002
Regular City Council Meeting
2
4) Complete an analysis of all Town codes, policies and ordinances for
consistency,relevance and conformance with the General Plan.
The Municipal Code and Policy Review Committee made a presentation of their final
report to the Planning Commissior;pn April 11, 2002 regarding house siting, colors,
landscaping and outdoor lighting and this presentation was continued to the May 9th
Planning Commission Meeting.
5) Have broadband Internet access available to all residents
Pac Bell remains on schedule to complete Project Pronto,their DSL project serving
Los Altos Hills, by the end of this year. The first of their two gateways (vaults)has
been completed and it serves 972 homes. The second gateway will serve 1,343
homes for a total of 2,315 residences and it will be in service on or before
December, 2002.
6) Adopt and implement a town pathway policy which includes a specific
five- year program for the new construction of along side the road paths
and a plan which improves the maintenance and materials of current town
pathways-
DuBose Montgomery, Chairman of the Pathways Committee, gave Council an
overview of the committee's review of the pathways map. He noted that lengthy
meetings had been held on April 1701 and 25th at which each pathway was
reviewed. Recommendations were then made by the committee.
Council agreed that a Public Hearing on the new path map would be scheduled for the
June 6h Council Meeting. At the 5/2/02 meeting Council would be approving the
wording for the Town-wide mailing on this issue.
7) Complete the review of setbacks and height limits and revise town
ordinances accordingly.
A public hearing was scheduled for the 5/9/02 Planning Commission Meeting and
this issue would be scheduled for a public hearing at the June 20th City Council
Meeting.
8) Continue to explore alternatives to underground all utilities in Los Altos
Hills.
The suggestion was made and Council agreed that a study session should be held to
discuss specifically what Council wanted to do regarding the issue and what they
wanted to present to the voters. Per the Election Calendar,Council had until
May 2, 2002
Regular City Council Meeting
3
August to make these determinations. In preparation for this meeting a sub-
committee of the Council was named (Fenwick and O'Malley) to discuss this issue
and bring a report back to the Council. Included in this report would be a list of
definition of terms to be presented to the voters.
9) Adopt a plan for the highest and best use of town property for all town
residents. (Los Altos Hills owns 27 parcels totaling 168.04 acres of
unused and/or underutilized property.)
A Special Meeting of the City Council and Finance/Investment Committee and
Parks and Recreation Committee was held at 5:00 p.m. on April 18th to discuss
Town-owned properties. The discussion focused on the following properties:
Westwind Barn, Byrne Preserve, O'Keefe and Story Hill/Page Mill. It.was agreed
that 0''Malley would contact the Nature Conservancy to see if moving Westwind
Barn onto the Preserve would be in accordance with their restrictions on the
property. Regarding the O'Keefe property it was noted that discussions were
ongoing with Caltrans regarding the quitclaim deed. Council directed staff to
obtain an appraisal on the Story Hill property and also directed the City Attorney to
prepare a report on the restrictions and process for selling Town land.
10) Approve a five-year capital spending budget to assure the infrastructure
of the Town is sound.
Completed
An additional goal was added:
11) Joint Meeting of the City Council and Planning Commission
A Joint Meeting of the City Council and Planning Commission was conducted on
Thursday, December 6th at 6:00 p.m. This meeting was a Study Session to review
planning issues.
12) Data Base for Emergency Emails
The City Clerk reported this contact program was currently on her computer, the City
Manager's computer and would also be placed on a computer in the Heritage House.
Presently the computer consultant was developing the instructions for implementing
this program.
Council agreed that another mailing would be done to see if additional residents were
interested. It was also agreed that the new Emergency Preparedness Committee would
review this contact program to determine exactly what kind of emergencies constituted
an emergency.
May 2, 2002
Regular City Council Meeting
4
The City Manager reported that the first meeting of the Emergency Preparedness
Committee was scheduled for 5/6/02. .
5.2 Adoption of resolution on standing committees—Reso
PASSED BY CONSENSUS: To make the following changes to the resolution on the
Standing Committees and to direct the City Attorney to amend the resolution
accordingly and bring it back at the 5/16/02 meeting for approval:
Section 4(a): add: "Once the Standing Committee has established a time and a place
for its regular meetings, the Standing Committee shall request the City Council to
approve the time and place of the regular meeting."; "The agenda shall be set by the
Chairperson, but upon request of any Standing Committee member an item shall be
placed on the agenda."; and "Special Meetings of a Standing Committee may only be
called by the Standing Committee Chairperson, Mayor or City Manager and must be
called in accordance with the Ralph M. Brown Act."
Section 4(b) add: "The Standing Committee at its first meeting in July of each year
shall elect by a simple majority of the members present a Chairman, Vice-Chairman
and Secretary and other such officers as the committee deems advisable."; "At any
other meeting an officer may be replaced. However, at any meeting other than the first
regular meeting in July, a vote of the majority of the Standing Committee is necessary
to replace or elect an officer."
John Harpoothan, 26435 Anacapa, commented that there were Council liaisons to the
Town Committees and he suggested using these liaisons more effectively.
5.3 Update on Little League No Parking Suspension
The City Manager reported that the most recent report from the Sheriff's Department
indicated that there had been no problems with parking at the little league fields during
the last two week trial period of suspending the no parking restrictions on Purissima.
She did note that they were recommending sealing and restriping the current parking
areas at the ball fields to maximize the available area for parking.
Ben Gikis, representing Little League, reiterated their request for extra parking. He
noted that they were entering a very busy time of year and needed the extra parking.
They were encouraging the little league parents who were members of the Fremont
Hills Country Club to use that parking for little league events but they also needed the
extra parking on Purissima. He noted that there had not been any problems with the
waiver of the no parking restrictions.
PASSED BY CONSENSUS: To authorize the City Manager to allow the continuation
of the no parking waivers through June 15th unless safety issues were raised. The City
Manager was also authorized to continue working with the Sheriffs Department and
Little League on a mutually agreeable solution to this problem.
May 2, 2002
Regular City Council Meeting
5
6. NEW BUSINESS
6.1 Request for approval of transfer of control for cable franchise from
AT&T Broadband to AT&T Comcast Corporation — Resolution
4
The City Manager reported that the Town had received a letter dated 2/25/02 from
AT&T Broadband. It was noted in this letter that AT&T Corporation, the parent
corporation of AT&T Broadband, and Comcast Corporation had announced their
intention to combine their cable systems into a new public company, AT&T Comcast
Corporation. The correspondence also included a formal request for any Town consent
that might be required by the franchise or applicable law. The Town had engaged
Telecommunications Management Corporation, at the franchisee's expense, to
evaluate this request. Tele'commumcations Management Corporation and Town staff
concluded, in part, that the current franchisee, AT&T Broadband, was, to the extent
known, in compliance with the existing franchise and had requested no changes to the
existing franchise agreement. In addition, AT&T Comcast appeared to be qualified to
operate the Town's cable system.
MOTION SECONDED AND CARRIED: Moved by O'Malley, seconded by Cheng
and passed unanimously by all members present to approve the request for transfer of
control of the present AT&T Broadband Cable Franchise with the Town of Los Altos
Hills to AT&T Comcast Corporation and to adopt Resolution #53-02 giving consent
to change of control and internal restructuring.
6.2 Approval of Parks and Recreation Position
Patty Radlo, Co-Chairman of the Parks and Recreation Committee, stated that if there
was to be any chance of growth in the recreation programs offered in the Town a
restructuring was needed. The committee had a lot of good ideas but they did not have
the time to put them in place. Mrs. Radlo also asked Council to consider adding a
qualification to the job description that would state the successful applicant had
experience in researching and writing grant proposals for recreational opportunities.
Finn did not see that grant writing should be in the job description as he believed this
was the City Manager's responsibility. He also stated that when they had originally
discussed this opportunity he had not had in mind a full-time job paying $59,640
including benefits. He questioned why this level of position was needed.
The City Manager noted that Council had approved an hourly position person to assist
the Parks and Recreation Committee with their programs but this was not enough
assistance for the members on the committee. They really wanted to see the recreation
programs expanded and take on an advisory role.
May 2, 2002
Regular City Council Meeting
6
MOTION SECONDED AND CARRIED: Moved by Cheng, seconded by Finn and
passed unanimously by all members present to approve the Parks and Recreation
Committee's recommendation of the position classification and position description
for a Recreation Program Coordinator; to establish a salary range #118 for same in the
Town's Salary Schedule effective July 1, 2002; to direct the allocation of Town
General Funds for the total compensation costs for this full-time position beginning
July 1, 2002; and to authorize staff to immediately initiate the recruitment process to
fill the position as soon as possible.
6.3 Approval of wording for the 6/6/02 public hearing notice on update of
the off-road pathway plan
Nancy Ewald, member of the Pathways Committee, asked why the map did not include
the path easements that the Pathway Committee recommended by eliminated. She
thought that some might want to keep the paths being recommended for deletion and felt
that it was important to show existing pathways.
DuBose Montgomery, Chairman of the Pathways Committee, explained the approach the
Pathways Committee had taken at their meetings on review of the pathways map. They
looked at several different types of paths including off-road, on-road, suggestions for
removal of paths and addition of paths, existing off-road paths with easements and
existing off road pathway easements without paths. Mr. Montgomery suggested that for
purposes of clarification it might be better to include two maps in the Town-wide mailing
to show all the detailed information.
MOTION SECONDED AND CARRIED: Moved by Finn, seconded by O'Malley and
passed unanimously by all members present to approve the following wording for the
Town-wide mailing on the pathways issue:
`On Thursday, June 6th, 2002, at approximately 6:30 p.m., at Congregation Beth
Am 26790 Arastradero Rd, Los Altos Hills, the City Council will review the
Pathway Committee's recently completed recommendations for updating the Town
Master Path Map.
The current Master Path Map is 21 years old. The 1996 General Plan Pathway Element
calls for a new map to be developed by the Pathways Committee and approved by the
City Council. An up to date Master Path Map is vital to preserving the Town's path
system. The Master Pathway Map is intended to diagram a comprehensive path system
that is feasible to construct and complete, sensitive to changing community needs and
respects the privacy of individual residents.
The Pathway Committee spent a considerable number of hours reviewing the 1981
Master Path Map and formulating recommendations. The Pathway Committee worked
with Town staff and a nationally acclaimed trailways consultant who walked virtually the
entire Town pathway system and recorded his observations for the benefit of the Pathway
Committee's review.
May 2, 2002
Regular City Council Meeting
7
The Pathway Committee found that some future off-road pathway routes identified on the
1981 Master Path Map including those with existing easements would not be necessary or
practical to ever construct due to significant impacts on the privacy of adjacent residents,
redundancy in terms of function and steep terrain that would be unsafe or difficult to
traverse. Existing off-road pathways open for public use and existing roadside
pathways shall continue to be maintained by the Town. There is no proposal to
eliminate any part of the Town's pathway system that is now open for public use.
The Pathway Committee also identified some locations for new off-road trails that would
facilitate off-road trail use and not impact the privacy of adjoining property owners.
Enclosed is a copy of the 2002 Master Path Map update as recommended by the Town
Pathway Committee. This map also shows the current pathway system. The Council
requests that all residents carefully review the enclosed pathway map and legend
and attend the June 6th Study Session in order to I provide input on the future
pathway needs of the Town. If you are unable to attend the meeting, please forward
your written comments to the attention of the City Clerk at Town Hall, 26379 Fremont
Road, Los Altos Hills, CA 94022, or e-mail comments to: j2dowd@losaltoshJIl.ca.gov.'
PASSED BY CONSENSUS: Council agreed that the map should include the paths
recommended for deletion by the Pathways Committee. The preference was for only one
map to be mailed Town-wide showing all the information but if it was not possible to do
this in a clear manner then two maps would be sent.
6.4 Set dates for Budget Study Sessions
PASSED BY CONSENSUS: Council agreed to hold the public hearing on the budget
for FY2002-03 at their June 2 meeting. They also agreed that the Administrative
Services Director would distribute the draft budget to the Finance/Investment
Committee for their comments and also to Council for comments but there would be
no study session scheduled on this issue. Council further agreed that the July 4, 2002
Council Meeting would be cancelled.
Cheng and Finn noted that they were available at 8:30 a.m. on Friday, May 10th to
meet with the. City Manager to discuss the lease with the Purissima Hills Water
District.
7. REPORTS FROM COMMITTEES, SUB-COMMITTEES, AND
COUNCILMEMBERS ON OUTSIDE AGENCIES
7.1 Parks and Recreation Committee
Cheng reported that the Earth Day held at Westwind Barn on April 21st was a huge
success. 500-600 people had attended. Cheng also reminded everyone that the Los
Altos Hills Pathways Run/Walk was scheduled for May I Vh.
May 2, 2002
Regular City Council Meeting
8
7.2 North County Library Authority
Cheng reported that she had attended a recent meeting at which the proposed budget
was discussed and a copy of this budget would be given to the Administrative Services
Director for her review and comment.
7.3 Santa Clara Valley Water Commission
O'Malley stated that at a recent meeting a discussion was held on the repairs needed to
Hetch Hetchy and the legislation being proposed to address these problems. O'Malley
stated the Town's needed support of these legislative bills as this was a serious
problem and could have negative consequences on the Town's water supply if not
addressed.
7.4 Emergency Communications Committee
Fenwick reported that a VHF (very high frequency) repeater had been installed in the
Town. This repeater provided for better emergency communications in the Town as
well as with outside agencies.
8. STAFF REPORTS
8.1 City Manager
8.2 City Attorney
8.3 City Clerk
8.3.1 Report on Council Correspondence
9. COUNCIL-INITIATED ITEMS
10. PRESENTATIONS FROM THE FLOOR
Alan Bien, 26540 Conejo Court; Chris Bien, 26540 Conejo Court; and Ann Hubbell,
26530 Conejo Court each addressed the Council concerning the proposed new Town
Hall project. They stated that they appreciated the meeting that had been held with
Mayor Pro Tern Fenwick and the City Manager on the proposed new Town Hall but
they wanted to be included in the process for this project. Their concerns included the
ingress/egress off Fremont Road and safety. They also wanted to be sure the Town
followed the planningibuilding processes required for other projects in Town.
11. PUBLIC HEARINGS
11.1 Approval of draft 2002 Housing Element Update and negative declaration—
Reso 9
May 2, 2002
Regular City Council Meeting
9
The Planning Director noted that this Housing Element represented an update to the
Town's 1998 Housing Element. The Town had successfully implemented a number of
the programs outlined in the 1998 Element and the success of these programs had
resulted in the following: developing 27 new residential second units since 1998;
expediting the development review process for second units; and providing financial
support for local nonprofits and organizations that provide special housing needs for
the Town and the region.
MOTION SECONDED AND CARRIED: Moved by Finn, seconded by Cheng and
passed unanimously by all members present to adopt Resolution#54-02 amending the
General Plan and adopting the Housing Element of 2002.
12. ADJOURNMENT
There being no further new or old business to discuss, the City Council Meeting was
adjourned at 7:45 p.m.
Res7sectfully submitted
Patricia Dowd
City Clerk
The minutes of the May 2, 2002 Regular City Council Meeting were approved at the
May 16, 2002 Regular City Council Meeting.
May 2, 2002
Regular City Council Meeting
10
ATTACHMENT 5
TOWN OF Los ALTOS KILLS May 15, 2003
Staff Report to the City Council
RE: RESPONSES TO COMMENTS TO HCD LETTER REGARDING DRAFT 2002
HOUSING ELEMENT
FROM: Carl Cahill,Planning Director
APPROVED FOR SUBMITTAL: Maureen Cassingham, City Manager
RECOMMENDATION That the City Council:
I Review the Responses to Comments Letter to the Department of Housing and
Community Development(HCD) and revised Draft Housing Element; and
2. Direct staff to forward the Responses to Comments Letter and revised Draft
Housing Element.
BACKGROUND
A Draft 2002 Housing Element was forwarded to the State Department of Housing and
Community Development (HCD) for review and comments in Spring 2002. HCD staff
completed its review and forwarded comments to the Town Manager in July, 2002. The
Town staff proceeded to prepare responses to comments, including the update of the 1994
Secondary Unit Survey and the update of the Vacant and Underdeveloped Lands
Inventory. The Secondary Unit Survey was mailed to all property owners within Town
boundaries and was completed in Fall 2002. A subcommittee was appointed by Town
Council to review and forward to Town Council recommended modifications to address
the HCD Letter of Comments. The subcommittee met in March 2003 to discuss responses
to comments and provide direction to staff on recommended revisions to the draft
Housing Element.
DISCUSSION
The Town continues to rely primarily on the Secondary Unit Program to meet its regional
fair share of housing needs. ABAG has adjusted the Town's regional fair share allocation
to more closely reflect the residential (non-employment generating) character of the
Town. The Secondary Unit Survey served to verify that the Second Unit Program is a
source of affordable, rental housing for the community. Further, based on the rate of
construction of secondary units between 1998 and 2002, it is anticipated the Town can
potentially meet its regional fair share for the 1999 — 2006 timeframe of the current
Housing Element through this program alone. However, the HCD staff has pointed to
several other major areas that need to be addressed to consider the Housing Element
adequate for certification in accordance with State Housing Law.
The following describes areas that need to be addressed in the Housing Element with a
description of specific programs that are recommended by the Housing Subcommittee:
City Council
Responses to HCD Letter
2002 Housing Element Update
May 15,2003
Page 2 of 4
• Density Bonus Program (Government Code Section 65915) - requires that all
jurisdictions provide a mechanism for density bonus to facilitate the development of
senior and affordable housing.
California Gov. Code 65915 provides that a local government shall grant a 25
percent density bonus and one additional incentive to any development that
includes "at least (1) 20 percent of the total units of a housing development for
lower income households or...(3) 50 percent of the total units of a housing
development for qualifying residents as defined in Section 51.2 of the Civil
code" (Section 51.2 refers to and defines "senior.") When and if a developer
proposes a development that meets the requirements of Gov. Code 65915(b)(1)
and (3) above, the.Town must adopt an ordinance to "either (1) grant a density
bonus" of at least 25 percent "and at least one of the incentives identified in
5 15 or 2 provide other incentives of equivalent financial valued
Section 6 9 ) q
�) ( P
based upon the land cost per dwelling unit." Incentives identified in Section
" 1 A reduction in site development
65915(h) include, among other things, ( ) p
standards of zoning code requirements or architectural design requirements..."
"The Town shall adopt standards and design guidelines to ensure that any and
all units constructed under the density bonus will be consistent with the
character of the neighborhood". Program 15 has been added which proposes that
the Town amend the Zoning Ordinance to provide for a density bonus program.
• Group Homes (California Health and Safety Code Sections 1267.8, 1566.3 and
1568.0831). - requires provides that a residential care facility (defined as a facility
serving six or fewer persons) is a residential use and must be permitted wherever
residential uses are allowed. Similarly, California Government Code Section
65583(c) (1) also requires provisions for transitional housing.
The number of households occupied by at least one elderly resident was 13% of
the population (many of these homes have more than one elderly resident). In
2000, the number has increased to 17% of the population. The proportion of
elderly is expected to grow, and housing for the elderly will be a continuing
concern in Santa Clara County. Although many elderly can continue to live in
their own homes, particularly if structural modifications are made to help them
cope with the disabilities that accompany aging, there will nevertheless be an
increasing demand for specialized care facilities. Program 28 proposes
amending the Zoning Ordinance to allow board and care facilities for six or
fewer residents and transitional housing. This will allow for transitional housing
and provide opportunities for some long-term Los Altos Hills residents who can
no longer remain in their homes to continue living in Los Altos Hills.
• Variety of Housing types (Government Code Section 65583 (c)(1) -requires that
localities facilitate and encourage a variety of housing types. Examples of such
programs include enhanced density bonus programs, affordable overlay zones and
collaboration with nonprofit groups.
Council
City Co ,
Responses to HCD Letter
2002 Housing Element Update
May 15,2003
Page 3 of 4
Programs 8 proposes the annexation of the area known as the Spalding
Avenue/Magdelena Ave. neighborhood, which includes 95 lots including 40
lots that are one quarter of an acre in size or smaller, and amending the
ordinance to provide for appropriate standards, as needed. This is an existing
neighborhood that, when annexed, would not change the make up of an
existing area or community. However, because it contains lots of one-quarter
acre or less can provide greater housing variety at higher densities than
currently are allowed in the Town of Los Altos Hills. It is anticipated that this
area would be pre-zoned with a Planned Development designation to allow
development and remodeling within the existing lots of less than an acre.
Program 9 proposes modifying the zoning ordinance to change the allowable
uses in institutional uses (i.e. Fremont Hills Country Club, Packard
Foundation, Westwind Barn) to include the provision of housing for
employees. Such institutions will be able to create opportunities for a small
number of employees, of these institutions to live on-site in Los Altos Hills.
This will help in the creation of a different form of affordable housing in Los
Altos while helping in the reduction of commute traffic.
In addressing HCD comments, staff researched communities such as Hillsborough,
Atherton and Monte Sereno because they are of similar economic and topographic
make up as Los Altos Hills. Hillsborough and Monte Sereno have adopted similar
programs (as well as relying significantly on their Second Unit Program) and their
Housing Elements have been certified by HCD.
• Incentives for production of Second Units —The HCD letter refers to the Town's
failure to implement economic incentives for the production of second units.
The Housing Element has been clarified to address how incentives such as an
expedited process has been implemented and how reduced fees would serve as
better incentives over creating and in-lieu fee to help fund second units.
Additionally, the subcommittee recommends a program that would waive the
housing fee for second units.
• Action Plan (Government Code Section 65583(c) - requires a five-year schedule
of actions to implement policies and achieve goals and objectives of the housing
element.
An action plan has been added to the Goals and Policies Section of the
Housing Element that includes timing for implementation, responsible agency
and Quantifiable Objectives,were applicable.
City Council
Responses to HCD Letter
2002 Housing Element Update
May 15,2003
Page 4 of 4
CONCLUSION
The City Council must review the attached revised Draft Housing Element and provide
direction to staff. Based on this, staff will modify the document as needed and forward it
to HCD for review.
Staff is available to answer any questions that the City Council or public may have.
ATTACHMENTS
• HCD Comments Letter of July 2002
• Revised Draft Housing Element
ATTACHMENT
PASSED BY CONSENSUS: Councilmembers Kerr and O'Malley will attend the study
session with the Finance and Investment Committee. Minutes from the meeting will be
included in the June 19, 2003 City Council Meeting agenda packet.
7. REPORTS FROM COMMITTEES, SUB-COMMITTEES, AND
COUNCILMEMBERS ON OUTSIDE AGENCIES
Mayor Fenwick reported that he attended the Emergency Communications Committee
Meeting. There were seventeen licensed radio amateurs in attendance. The Committee is
still discussing their options for emergency attire -jackets versus vests.
Mayor Pro Tem Cheng reported that she attended the Library Commission Meeting. The
Town of Los Altos Hills has a vacancy for a representative member on the Commission
and she would like to see the Town continue to advertise and seek a member for the
Commission. Cheng added that the library is investigating a "teens only" section. This
has proven quite successful in other cities.
Mayor Pro Tem Cheng also attended the VTA Policy Advisory Committee. Cheng noted
that most services that are provided by the VTA are not applicable to the Town.
Councilmember O'Malley reported that he attended the Information and Technology Ad-
Hoc Committee. The committee is developing a three year plan for major IT purchases
and recommendations for the Town. There will be a quarterly spending plan designed for
the first year and annually after the first year. The goal is to have the plan ready for the
Council at their June 19, 2003 City Council Meeting.
7.1 Housing Element Report(Housing Element Sub-Committee)
Mayor Fenwick noted that he and Mayor Pro Tem Emily Cheng, former Planning
Commissioner Dot Schreiner and former Mayor Elayne Dauber comprised the Housing
Element Sub-Committee. He requested staff introduce the Housing Element report.
Carl Cahill introduced the Housing Element consultant Deborah Ungo McCormick, who
would present the staff report and recommendations of the Housing Element Sub-
Committee to Council.
Ms. Ungo-McCormick presented an overview of events for the Council as background to
this evenings report. She explained that a Draft Housing Element was sent to the State
Department of Housing and Community Development (HCD) in Spring 2002 for review
and comments. HCD completed its review and forwarded comments to the Town
Manager in July, 2002 outlining the areas they felt were deficient. The Town staff
proceeded to prepare responses to the comments, including the update of the 1994
Secondary Unit Survey and the update of the Vacant and Underdeveloped Lands
Inventory to better describe the constraints. The Secondary Unit Survey was mailed to
all Town residents and was completed in Fall 2002. The survey attempted to identify the
number of secondary units within the Town and how these units are being used. The
Town's Housing Element continues to rely primarily on the Secondary Unit Program to
meet its fair share of housing needs. Ungo-McCormick noted the ABAG number that
7 City Council Meeting Minutes
May 15,2003
needed to be meet in the previous period for the Housing Element was 170 units. Just
recently, ABAG reduced the number to 83 secondary units, which is a more closely
indicative number for a bedroom community. Based on the rate of construction of
secondary units, it is anticipated that the Town can meet its fair share of housing through
this program alone.
Town staff met with HCD in December, 2002 to review their findings and there were still
several issues that HCD felt needed to be addressed to consider the Housing Element
adequate for certification.
The Housing Element Sub-Committee was formed by the Council in April 2003 and met
in March 2003 to review and forward to Council recommended responses to address the
issues in the HCD Letter of Comments.
Ungo-McCormick'noted that the areas that needed to be addressed and the specific
programs recommended by the Housing Element Subcommittee included: (1) Density
Bonus Program—this is a State requirement and language must be adopted by the Town
and included in the Zoning Ordinance to provide a mechanism for a density bonus
program should it occur; (2) Group Homes — requires that a residential care facility
serving six or fewer persons is a residential use and must be permitted and the
recommendation is to amend the Zoning Ordinance to allow board and care facilities for
six or fewer residents; (3) Secondary Unit Program — recommendation to find greater
incentives for residents to build second units including an expedited process and waving
the housing fee for second units; and, (4) Variety of Housing Types — requirement is
primarily to slanted towards rezoning to higher density.
Ungo-McCormick explained that providing a variety of housing types is the most
difficult requirement for the Town to address. Staff looked to communities such as
Hillsborough, Atherton and Monte Sereno that are similar economically and
topographically to see what programs they have adopted to meet State requirements.
These communities rely significantly on their Second Unit Programs and have also
looked to programs of annexation of smaller communities with smaller lots within their
Sphere of Influence for higher density housing. Another mechanism that is used to
provide a variety of housing types is to allow caretaker or employee units within
institutions. This allows mixed use with a residential component within the community.
The Housing Subcommittee recommends the use of these programs and forwards them to
the Council for their consideration.
Ungo-McCormick concluded her presentation by noting that these programs have been
incorporated into a five-year action plan to implement policies and achieve goals and
objectives of the Housing Element.
Dot Schreiner, 14301 Saddle Mountain Drive, Housing Subcommittee resident member,
stated that she believes the updated version that is being forwarded to the State is
reasonable. The State requires the Town provide a variety of housing types and she
particularly approves of the program that permits caretaker units on institutions, such as
Westwind Barn and Beth Am. Schreiner noted that this could be small in number but
would help to meet the Town's mixed useage and affordable housing requirements. The
8 City Council Meeting Minutes
May 15,2003
annexation of areas in the Town's Sphere of Influence will also be beneficial. Schreiner
added that the density bonus requirements were the most perplexing to her. It is a State
mandated program and by placing a mechanism in place to provide the bonus will
hopefully meet the requirement. Schreiner expressed her dissatisfaction that the State
does not let the Town count and have credit for the number of residents on the Poor
Clares site because this is definitely low-income.
Mayor Pro Tem Cheng asked that the letter written to HCD include language regarding
the Poor Claires and the numbers of low-income residents that reside at the monastery.
Deborah Ungo-McCormick added that the information is included in the body of the
Element.
MOTION SECONDED AND CARRIED: Moved by O'Malley, seconded by Cheng and
passed unanimously to adopt the recommendations of the Housing Element
Subcommittee and consultant Deborah Ungo-MCCormick and prepare the response as
indicated.
Councilmember O'Malley thanked Mayor Fenwick, Mayor Pro Tern Cheng, Dot
Schreiner and Elayne Dauber for their work on the Housing Element, noting that it was a
very formidable document.
Planning Director Carl Cahill thanked staff member Debbie Pedro for her work on the
project.
8. STAFF REPORTS
8.1 City Manager
City Manager Maureen Cassingharn reported on the Special Meeting of the League of
California Cities General Assembly in Sacramento. It was an historic event, the first
Special Meeting of the League's General Assembly. It was convened due to the
seriousness of the State budget crisis. With 240 cities represented, a resolution was
approved by an overwhelming majority to assist the State with the budget crisis on a one
time basis in exchange for a ballot measure on the next election with a Constitutional
amendment that would restructure the State's finances and restrict them from coming
back to the cities for revenues unless they can confirm a fiscal crisis that is affirmed by a
2/3 vote of the Legislature. She will forward a copy of the adopted Resolution to the City
Council upon receipt.
The City Manager introduced Jimmy Forbis, Parks and Recreation Supervisor to Council
noting that he was there at the request of Councilmember Kerr for an update on his
activities.
8.1.1 Report from Parks and Recreation Supervisor Jimmy Forbis
Parks and Recreation Supervisor Jimmy Forbis presented Council with an overview of
projects since he has joined the Town staff. He has organized a Parks and Recreation
office in the Heritage House that serves the community as a central -location for
registration for various activities. Forbis updated the Town's website to include all
9 City Council Meeting Minutes
May 15,2003
— cHrwENa 1,o
I �
� Town of los Altos Hills _
� SING ELEMENT
� HOU
r Los— T
' C ALI
` Town sof Los. Altos HiI,Is { . _ _
.2002..HOUSING -ELEMENT:. UPDATE
January 8,:2004
Planning' Department::
Carl Cahill - Planning Director
Debbie.Pedro 'Associate Planner
Angelica Olivers - Assistant Planner
Deborah,:Ungo.-McCormick „ Planning-Consultant
Housing Element Subcommittee
Emily Cheng., _ Mayor
�_.
Bob Fenwick ; Councilmember
Elayne Dauber
Dot Schreiner.
26379 Fremont Road, Los Altos Hil1s;.CA'94022
Phone: 650=941-7222 Fax: 650=941=3160
wvi►w losaltoshills.ca gov ..
' TABLE OF CONTENTS
INTRODUCTION.......................................................................................................................1
' Requirement for a Housing Element.................................................................................1
Housing Element Planning Period....................................................................................2
' Local Housing Issues........................................................................................................
3
Consistency with Other General Plan Elements...............................................................3
PublicParticipation.... ...................................................................................................3
Organization of the Housing Element...............................................................................4
EVALUATION OF THE 1998 HOUSING ELEMENT................:.........................................5
POPULATION HOUSEHOLD AND EMPL
> OYMENT TRENDS......................................6
Demographics............................................................................................... . .7
Population Growth. . .................8
AgeCharacteristics...............................................................................................8
EthnicDiversity............................................................................................ . .8
Households and Residential Units. ... ....9
Number of Households.........................................................................................9
HouseholdSize.....................................................................................................9
Families...............................................................................................................10
Residential Unit Types and Occupancy......................................................................10
' Vacancies............................................................................................................10
Tenure.................................................................................................................11
' Overcrowding .....................................................................................................11
HouseholdIncome.........................................................................................................1 l
IncomeGroups....................................................................................................11
' Poverty Level......................................................................................................12
Households Overpaying for Housing..................................................................12
HousingStock................................................................................................................13
' Age of Housing Stock.........................................................................................13.
IncompletePlumbing..........................................................................................13
StructuralCondition............................................................................................13
' Housing Unit Value............................................................................................13
LaborForce...................................................................................................................14
EmploymentComposition..................................................................................14
EmploymentLocation.........................................................................................14
EmploymentProjections.....................................................................................14
' HOUSING NEEDS...................................................................................................................15
Satisfaction of Regional Fair Share.............................................................................16
1
Population Groups with Special Needs.......................................................................19 '
ElderlyPersons...................................................................................................19
LargeFamilies ....................................................................................................19 '
DisabledPersons.................................................................................................20
Students...............................................................................................................20 ,
EmergencyShelter..............................................................................................20
CONSTRAINTS TO AND OPPORTUNITIES FOR HOUSING DEVELOPMENT .......22 '
Constraintsto Housing.................................................................................................22
Environmental Constraints..........................................................................................22
Slopeand Soil.....................................................................................................23 '
SeismicMotion...................................................................................................23
FloodZones ........................................................................................................24
WildlandFire......................................................................................................24
Economic Constraints...................................................................................................24
LandCosts ..........................................................................................................25 '
Construction Costs..............................................................................................25
FinancingCosts...................................................................................................25
Governmental Constraints...........................................................................................25
LandUse Controls ..............................................................................................26
Residential Design Standards .............................................................................27
Development Review and Processing Time Frames ..........................................29
Development and Permit Fees............................................................................30
Infrastructure Constraints...........................................................................................31 ,
CirculationSystem..............................................................................................31
StormDrainage...................................................................................................32
Wastewater Treatment.................................................................... 32 ,
FireProtection.....................................................................................................32
PoliceProtection.................................................................................................33
WaterSupply ......................................................................................................33 ,
SchoolDistricts...................................................................................................33
Public Transportation..........................................................................................33 ,
Commercial Services.............................................................................:............34
Opportunitiesfor Housing...........................................................................................34
Vacant and Underutilized Parcels.......................................................................34 ,
Sites Suitable For Low and Moderate Priced Housing.......................................34
Sites Suitable for Residential Second Units........................................................35
Sites Suitable For Factory-Built Housing and Mobile Homes...........................35 '
EmergencyShelter..............................................................................................36
Housing and Community Development Block Grants.......................................37
ENERGY CONSUMPTION AND CONSERVATION.........................................................38
HOUSING GOALS,POLICIES,PROGRAMS,AND OBJECTIVES...............................39
GeneralStrategy..............................................................................................................39
' Goals, Policies, and Programs ........................................................................................40
Summaryof Objectives...................................................................................................54
1 APPENDIX A...................:........................................................................................................55
Secondary Unit Survey
APPENDIXB............................................................................................................................58
Secondary Unit Survey.Results
APPENDIX C....................
1988 Housing Element Implementation
APPENDIXD............................................................................................................................69
Vacant and Underutilized Parcels Study
APPENDIXE............................................................................................................................73
' Prezone and Annexation Map - San Antonio Hills and Spalding/Magdalena Areas
APPENDIXE-1.........................................................................................................................74
' San Antonio Hills Prezone Land Survey- September 2003
APPENDIXE-2......................:..................................................................................................79
Spalding/Magdalena Area Land Survey- September 2003
APPENDIXF............................................................................................................................82
' Residential Construction 1994-2002
' APPENDIX G............................................................................................................................83
Esitmated Fees for Housing Construction
II '
1
Introduction Town of Los Altos Hills ,
2002 Housing Element
INTRODUCTION ,
The Town of Los Altos Hills offers a residential environment rare in the San Francisco Bay ,
Area. Its rural density, rolling terrain, dense vegetation, strong community stand on
environmental protection and compatibility, and its adjacency to lands of the Midpeninsula '
Regional Open Space District have resulted in a highly desirable location for residential
development. This desirability, even with severe constraints to development such as extreme
slopes, unstable soils, hydrologic hazards, and a minimal vehicular circulation system, have '
driven the cost of housing in the Town upward. Nonetheless, residential development, the only
type of development allowed within the Town, is low in density and carefully sited upon the land
to ensure compatibility and harmony between residents and the environment. It is a setting, both '
natural and man-made, which makes Los Altos Hills distinct among its suburban-density
neighbors to the north, east, and south.
In the mid-1950's Santa Clara County's trend of permitting development to over-burden the
natural environment through higher densities and smaller lots served as a catalyst for the Town's
1956 incorporation. The County's pattern of development approvals was considered counter to
sound stewardship of the land and its delicate resources. Then, today, and perceivably into the
future it is the Los Altos Hills community's desire to preserve and maintain the rural atmosphere '
associated with the its established residential areas.
In addition to the rural residential development allowed by the then newly incorporated i
community, the Town also allows uses accessory to rural residential style development such as
small-scale crop and tree farming, keeping of horses and other domestic animals, and other '
agricultural pursuits compatible with the primary rural residential uses. The Town also
encourages private and public park and recreational uses necessary to conveniently serve the
residents, public and private schools, churches, fire stations, and community centers needed ,
locally to serve Town residents. The goal in incorporation was to provide, amidst open spaces,
residential uses and the minimum public and private facilities and services necessary to serve
Town residents on a continuing basis. '
Uses other than rural residential, such as retail and medical services and employment centers, are '
readily available in adjoining, suburban communities, and their duplication in the Town,
especially to serve a relatively small population, is unnecessary.
REQUIREMENT FOR A HOUSING ELEMENT ,
California has been a dubious leader in the fading "American dream" as the cost of land, '
construction, regulatory processes, and environmental protection have combined to make it the
most expensive state in the nation in terms of housing costs. Several years ago the State
Legislature took notice of this situation and made the following findings: '
Page I '
' Introduction
Town of Los Altos Hills
2002 Housing Element
• "The lack of affordable housing is a criticalroblem which threatens the economic,
,
environmental, and social quality of life in California';
' • "California housing stock has become the most expensive in the nation";
• "Among the consequences of those actions are discrimination against low-income and
minority households, lack of housing to support employment growth, imbalance in jobs
and housing, reduced mobility, urban sprawl, excessive commuting, and air quality
deterioration"; and
• "Many local governments do not give adequate attention to the economic, environmental,
and social costs of decisions which result in disapproval of affordable housing projects,
reduction in density of affordable housing projects, and excessive standards for
' affordable housing projects."1
From these findings evolved a requirement that a housing element be a part of every general
plane. As the general plan is "...a comprehensive, long-term plan for the physical development of
the county or city..."3, the housing element is "...a statement of goals, policies, quantified
objectives, and scheduled programs for the preservation, improvement, and development of
housing..."4.
' Article 10.6, Section 65583 of the California Government Code identifies the basic content of a
housing element. In brief, each housing element is required to include:
' • "An assessment of housing needs and an inventory of resources and constraints relative
to the meeting of those needs";
• "A statement of the community's goals, quantified objectives, and policies relative to the
maintenance,preservation, improvement, and development of housing"; and
• "A program which sets forth a five-year schedule of actions the local government is
undertaking or intends to undertake to implement the policies and achieve the goals and
objectives of the housing element......5
HOUSING ELEMENT PLANNING PERIOD
This Housing Element Update supersedes the 1998 Housing Element. The Update is intended to
guide the Town's policies and programs on housing through June 30, 2006.
' 1 Excerpts from Article 10, Section 65589.5(a)of the California Government Code.
2 Article 5, Section 65302 of the California Government Code identifies seven mandated general plan
elements,which include land use,circulation,housing,conservation,open-space,noise,and safety.
3 Excerpted from Article 5, Section 65300 of the California Government Code.
4 Excerpted from Article 10.6,Section 65580 of the California Government Code.
' 5 Excerpts from Article 5, Section 65583,subparagraphs(a),(b),and(c)of the California Government Code.
' Page 2
Introduction Town of Los Altos Hills ,
2002 Housing Element
FOCAL HOUSING ISSUES r
The Town's desire to preserve a rural environment does not preclude the dedication of energies
toward housing issues. Two such key issues identified in the Housing Element are opportunities
for more affordable housing and the provision of housing for the Town's aging population.
Prior to 1989, the renting of residential second units in Los Altos Hills was prohibited, and they
were instead reserved for domestic help and guests. Shortly after adoption of the 1988 Housing
Element, however, that restriction was lifted, adding significantly to the Town's existing and
freely available housing stock. Residential second units provide for the Town an excellent source
of more affordably priced housing, and the Town is eager to promote these units in the future.
A large percentage of the Town's population consists of the elderly, many of whom live in
underutilized homes as younger household members relocate. Long-time elderly residents in
particular tend to stay in their homes despite the burdens of maintaining large homes well
beyond their physical needs. The housing needs of the elderly will continue to be an important
part of the Town's housing policy for years to come.
CONSISTENCY WITH OTHER GENERAL PLAN ELEMENTS '
As this Housing Element Update does not propose substantive alterations in land use, circulation,
or other features of development in the Town, it remains consistent with other General Plan '
elements.
PUBLIC PARTICIPATION
Government Code 65583(c)(B) requires that the Town "make a diligent effort to achieve public
participation of all economic segments of the community in the development of the housing
element". A Housing Subcommittee was appointed by the Town Council that included two
members of the Town Council and two Town residents that were identified by the Town as
having special knowledge of the community and its housing issues. The Subcommittee met to
discuss and update goals, policies and programs that focus on meeting the Town's current
housing needs and addresses comments by the State Department of Housing and Community '
Development (HCD). The Subcommittee forwarded their recommendations to the Town Council
for incorporation in the document. The revised Housing Element was then forwarded to HCD for
review and comments,prior to adoption. ,
In addition, the 2002 Second Unit Survey was mailed to all property owners within the Town
limits in September 2002. This mailing served to obtain updated information on second units ,
such as number of new permitted units, rental rates, etc., as well as to elicit comments on other
programs under considerations in the 2002 Housing Element such as the density bonus programs
and interest in permitting non-conforming units and/or in the development of secondary units. '
Page 3 '
Introduction
Town of Los Altos Hills
2002 Housing Element
The Draft has been revised in response to comments received on the Draft Housing Element
from the State Department of Housing and Community Development (HCD). The Draft 2002
Housing Element will be posted on the Town's Web Page to allow all residents and interested
parties the opportunity to view online and direct comments to City staff accordingly.
' Note to HCD:
Prior to adoption of the Housing Element, the Town will post the revise Draft Housing Element
and will hold public hearings by the Planning Commission and City Council. The public hearing
schedule will be incorporated in the Housing Element. These hearings will be advertised in the
newspapers and will be posted on the Web Page.
' ORGANIZATION OF THE HOUSING ELEMENT
This Housing Element is divided into several distinct sections which generally parallel
requirements of the State's mandated housing element contents:
• Evaluation of the 1998 Housing Element — an assessment of the strengths and
weaknesses of the Town's implementation of the 1998 Housing Element
• Population, Household, and Employment Trends — an examination of historic data and
the forecasting of future trends as a prelude for defining local housing needs
• Housing Needs -the identification of specific housing needs
• Constraints and Opportunities to Housing Development — a review of physical and
' institutional constraints to the development of housing necessary to meet local needs and
an exploration of opportunities to promote residential development
• Energy Consumption and Conservation — a discussion of opportunities to conserve
' energy consumption in residential development; and
• Housing Goals, Policies, Programs, and Objectives —the identification of specific goals,
' the setting of specific objectives, and the development of programs, all focused on
meeting the identified local housing needs.
' Page 4
Evaluation of the 1988 Housing Element Town of Los Altos Hills
2002 Housing Element
EVALUATION OF THE 1998 HOUSING ELEMENT
1
As noted, this Housing Element represents an update to the Town's 1998 Housing Element. The
1998 Element's goals centered on efforts to provide for development and housing opportunities
while at the same time preserving the Town's rural residential environment and natural setting.
In developing this Housing Element Update, an assessment of the 1998 Element was conducted, ,
the purpose of which was to identify those aspects of that Element which were successful or
continued to demonstrate promise and to eliminate or revise those components which did not
yield the desired results.
The Town has successfully implemented a number of the programs outlined in the 1998 '
Element, and in so doing, has added significantly to the Town's stock of available rental housing,
assisted nonprofits concerned with special housing needs, and has removed or reduced
constraints to the development of housing. The success of these programs has resulted in: ,
• The development of 33 new residential second units since 1998; ,
• Expediting the development review process for second units by: (1) allowing staff level
approval of all second units when consistent with applicable development standards, and
(2) making information on the permitting process of second units readily available to
Town residents and prospective builders;
• Completed an inventory of vacant and underdeveloped lands suitable for residential
development;
• Updating the 1994 Secondary Survey in Fall 2002 as a method of monitoring the success
of the secondary unit program in meeting regional fair share requirements. ,
• Providing financial support to local nonprofits and organizations that provide special
housing needs for the Town and the region;
Some programs outlined in the 1998 Element were not as successful, including: 1
• The development of an inventory of residential units accessible to the physically ,
challenged.
• Establishing an in-lieu fee on newly developed residential properties which do not '
include the concurrent development of a residential second unit.
• Creating a fund to promote the development of residential second units.
Appendix C to this Element provides an in-depth, program-by-program discussion of the 1998 '
Element's implementation.
Those goals,policies, and programs found successful,potentially successful, and effective which '
were developed as part of the 1998 Housing Element have been carried forward either wholly or
partially into this Element to continue those efforts. Likewise, those goals, policies, and ,
programs of the 1998 Element found to be unproductive in terms of the Town's overall housing
goals were not carried forward.
Page 5
Population,Housing,and Employment Trends Town of Los Altos Hills
2002 Housing Element
POPULATION,HOUSING AND EMPLOYMENT TRENDS
' Prior to the identification of housing needs and the development of goals,policies, programs, and
objectives to address those needs, it is necessary to understand the demographic context for that
analysis. Information utilized to develop a community and housing profile of the Town was
obtained from various sources, including the United States Department of Commerce's Bureau
of the Census, the California Department of Finance's Demographics Research Unit, and the
' Association of Bay Area Governments.
The following highlights the data presented in this section:
' • The Town has a vacancy rate of less than three percent, a rate that is lower than desirable
vacancy levels to accommodate residential mobility, particularly within a market that has
' experience extraordinary growth
• The Town has and will continue to grow at a relatively slow pace, due in part to a limited
supply of easily and inexpensively developable land;
• The Town's population, like that of the region and nation, is aging;
• The Town's household income is the highest in the County and one of the highest in the
t State;
• There is minimal occurrence of poverty within the Town;
• Most of the Town's households are made-up of families, as defined by the Bureau of the
Census;
• The Town's housing stock is in excellent condition;
' • There is minimal overcrowding within the Town;
• The value of the Town's housing stock is extremely high;
• Most of the Town's residents are employed; and
' • A relatively large portion of the Town's households allocate more than 35% of their
household income toward housing costs.
It is reasonable to conclude from the information presented in this section of the Element that at
least in terms of housing, the Town's residents are well satisfied and there is minimal if any
localized need for conventional housing or for housing to meet special needs. Many of the
' Town's residents choose the community as a place to live, even with higher housing costs and
lesser selection than adjoining suburban communities, specifically for the environment in which
the Town is set, an environment which has been carefully preserved and cultivated over the
years.
1
' Page 6
Population,Housing,and Employment Trends Town of Los Altos Hills
2002 Housing Element
DEMOGRAPHICS
The data in the table below provides a demographic profile of the Town's community. An ,
analysis of the data presented in the table is provided in the following sections.
TABLE 1
Selected Population and Household Characteristics (1990-2000)
City County State '
Total Population 2000 7,902 1,682,585 33,871,648
Total Population 1990 7,514 1,497,577 29,760,021 '
Percent Change 1990-2000 5.1% 12.3% 13.8%
Age Composition-2000 ,
Under 18 years 23.5% 24.8% 27.3%
18-54 years 43.2% 57.9% 54.3% '
55 years+ 33.3% 17.6% 18.3%
Median Age-20001 46.7 34.0 33.3
Racial Composition-20001
White 73.3% 44.2% 46'.7% ,
Hispanic or Latino 2.2% 24.0% 32.4%
African American 0.5% 2.6% 6.4% '
Native American 0.1% 0.3% 0.5%
Asian/Pacific Islander 21.1% 25.7% 11.1%
Other/Two or more races 2.8% 3.2% 2.8%
Median Household Income - $115,851 $48,115 $35,798 '
19901
Median Household Income - $173,570 $74,335 $47,493
20001 ,
Average Household Size-20001 1 2.86 2.92 2.96
Source: U.S. Census Bureau, 1990 and 2000 census ,
Page 7 '
Population,Housing,and Employment ent Trends Town of Los Altos Hills
P
2002 Housing Element
Population Growth
' The Bureau of the Census found the Town's population grew from 7,514 in 1990, to 7,902 in
2000, reflecting an annualized growth rate for the period of 0.51%. The 2000 Census data is well
' below ABAG's Projections 2002 population forecast of 9,455 for the Town and Sphere of
Influence in the year 2000. Beyond 2000, the population within the Town and its Sphere is
expected to fluctuate from 10,000-10,500 between now and 2025.
Age Characteristics
' The 2000 median age of the Town's residents is 46.7 years of age, an increase of 2.4 years
(5.14%) from 1990 when the median age of residents was 44.3 years. The largest age segment of
the Town's population consists of residents under the age of 18, which comprise about 23.5% of
the Town's population. Other age groups well represented in the Town's population include
residents 45-54 years of age (20% of the Town's population), and the elderly (about 17% of the
Town's population, an increase from 13% in 1990).
According to the 1998 Element, the Town's median age increased by 6.7 years (17.62%)
between 1980-1990. The 1998 Element argued that the high increase in the median age during
this period"may be attributable to the greater cost of housing in the Town than other areas of the
County, which likely precludes some younger, less affluent households from moving into the
community." The small increase in the median age in the past 10 years confirms that the Town is
continuing to get older, but at a much slower rate than the previous decade.
' If the Town's population continues to age, increased demands will be placed on senior social and
health services provided by the Town, County, State, and Federal governments. The overall
' aging of the population will also place demands on the type of housing developed or
rehabilitated within the Town, especially to meet the needs of older, potentially less mobile
individuals.
Ethnic Diversity
' The Bureau of the Census found the Town's population in 2000 to be predominantly White
(73.3%). Other categories tabulated included Hispanic or Latino (2.2%), Black (0.5%), Native
American (0.1%), Asian or Pacific Islander (21.1%), and other (2.8%). Although the Town's
ethnic mix is less diverse than in Santa Clara as a whole, it appears the Town is becoming more
diverse due in large part to the significant increase of the Town's Asian or Pacific Islander
population over the past 20 years
r
' Page 8
Population,Housing,and Employment Trends
Town of Los Altos Hills ,
2002 Housing Element
HOUSEHOLDS AND RESIDENTIAL UNITS t
The data in the table below provides a housing profile of the Town's community. An analysis of ,
the data presented in the table is provided in the following sections.
TABLE 2 i
Selected Housing Characteristics (1990 and 2000)
Town County State '
Total Households—2000 2,816 585,863 11,502,870
Total Housing Units— 1990 2,682 540,240 11,182,882 '
Total Housing Units—2000 2,816 579,329 12,214,549
Median Year Homes Constructed 1965 1968 1967 '
Percentage of Units Owner 93.8% 58.5% 56.9%
Occupied—2000
Vacancy Rate—2000 2.7% 2.3% 7.41%
Housing Values and Costs— 1990 '
Median Housing Value $500,001 $289,400 $195,500
Median Contract Rent $1,000+ $715 $561 '
Sources:U.S.Census Bureau,1990 and 2000 Census
Number of Households ,
The Census Bureau found there were 2,740 households in the Town in 2000, an increase from
the 2606 reported by the Bureau in 1990.
Beyond 2000, households in the Town and its Sphere of Influence are expected to increase, but
at an even slower rate. In the publication Projections 2000, ABAG estimates the number of
households in the Town and its Sphere will increase from the 2000 figure to a projected 2,850 '
households by the year 2020, representing an annualized increase of 0.2% during this period.
The slowing increase in the number of new households is directly linked to the diminishing
supply of new housing, which in Los Altos Hills is due to build out of the vacant land inventory,
sewer capacity constraints and substantial environmental constraints to development.
Household Size ,
The Census Bureau found there to be 2.86 persons per household in 2000, a very slight decrease
from 1990 where there were 2.88 persons per household. The decrease in household size during ,
that ten years period is contrary to ABAG's Projections 2000 that expected an increase in the
Town's household size from 1990 to 2000 and beyond.
Page 9 ,
' Population,Housing,and Employment Trends Town of Los Altos Hills
2002 Housing Element
' Families
According to the Census Bureau in 2000, 2,340 of the Town's 2,740 households were defined as
family households while 400 were classified as non-family households. Approximately 92% of
the families are married couple families, and nearly 40% of all families have children under 18.
The latter statistic represents a significant decrease from 1990 Census data, when it was reported
that nearly 79% of all families in the Town had children under 18.
RESIDENTIAL UNIT TYPES AND OCCUPANCY
' In 2000 the Town had a total of 2,815 residential units, an increase of 133 units from 1990 when
2,682 residential units were recorded by the Census Bureau. This equates to an average of
approximately 13 new units per year during the period 1980-1990. Town records suggest that in
' recent year the rate at which new residential units have been constructed has surpassed the
previous decade. Appendix E includes a bar graph and chart of building permits issued for
residential development for fiscal years 1994 through 2001. According to Appendix E, a yearly
average of 26 new single family residences were added to the Town's housing stock during this
period.
' The 1998 Element reported that in 1990 approximately 98% of occupied residential units were
detached single family residences. Considering the Town's zoning only allows for the
' construction of single family residences, it is likely this percentage will increase slightly with
new residential development consisting exclusively of detached single family structures. In using
' the 1990 percentage, the Town would have approximately 2,740 detached single family
structures based on 2000 Census data.
There are also two convents located within the Town's corporate boundaries — Daughters of
Charity and Poor Clares. The Census identifies these convents as group quarters rather than as
housing.units, however, they do provide housing for approximately 125 people (85 at Daughters
1 of Charity and 40 at Poor Clares) and the Town recognizes this unique contribution of housing to
the region.
Vacancies
According to the Census Bureau, only 76 of the 2,816 residential units were vacant in 2000,
resulting in an overall vacancy rate of 2.7%. Of the 76 vacant units, 14 were vacant due to their
use as seasonal or vacation residences, resulting in an even lower vacancy rate for those units
' intended for year-round habitation (2.2%). Neither of these figures include the two convents.
This rate that is lower than desirable vacancy levels to accommodate residential mobility,
' particularly within a market that has experience extraordinary growth such as was the case with
the housing market in the late 1990's in Santa Clara County.
' Page 10
I
Population,Housing,and Employment Trends Town of Los Altos Hills
2002 Housing Element
Tenure '
According to the Census Bureau, the Town of Los Altos Hills had 2,740 occupied residential
units in 2000, of which 168 (6.1%) were occupied by renters and 2,572 (93.9%) were owner
occupied. The Town's housing stock currently provides housing for 7,837 residents.
Approximately 425 of these residents reside in a renter occupied unit while 7,412 inhabit owner
occupied units. The average household size for renter occupied units was 2.53 persons per
household, which is below the average household size of 2.88 persons for owner occupied units.
Both these averages are below the County's average household sizes of 3.00 and 2.80 for owner
occupied and renter occupied units respectively.
2000 Census data suggest that almost 27% of all owner occupied units in Los Altos Hills are
owned by elderly householders. In contrast, only 7.4% of owner occupied units in the County
are owned by the elderly. '
Overcrowding
According to the Census Bureau, in 1990 there Town had 2,606 occupied units, of which
approximately 23 (0.9%) residential units were classified as being overcrowded. By definition, ,
an overcrowded unit is defined as a unit occupied by more than one person per room (excluding
the kitchen and the bathrooms). By comparison, the incidence of overcrowding in Santa Clara
County as a whole was much higher in 1990, estimated by the Bureau of the Census to be 10.9%
of all units.
HOUSEHOLD INCOME ,
In 1990, the most current year for which Census data on median household income are available,
Los Altos Hills had a median household income of $115,851, more than twice the County
median of$48,115. Mean and median household incomes for Los Altos Hills have historically
been significantly higher than the County as a whole, but given the economic growth of the
Silicon Valley region in recent years, it is likely the 2000 Census data will report a decrease in
the disparity of median household incomes between Los Altos Hills and the rest of the County.
However, ABAG predicts the Town and its Sphere's mean income will continue to be the '
highest in the County until 2020, when they project a mean household income (in constant 1995
dollars) of$302,400. '
Income Groups
The United States Department of Housing and Urban Development defines four income groups, ,
as follows:
� o ,
Yeiy Low Income — Households earning up to 50% of the regional median household
income '
Page 11 ,
Population,Housing,and Employment Trends Town of Los Altos Hills
2002 Housing Element
• Low Income—Households earning up to 80% of the regional median household income
• Moderate Income — Households earning between 80% and 120% of the regional median
' household income
• Above Moderate Income — Households earning above 120% of the regional median
I
household income
According to ABAG estimates for 2000, based on information developed by the Census Bureau,
the Town of Los Altos Hills was made up of approximately 12.6% very low income households,
5.9% low-income households, 8.3% moderate income households, and 63.8% above moderate
income households. The current income percentages show increases from 1990 in the number of
households considered very low income (3.4% in 1990), low income (0.9% in 1990), and above
moderate income (63.8% in 1990), while the number of above moderate income households
' (85.4% in 1990) has decreased. Considering the determination of income groups is based on the
County's median household income, the differences in the Town's income levels between 1990
and 2000 suggest that household incomes in the County have increased relative to household
' incomes in Los Altos Hills.
Poverty Level
Poverty level, as defined by the Federal government, is adjusted annually and measures not only
income levels, but also family size, number of children, and the age of the family householder or
unrelated individual. According to the Census Bureau, for 1990, 2.3% of the Town's total
population was below the poverty level. Of those considered poor, none were in single parent
families, and 78 of them were in married couple families (1.3% of the married couple families).
There were 50% more women than men below the poverty level. In applying the 1990 poverty
levels to the Town's current population, there would be approximately 181 Town residents
' below the poverty level.
Households Overpaying for Housing
Due .to differing family income levels and sizes, it is difficult to set a specific maximum
percentage of income a household should devote to housing. Generally, a household should not
contribute more than 35% of its income to housing in order to prevent sacrificing other necessary
expenditures. Devoting a sum greater than 35% (depending on family size and income) of a
' household's income can result in hardship and difficulty in providing other necessary goods and
services. For lower-income households (those earning only up to 80% of the regional median
household income), State law defines an overpaying household as one which pays more than
25% of its income on housing. This is more sensitive than the Federal standard of 30%.
Because income statistics from the 2000 Census have not yet been made available, the analysis
of this section can only provide a plausible estimate of households overpaying for housing by
using 1990 Census data. According to the Bureau of the Census, the Town of Los Altos Hills had
2,606 occupied residential units in 1990, of which 151 (5.8%) were occupied by renters and
' Page 12
Population,Housing,and Employment Trends Town of Los Altos Hills ,
2002 Housing Element
2,455 94.2% were owner occupied. Of the 151 renter households, 65% spent less than 25% of
their income on rent, while 11.4% use between 25-34% of their income. There were 6 renter
households that didn't pay rent with cash and were not included in the calculation. ,
Of the 2,455 owner occupied housing units, 64.7% spend less than 25% of their income on
housing payments, 10.3%pay between 25-35%, and 24%pay more than 35% of their income on
housing. For those with a mortgage, only 56.9% are spending less than 25% of their income on
mortgage payments, and 29.5% are paying over 35%. 1
On the topic of overpaying for housing, it is important to note that the Town of Los Altos Hills
has become a very desirable place to live. With limited supply, and excess demand, basic '
economics dictate availability. Many households freely choose to pay more than the standard
allocation of household income for housing just for the opportunity to live in the Town, even
with the availability of less costly housing in adjoining suburban communities. '
HOUSING STOCK
Age of Housing Stock
It is apparent from 1990 Census data, that Los Altos Hills' housing stock is relatively new, as is ,
the entire County's stock. Approximately 64% of the Town's housing stock was built after 1960
and the median year in which all structures were constructed was 1965. An additional 21% of the
Town housing stock was constructed between 1950 and 1960, leaving less than one-sixth of the
housing stock constructed prior to 1950. ,
Incomplete Plumbing
The 2000 Census reported that all residential units in Los Altos Hills have complete plumbing.
Housing Unit Value '
The Bureau of the Census defines the value of a housing unit as the respondent's estimate of the
current dollar worth of the property if the unit is owner-occupied, or the asking price if the '
property is vacant (excluding rental units). Within the community of Los Altos Hills, 94% of all
housing units were valued at $500,000 or more in 1990. Estimates of median housing unit value ,
for the County in the year 2000 by the Census Bureau and California Department of Finance
were $472,629 and $460,000, respectively. The Town's median home prices have historically
been much higher than the County median. Data from local real estate offices suggest that ,
homes in the Town have recently sold for as much as three times the County median estimates
by the Census and Department of Finance; one local real estate office reported a median price of
$1,600,000 for 149 homes sold in 19996. '
6 Correspondence from Charlene Geers,Coldwell Banker Northern California,November 16,2001. '
Page 13 '
' Population,Housing,and Employment Trends Town of Los Altos Hills
2002 Housing Element
Again, as noted earlier, the housing and land values in the Town owe much to the Town's rural,
' quiet setting not readily available elsewhere on the San Francisco Peninsula.
LABOR FORCE
I'll
Employment Composition
According to the Bureau of the Census, the Town of Los Altos Hills had a labor force of 3,917
people in 1990, 97.8% of whom were employed and 2.2% of whom were not. ABAG's
Projections 2000 estimates there are 4,200 employed residents in the Town and Sphere of
Influence in 2000, and that this amount will increase to 4,900 by the year 2020.
' The industries which employ a majority of Los Altos Hills' residents are durable goods
manufacturing (22.4%), retail trade (5.8%), and educational services (10.6%). The Town is in
proximity to Silicon Valley's electronics industries, as well as to six different institutions of
' higher education, including Stanford University, San Jose State University, and the University of
Santa Clara.
Employment Location
According to the 1990 Census, slightly more than 90% of Los Altos Hills' employed labor force
commutes outside the Town's corporate boundaries to the work place. Of those who commute,
' 51% drive 20 minutes or more in each direction. For those employed within the Town's
corporate limits most operate at-home businesses, or are employed by at-home businesses, or are
employed by the several schools within the Town's corporate boundaries. There are no retail,
' business, or industrial employment centers located within the Town's corporate limits.
Employment Projections
' In their publication Projections 2000, ABAG projects the number of employed residents in Los
i ' Altos Hills and its Sphere will increase from 4,200 in 2000, to 4,900 in the year 2010. There is
some question as to the origin of this projection inasmuch as the Town does not allow any
traditional retail, business, or service uses which would normally be the source of new
' employment growth. One potential generator of employment growth, and a generator for which
there are no known reliable statistics or reporting mechanisms, is household domestic workers.
Many of the individuals employed as domestic workers are provided housing by their employers
either within main residences or within detached guest quarters or residential second units.
Page 14
Housing Needs Town of Los Altos Hills '
2002 Housing Element
HOUSING NEEDS '
It is evident from the preceding section of this Element that the Town has little if any localized
t allow an retail service or industrial uses which would
housing need. The Town does no y ,
generate employment, and in turn, a demand for new housing, so the Town does not by itself
generate a demand for housing. Rather, demand for housing is generated beyond the Town's
corporate limits, along the San Francisco peninsula and in the East Bay.
Although there is an absence of localized housing need, the Town is required to participate along '
with the balance of the region in addressing regional housing needs.
The Association of Bay Area Governments (ABAG) is charged by the Legislature to determine '
the region's7 overall housing needs, particularly for households of moderate income and below,
and to allocate to each county, city, and town a "fair share" of that regional need. For the Town '
of Los Altos Hills, ABAG determined there to be a need for 83 additional residential units in the
Town and Sphere to meet the Town's share of the regional need8 for the period of 2001-2006.
In making its projections, ABAG refined the estimated need into the four household income
categories discussed earlier in this Element, as follows:
Table 3
Housing Fair Share Allocation by Income
1999-2006
Income Category Regional Fair Share ,
Very Low Income 10
Low Income 5
Moderate Income 15
Above Moderate Income 53
Total 83 ,
The California Government Code requires the Town to develop a Housing Element which
establishes goals, policies, programs, and quantifiable objectives designed to ensure that the '
regional fair share is met.
1
7 The Association of Bay Area Governments includes the Counties of Sonoma,Marin,Napa, Solano, Contra ,
Costa,Alameda, San Mateo,and Santa Clara,and the City and County of San Francisco
8 Source:Housing Needs Determinations,January 1999,Association of Bay Area Governments. ,
Page 15 '
Housing Needs Town
of Los Altos Hills
2002 Housing Element
SATISFACTION OF REGIONAL FAIR SHARE
Review of Town records indicates that from 1998 through 2002 there were 137 applications for
' new single family detached
residential amts reviewed and approved (See Appendix E). It is
reasonable to presume that all of the new units constructed were within a price range affordable
only to households classified as being"above moderate income."
In 1989, the Town removed prior restrictions on the construction and occupancy of residential
second units, thereby making them part of the Town's available rental housing stock9. Prior to
that action residential second units could not be rented and could only be occupied by relatives of
or by individuals retained by property owners for on-site custodial and housekeeping activities.
That action alone increased the number of residential units available for rent by more than 40010,
based on a conservative use of information derived from the Town's 2002 Residential Second
Unit Survey, an update of the 1994 Second Unit Survey, This Survey was conducted to identify
both the number of then existing residential second units and to monitor the success of the
secondary unit program in the production of affordable, rental housing, as well as community
interest in the development of additional residential second units.
Subsequent to the lifting of the restriction, a determination was made that because of the small
size of residential second units, which is a maximum of 1,000 square feet, they represent a stock
of units potentially affordable to households of moderate income and below. The determination
of affordability for the residential second units, a term most often applied to housing that is
considered affordable to households with incomes considered no greater than "moderate," was
made based on information available from the Town's 2002 Residential Second Unit Survey.
That Survey was delivered to each of the Town's 3,060 households, 1,245 of which returned it,
representing a 41% return rate. One of the questions posed in the survey addressed the amount of
rent charged for residential second units. Four rental ranges were provided from which to choose,
with the ranges selected because they closely matched the level of rent considered at the time of
the survey affordable to households of very low, low, moderate, and above moderate incomes.
The raw data from that Survey question is presented in Table 4 on the following page:
9 Residential second units cannot be sold and owned separately from the primary residential unit.
' 10 The Town conducted a residential second unit survey in 2002 to identify both the number of then existing
residential second units and to evaluate community interest in the development of additional residential
second units. This was an update of the residential second unit survey conducted in 1994 for the 1998
Housing Element. Of the nearly 41% of the surveys returned, 205 of the respondents indicated that they
had at least one residential second unit, with the definition of a residential second unit based on the
California Government Code's definitions. It is reasonable to expect that based on the overwhelming
response to the survey that there were at the time more than 400 residential second units throughout the
' Town.
Page 16
Housing Needs Town of Los Altos Hills '
2002 Housing Element
Table 4
Rent Ranges for Residential Second Units
Rental Range #of Units Percentage
Rent<$625 62 51%
Rent=$625-$875 14 12%
Rent=876-$995 12 10%
Rent>$995 32 27%
It should be noted approximately 40% of all respondents did not provide information on rent
charges. Further, some respondents indicated that at the time of the survey no rent was charged
for occupancy of a residential second unit. It should also be noted that, based on 2002 income '
limits set by the State Department of Finance, the response on rental ranges indicates that
approximately 51% of the Town's second units would be affordable to "very low" income
households (up to $625 per month), 12% to "low" income households (up to $875 per month), ,
10% to "moderate" income households (up to $995 per month) and the remaining 27% to
"above-moderate"income households (in excess of$995 per month).
The survey further indicates that over 200 existing residential second units, and perhaps as many
as 400 units (as the 205 responses represented only a 41% response rate), were legalized by the
Town's second unit ordinance adopted in 1988.
Town records of building permits issued from 1999—2002 show that an additional 27 residential
second units have been constructed (See Appendix E). The number of new second units accounts
for 21% of all new residential units constructed during this period. Based on percentages derived
from the 2002 second unit survey, Table 4 distributes the new second units constructed between
1998 and 2002 by income category.
Table 5 i
Distribution of Residential Second Units by Income Category
1998 -2002 '
Income Category #of Units
Very Low Income 13
Low Income 4
Moderate Income 3
Above Moderate 7
Total 27 '
Page 17 '
' Housing Needs
Town of Los Altos Hills
2002 Housing Element
Add to the preceding, the 137 new primary single family detached residential units constructed
i ' between 1998 and the end of 2002 and the following results:
' Table 6
Distribution of All Residential Units by Income Category
1998 -2002
Income Category #of Units
Very Low Income 17
Low Income 4
Moderate Income 3
Above Moderate Income 146
Total 170
' While not meeting the ABAG fair share obligations of the 1998 Housing Element, the Town did
make substantial progress in meeting its obligations during 1988-1995 with the construction of
38 second units and 180 detached single family residences. This equates to a yearly average of 5
second units and 25 single family residences being constructed during this seven year period.
ABAG has significantly adjusted the Town's regional share of housing needs for the 1999 —
2006 cycle to more accurately reflect that Los Altos Hills is a non-employment generator in the
region. Town records -on building permits show that during the four-year period between 1999
and 2002, a total of 27 second units and 137 single family residences were constructed, resulting
in a yearly average of 6 second units and 27 single family residences built during this period.
Given the fact that the rate of construction for second units and single family residences during
1999 — 2002 (a four year period) has exceeded the 1988-1995 rate (a seven year period), it is
reasonable to assume that the Town will be able to meet its regional fair share obligations during
the 1999 — 2006 cycle through its second unit housing program alone. However, the Town has
expanded its Programs to include other measures that will assist in the development of housing
to meet affordable regional housing needs as established by ABAG as well as provide a greater
variety of housing opportunities in Los Altos Hills.
Page 18
Housing Needs Town of Los Altos Hills
2002 Housing Element
POPULATION GROUPS WITH SPECIAL NEEDS
In addition to being responsible for meeting the regional fair share, the Town is also bound by t
the Government Code's provisions to identify and meet any additional special housing needs not
typically satisfied by traditional housing, such as those for the elderly, large families, female-
headed households, disabled persons, students, and persons in need of emergency shelter.
Elderly Persons
Statistics cited earlier in this Element indicate that the average age of Los Altos Hills' residents
was greater than the County average, and that it will likely continue to increase over the next
several years. The trend in Los Altos Hills is not unlike the national trend in that the average age
of the population is increasing.
According to the 2000 Census, there were 1,342 elderly residents (65 years of age and older) in
the Town of Los Altos Hills, representing 17% of the total population. In addition, there were '
537 residents between the ages of 60 and 64, and 753 residents between the ages of 55 and 59.
The 2000 Census reports that the Town had 862 households with one or more elderly residents.
Of these households 727 consisted of households with 2 or more persons, while 135 consisted of '
1 person elderly households. This suggests that a majority of the Town's elderly are likely being
cared for by family members or assisted by others in the same household. For elderly residents
living alone, obtaining needs such as the provision of meals (due to mobility issues), 1
transportation, and other typical senior services becomes a considerable challenge. These needs
are now satisfied through a variety of programs operated and funded by the Town, Santa Clara
County, and various social service agencies. With the Town's older population there is a
probability that there are a considerable number of single family detached residential units which
are under-utilized due to the fact that they were constructed to accommodate large families and
now provide living space for one or two people.
The California Health and Safety Code Section 1568.031 provides that a residential care facility
(defined as a facility serving six or fewer persons) is a residential use and must be permitted
wherever residential uses are allowed. Similarly, California Government Code Section 65583(c)
(1) also requires provisions for transitional housing. The proportion of elderly is expected to
grow, and housing for the elderly will be a continuing concern in Santa Clara County. Although
many elderly can continue to live in their own homes, particularly if structural modifications are '
made to help them cope with the disabilities that accompany aging, there will nevertheless be an
increasing demand for specialized care facilities. The Housing Element includes programs that
will allow development of such transitional housing and other opportunities for some long-term
Los Altos Hills residents who can no longer remain in their homes to continue living in Los
Altos Hills.
In 1996, the Town contributed $30,000 in CDBG funds to support Project Match's acquisition
i
and rehabilitation of a home located in Sunnyvale for 5-6 seniors. Between 1998 and 2001, the '
Page 19 '
' HousingNeeds
Town of Los Altos Hills
2002 Housing Element
Town contributed $30,994 to the Los Altos Senior Center and approximately $60.000 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.
' Large Families
In 2000, 11.6% (319) of all families residing in Los Altos Hills contained five or more family
' members. A large portion of the housing stock in Los Altos Hills is large and spacious,providing
ample living space for the larger than average family. In fact, 1990 Census Data reported that
homes in Los Altos Hills had a median of 8 rooms for all housing units, higher than the County
median of 5 rooms per housing unit. Town records indicate that the construction of new
residences have maintained this trend, resulting in the addition of large homes to the Town's
housing stock. There is no information available to suggest that large families have a special
housing need in the Town.
' Disabled Persons
According to the 1990 Census there were 131 persons over 16 years of age with a mobility
limitation (2.1%). There were 290 persons over the age of 16 with a work disability (4.7%). Of
the 290 persons with a work disability, 162 were restricted from working. A public transportation
disability is defined as a health condition which makes it difficult or impossible to use buses,
trains, subways, or other forms of public transportation. Due to limited mobility, housing that
does not create barriers to living is needed for the physically handicapped. Because there are no
multi-family housing developments allowed within the Town, issues associated with providing
�. access for the physically challenged is not addressed on a daily basis. The Town has noticed over
the past several years an increase in requests by individual households to include design features,
both interior and exterior, to allow for access for the physically challenged. The requests have
typically been honored. The Housing Element includes a program that requires review of the
Zoning Ordinance to identify provisions that might pose constraints to the development of
�. housing for persons with disabilities and to, where applicable, establish and/or review procedures
that will continue to provide adequate flexibility in the development and retrofitting of housing
' for persons with disabilities..
In 1996 the Town contributed $75,000 of CDBG funds to the Mid-Peninsula Housing Coalition
to construct Page Mill Court in Palo Alto, a 24 unit apartment complex serving developmentally
disabled adults.
Page 20
Housing Needs Town of Los Altos Hills '
2002 Housing Element
Students
The Town of Los Altos Hills is surrounded by a number of colleges and universities, including '
Stanford University, University of Santa Clara, Foothill College, DeAnza College, and Menlo
College. In 1990, there were 642 persons residing in Los Altos Hills enrolled in college. Slightly ,
more than 100 of them are enrolled in a 4-year college and are therefore likely to be full-time
students. Full-time students are often categorized as temporary low-income persons. Thus,
adequate low-cost rental housing is a major need demanded by this special needs population, a '
demand which is often satisfied through the renting of rooms in many of the Town's private
residences. This also serves a secondary benefit in that many of the opportunities available to
college students are with older members of the community, and the addition of a college aged
student to a household provides opportunities for providing services to the older residents.
Emergency Shelter '
Temporary emergency shelter has become a significant housing issue across the nation. '
Typically it includes shelter for individuals and households in need due to financial hardship,
family difficulties, a natural disaster, or temporary unemployment. The number of homeless
persons is increasing statewide, and this problem not only affects those individuals without '
shelter, but also, the welfare of the entire community. There are many such agencies attempting
to address this concern, several of which are outlined in a later section of this Element.
While there are homeless individuals and families throughout Santa Clara Count there are no ,
g Y�
known homeless individuals or families residing in the Town. Over the years the Town has
allocated $200,000 of funding received through participation with Santa Clara County in the
Housing and Community Development Block Grant Program to the Community Services
Agency of Mountain View's Project Match, to provide transitional housing in proximity to Los ,
Altos Hills. Also, St. Nicholas School, a Catholic school located within the Town, is one of a
number of churches in the region which provides shelter for the homeless. Each month a church
in one of several communities, including St. Nicholas Church, which operates the School, opens
its doors and provides shelter for the homeless for a one-month period. This approach provides
recognition that the needs of the homeless transcend jurisdictional boundaries. ,
Page 21 '
Constraints To and Opportunities For Housing Development Town of Los Altos Hills
2002 Housing Element
' CONSTRAINTS TO AND OPPORTUNITIES FOR HOUSING DEVELOPMENT
' Development within the Town of Los Altos Hills faces a number of constraints, some naturally
occurring, others man-made. This section of the Element addresses each of these types of
' constraint areas. This section of the Element also addresses opportunities to promote and
encourage the development of housing.
CONSTRAINTS TO HOUSING
Development constraints can be divided among four main categories:
• environmental
• economic
• governmental
• infrastructure
' As outlined in the following pages, the primary constraint to development in the Town of Los
Altos Hills is the natural physical environment, accommodation of which is costly due to
' additional construction requirements, and is frequently undesirable due to overriding need for
environmental protection. Economics of land value, which is high within the Town, cannot be
mitigated by governmental intervention short of providing significant subsidies, the funding for
which is not available. Land costs in the Town are high because of the highly desirable features
afforded by the Town's environment. The Town's development processes are similar and in
some ways less encumbering than the development processes of adjoining communities, and do
r, not represent a significant constraint to development. Finally, infrastructure requirements, again
consistent with adjoining communities, do represent a constraint to development, a constraint
which can sometimes be satisfied and mitigated with additional improvements.
Environmental Constraints
The importance of environmental constraints in housing production is especially evident in a
community with prominent topographical features such as those found in the Town of Los Altos
' Hills. Topographic characteristics in Los Altos Hills inhibit housing production in some areas
due to unsafe or difficult development conditions, including flooding, seismic motion, steep
slopes, and soil instability. The Town's topography also affects the affordability of homes due to
added costs created by different and more costly construction techniques required to address the
setting such as additional engineering, grading, soil stabilization, non-traditional foundation
' systems, and site access. Several of the naturally occurring environmental constraints can
suitably be mitigated, the end cost of which is significant and is passed on in the form of higher
housing prices. As the Town has developed over the years, the lands left undeveloped have
typically been those which present the greatest constraints and costs to development due largely
to naturally occurring environmental constraints.
Page 22
Constraints To and Opportunities For Housing Development Town of Los Altos Hills
2002 Housing Element
Slope and Soil
The Town of Los Altos Hills is characterized as having generally sloping terrain with frequently t
unstable and/or expansive soils beneath surface deposits. These two characteristics require that
either the conditions be avoided, leaving tracts of land undevelopable, or alternatively, that
engineering design be carefully reviewed to ensure that landslides and other slope/soil stability '
hazards are suitably mitigated. The necessity for additional engineering and construction
provisions, as well as for greater scrutiny in design and construction oversight, adds to the cost of '
development, a cost which is ultimately passed on to the home buyer. As noted, much of the
remaining undeveloped lands within the Town are those with the steepest slopes and the least
desirable soils,making their development among the costliest in the Town. '
Seismic Motion
The Town of Los Altos Hills is traversed by three major fault lines, including the Berrocal Fault,
which runs from the western Town border to the southeastern tip of the Town boundaries; the '
Altamont Fault, which runs parallel to the Berrocal Fault to the north; and the Monte Vista Fault,
which meanders from the northwest quadrant to the southeast quadrant of the Town. Although
all of these fault lines are categorized by the State as potentially active, the history of seismic '
activity in the area does not include any significant movement along these faults.
In recent times, the closest area where earthquakes have originated is approximately one mile
south of Los Altos Hills in Santa Clara County. This area experienced a series 'of 1.0 — 2.9
magnitude earthquakes (Richter Scale) during the time period from 1969 to 1973. '
Additionally, there are two large fault lines within Santa Clara County which are known to be
currently active and could endanger the stability of Los Altos Hills' hillsides. Although these two '
faults, the San Andreas Fault located along the west coast, and the Calaveras Fault, located
further inland, do not traverse the Town of Los Altos Hills, it is likely that more earth movement
would result within Town limits than within nearby communities due to the Town's steep '
topography and unstable soils.
In October 1989, the Loma Prieta earthquake, originating in the Santa Cruz mountains, caused '
significant damage in Los Altos Hills, resulting in the demolition of 7 homes and necessitating
substantial repairs to more than 25 residential units. The damage seen from the Loma Prieta
earthquake bears out the continued necessity for stringent earthquake safety ordinances in Los
Altos Hills, which include restricting the siting of development and high standards of
engineering design to ensure adequate safety levels in the event of strong earth movement. '
While the effects of a significant seismic event would be widespread, the effects would be most
intense on lands with steeper slopes and weak soils, which represents much of the remaining '
undeveloped land within the Town and its Sphere of Influence.
i
i
Page 23 '
' Constraints To and Opportunities For Housing Development Town of Los Altos Hills
2002 Housing Element
' Flood Zones
Although no major rivers traverse the Town of Los Altos Hills, a number of creeks, especially
Adobe Creek, and the hilly terrain create flooding possibilities in numerous areas. The General
Plan Geotechnical Hazards Map delineates all valley bottom terrain as being prone to 100—year
storm flood inundation. Residential construction along creeks and within delineated flood zone
areas is restricted by federal and local regulations to minimize erosion, maintain the natural creek
' characteristics, and to ensure safe housing conditions. The valley bottoms present some of the
more level areas of land, and would otherwise be some of the least expensive lands to develop
due to the absence of extreme slope conditions. However, because of the flood hazard conditions
' on many of the valley floors, the cost of construction is higher due to the need to account for
drainage and flood control, a cost which is passed on to the home buyer, as well as the
requirement that the home buyer acquire Federal flood insurance, at a substantial additional cost.
r Areas most subject to flooding have often been left undeveloped due in part to the costs
associated with mitigating the potential hazards.
Wildland Fire
The issue of 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 thirteen single
family residential units. The issue of wildland fire was emphasized in the 1991 Oakland Hills
' Fire of 1991, where more than 3,000 residential units were damaged or destroyed in a setting
similar to that of the Town's. Steep terrain and extensive vegetation combine to create a setting
which must be carefully evaluated 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.
Also, narrow roads, necessitated by the extensive steep terrain as a means of avoiding severe
grading and leveling of the natural terrain, make access to the hillsides difficult.
Economic Constraints
Economic factors, in addition to governmental and environmental factors, can significantly affect
the availability and cost of housing. A major difference between economic and governmental
l influences is that a jurisdiction has little or no control over the economic factors which affect the
housing market, and these market factors can often offset a jurisdiction's attempts to make
housing construction desirable and feasible. The three economic factors which contribute most to
the constraint of housing development are:
• land costs;
• construction costs; and
• financing costs.
Page 24
Constraints To and Opportunities For Housing Development Town of Los Altos Hills '
2002 Housing Element
Land Costs '
The typically quoted cost for an acre of undeveloped land which has a reasonable potential for
� Yq P
development within the Town of Los Altos Hills ranges from $1.1 million to $2.3 million dollars
depending on its proximity to the freeway. While a minor portion of land cost can be attributed '
to the Town's minimum lot size requirements, a majority is attributable to the physical
environment afforded within the Town, including such features as the hillside terrain, dense
vegetation, other natural and man-made amenities, and the unique rural residential community. '
Other cities and towns along the San Francisco peninsula which have high appeal in terms of
places to live have similar high land values due to limited supply and high demand.
Construction Costs '
According to the 2001 Building Standards published by the International Conference of Building
Officials, the average cost of construction for a wood framed single family home was
approximately $102.38 per square foot in the San Francisco Bay Area. Due to the need to '
accommodate steeply sloping properties, geotechnical constraints, and the provision of utilities
and sewage systems, the cost of construction in Los Altos Hills was considerably higher.
Because developers and contractors must compensate for these constraints and additional costs
for such items as grading, retaining walls and ensuring soil stability, construction costs at times
reach well beyond the 2001 Building Standards estimate. Except for localized environmental
conditions or access issues which require additional costs, construction costs within the Town are '
no different than in adjacent communities.
Financing Costs
Interest rates significantly affect the cost of a home, yet constantly fluctuate so that it is difficult
to determine exactly how much of a burden they pose to home buyers. There is no evidence to
suggest that the availability of loans for potential Los Altos Hills home buyers is less than in
other regions of the Bay Area. Nor is there evidence to suggest that financing costs are any
higher for Los Altos Hills than elsewhere in the regional area. Thus, although financing costs add
a significant cost to home purchase, this additional cost is no different in the Town of Los Altos
Hills than outside of it.
Governmental Constraints
Although governmental housing regulations are created for the purpose of ensuring an acceptable
quality of housing development, these regulations can sometimes negatively affect housing '
availability. For example, development fees associated with securing the necessary approvals
and permits are usually passed on to the home buyer, meaning that housing costs are increased.
The challenge is to achieve a balance between the goal of maintaining safe, quality housing and '
the goal of providing affordable housing. This section examines governmental regulations which
can act as constraints to development and provides a discussion of possible mitigation or removal '
Page 25 '
Constraints To and Opportunities For Housing Development Town of Los Altos Hills
2002 Housing Element
' of these constraints, and concludes that the Town's institutional regulations and processes are not
a significant constraint to the development of housing in light of the Town's physical
1 environment and community objectives to establish and maintain a rural-oriented residential
community.
' Governmental factors which most affect the development of housing in the Town of Los Altos
Hills are:
• Land use controls;
• Development review and processing time frames; and
' • Development and permit fees.
Within the Town of Los Altos Hills the costs associated with the governmental process, both
dollar and time costs are similar to those imposed by similar communities in the area and in
some instances, are less. As a whole, the Town's processes and costs for development approval
1 are reasonable, and are not considered an impediment or constraint to development.
Land Use Controls
Land use controls have been established to guide growth of the Town in an orderly manner and
to preserve the health and safety of Town residents and improvements, as well as to protect the
' open and rural residential character of the community. Land uses are regulated through the
creation of two land use zones. These zones establish Los Altos hills as a transition area between
' the urbanized mid-peninsula and the open coastal mountain range.
The two designated land use zones are as follows:
' •
Residential-Agricultural District (R A) — The primary uses allowed are primary dwellings
and agriculture, with a minimum lot size of one acre. Larger lot minimums may be imposed
if it is determined that the slope of the land or other environmental constraints to
development dictate a larger lot to ensure environmental protection, avoidance of naturally
' occurring or man-made hazards, and implementation of the Town's General Plan. Accessory
uses, including home occupations and child daycare homes, private stables, pools, tennis
courts, greenhouses, workshops, antennas and dish antennas, secondary dwelling units, and
temporary trailer coaches are also permitted in the R-A zone. Additionally, conditional uses
are acceptable provided the project meets the Town's regulations and the Council's approval.
Conditional uses include: public libraries, churches, recreation facilities, temporary house
1 trailers, day nurseries and kindergartens, public and private schools, public utility and
services uses, fire and police stations, Town facilities, and commercial stables.
• Open Space Reserve District (OSR) — The primary uses allowed in the OSR zone are
agricultural uses (including horticulture and grazing), forest preserves, and other open space
' Page 26
Constraints To and Opportunities For Housing Development Town of Los Altos Hills
2002 Housing Element
uses. Accessory uses and structures other than buildings necessary to conduct a primary use 1
are not permitted.
Residential Design Standards
To maintain its rural character, the Town of Los Altos Hills has created a set of site design ,
standards to be followed by all developers. As stated in the Town's Municipal Code, "All lots or
parcels shall be designed so as to take maximum advantage of, while still preserving, the basic t
natural characteristics of the land."
• Driveways — A minimum 14-foot driveway width is required, with excessive widths '
prohibited as a means of minimizing impacts associated with land form modification.
Where driveways are exceptionally long, the width, grade, and construction are also
regulated by the Los Altos Fire Protection District to ensure adequate access for fire
protection services.
• Off-Street Parking— Off-street parking for four vehicles is required for all single family ,
detached residential units. Residential second units are required to provide one space
reserved for the second unit only. Off-street parking within the Town of Los Altos Hills
is necessary due to the narrow, winding roadway system and the need to maintain the
roadway system free of obstructions for normal and emergency vehicular traffic. The
requirement for four off-street parking spaces stems in part from the lack of any public 1
transportation serving the residential areas of the Town.l 1
• Road Design Standards — The minimum right-of-way width for most new public and
private roads serving more than 4 lots or single family detached residential units, except
fire or emergency roads, is 60 feet. Fire or emergency roads widths are variable. Grades ,
in excess of 15% are generally not permitted.
• Sanitary Sewer Improvements—Every lot must be provided with adequate sanitary sewer
disposal, provided either through connection to a public sanitary sewer system or an
individual septic system. A considerable portion of undeveloped lands within the Town's 1
corporate limits as well as those undeveloped lands in the Town's Sphere are beyond the
easy reach of existing public sanitary sewer lines. Connection to public sanitary sewer
systems is required if it is within relatively easy `reach' of new lots and developments.
Where existing systems are not within easy reach of new development the use of
individual septic systems is allowed, and in so doing, minimizes one of the elements of
cost associated with new housing development, although it should also be noted that the ,
11 The requirement for the provision of four off-street parking spaces for all single family detached residential
units and one additional off-street parking space for residential second units does not appear to be a
deterrent to the development of either type of residential unit. '
Page 27
Constraints To and Opportunities For Housing Development Town of Los Altos Hills
2002 Housing Element
' use of individual septic systems does represent a limitation on the development of lands
not served by public sewer systems.
• Storm Drainage Im rovements — Drainage g p g systems must be designed to minimize the
effects of erosion, siltation, and flooding on immediate or distant downstream neighbors
and public facilities.
• Underground Utility Improvements — All new and existing public utility systems and
service facilities must be installed underground when properties are proposed for
subdivision. Beside the obvious aesthetic benefit of underground utilities, the added
benefit is protection of vital services delivered via these utilities such as electricity,
telephone, and cable television. In the Oakland Hills Firestorm of 1991, overhead lines
' were severed during the fire making communication difficult if not impossible, and
cutting electrical power to pumps and other services vital to fire protection efforts.
' • Water Improvements—The developer must provide a complete water system and furnish
evidence showing the availability of the public water system to serve the project, as well
as adequate water supply for fire protection.
• Path and Trail Easements—As depicted on the General Plan circulation map, the Master
Path Plan Map and in the Path and Trail Element, easements or in lieu fees must be
provided for adequate trails when designated parcels are developed. Improvements are
also usually required. The paths serve as the pedestrian circulation system which links
' most areas of the Town.
• Height of Structures —No structure may exceed 27 feet in building height from natural
grade or an overall height of 35 feet as measured from the lowest point visible to the
highest point of the structure.
1 • Maximum Development Area—. The maximum development area (MDA) of a lot is that
portion of a lot which may be developed with buildings and pavement, and which
requires that the balance of the lot area be retained in an undeveloped or landscaped state.
The MDA is based upon a relationship between the average slope of the lot and the lot's
net area. Within the context of MDA, development includes the primary and secondary
residential units and other buildings (floor area), parking areas, patios, decks, walkways,
swimming pools, tennis courts, etc. MDA is typically 15,000 square feet on a relatively
flat, one-acre lot.
• Maximum Floor Area - The maximum floor area MFA is the maximum amount of floor
area (building area, including each floor of a structure, plus garages and other accessory
structures) which may be developed on a lot. The MFA is based upon a relationship
between the average slope of the lot and the lot's net area. MFA is typically 6,000 square
' feet on a relatively flat, one-acre lot.
Page 28
Constraints To and Opportunities For Housing Development Town of Los Altos Hills
2002 Housing Element
• Setback Lines—All structures must be set back at least 40 feet from the nearest public or
private street property line for front yard setbacks, and 30 feet from property lines for the
side and rear yard setbacks.
• Landscaping — A landscape plan providing at least the minimal amount of landscaping
necessary to mitigate off-site visual impacts is required for almost all projects.
• Residential Second Units—Residential second units are permitted on all lots with at least
one acre of land, subject to compliance with all of the other site standards discussed
above. Such units are limited to a maximum of 1,000 square feet in size, must be ,
compatible with the main residence and site, and require an additional parking space.
Development standards established in the R-A Zoning District for such aspects as building '
setbacks, parking, building height, and floor area ratio are, generally no more restrictive than in
other communities, particularly those with similar environmental settings. Where there may be ,
some variance with other communities along the San Francisco peninsula is the Town's
minimum lot size of one acre. As has been noted earlier in this Element, the necessity of a one
acre minimum lot size evolves from several factors, including the community's commitment to
preserving a rural residential setting and the need to allow siting flexibility to avoid to the extent
possible naturally occurring environmental hazards.
Development Review and Processing Time Frames
p g
The typical sequence of development in the Town of Los Altos Hills is to first subdivide acreage
through the Subdivision process, to then obtain Site Development Permits for each lot, and then
to obtain a building permit for each residential unit to be constructed. ,
If subdivision of large acreage is proposed, the typical processing time for a subdivision map
ranges between 6 months and one year, with the variation stemming from requirements of the
California Environmental Quality Act (CEQA) and whether or not a Negative Declaration or
Environmental Impact Report is prepared to satisfy the requirements of CEQA. These time
frames for the processing of subdivision maps are typical for both communities along the San
Francisco peninsula and throughout much of the State, and therefore, are not considered an
additional constraint in the Town.
Site Development Permits are required for the development of new single family detached
residential units, whether a lot has been newly created via a recent subdivision process or if the
lot has been in existence for some time. The basicpmP ose of the Site Development Permit
p
process is to ensure that a proposed new single family detached residential unit satisfies all of the
Town's established development standards (height, setbacks, floor area ratio, etc.) and that its
siting mitigates any potentially adverse impacts including such considerations as visual
prominence, removal of vegetation, and excessive land form modification. It should be noted that '
Page 29 '
' Constraints To and Opportunities For Housing Development
Town of Los Altos Hills
2002 Housing Element
' there is no architectural design review conducted or required in the Town, either in conjunction
with the Site Development Permit process or as a separate review process. The typical
processing time for a Site Development Permit is two to six months, a time frame not considered
to be an impediment to residential development, and a time frame certainly at parity with other
communities. Site Development Permits for new residences are acted upon by the Planning
Commission after recommendations by Town staff.
Site Development Permit approval is also required for the development of residential second
units. The Town recently amended the Site Development Ordinance to allow Site Development
Permits for residential second units up to 750 square feet in size to be reviewed and acted upon
' by the Planning Director, acting in a Zoning Administrator capacity. The net effect of the
Ordinance change is to reduce processing times and costs for a residential second unit compared
with other Permits which must, by virtue of Ordinance requirements, be reviewed and acted upon
by the Planning Commission. Developers of second units may also take advantage of the Town's
"fast track" review that further reduce processing times for projects that meet all of the Town's
requirements and have no opposition from neighbors. The approximate processing time frame
for "fast track" review is 30 to 45 days. A public hearing may be required before the Planning
Commission when a second unit project does not meet all applicable Town requirements.
Building permits, and associated mechanical, electrical, and plumbing permits, are issued prior to
the start of construction. The basic purpose of the permits is to ensure that construction activities
' satisfy all requirements of the Uniform Building Code and its associated specialty codes. The
Town's typical time frame for the processing of a building permit for an accessory structure such
as a second unit is one and one-half to two weeks, and again, is not considered excessive or
constraining.
' Development and Permit Fees
Development fees in the Town of Los Altos Hills are charged for both planning activities and for
building permits. Planning fees are charged for the purpose of recovering all costs associated
with administration of the Town's regulations pertaining to land use. Planning fees are currently
comprised of a non-refundable fee and a deposit, against which professional planning and
engineering staff charge to provide review services at the rate of $75.00 per hour. This fee
structure reflects the Town's actual cost staff time. The Town reviews its fee structure and levels
on a regular basis to ensure they reflect the cost of delivering services. Attachment F lists the
current fees required for a typical single family residential home.
Likewise, building permit fees are charged to cover costs associated with checking that building
plans conform to requirements of the Uniform Building Code as well as costs associated with
' conducting building construction inspections. The fees charged for building permits are based on
the valuation of construction. The City Council directed a review of the rates charged for the
issuance of Building Permits with the possibility of reducing the current fees required. The net
' effect of a reduction will be a lessening of the costs associated with obtaining entitlement and
' Page 30
Constraints To and Opportunities For Housing Development Town of Los Altos Hills
2002 Housing Element
development permits, which may have a measurable effect on the overall cost of housing. The
new fee schedule was adopted in Winter 2003. The Housing Element includes a program that
provides for regular review of fees to ensure that the cost of development review is not excessive
while covering the cost of delivery of services.
The Town and special districts also impose new development fees for the construction and/or i
connection of new infrastructure systems to existing systems. This includes water, sewer, and
drainage fees and connection charges to address issues associated with increased system capacity
demands and impacts. The Town also collects a $1,050 housing fee imposed on the issuance of
each building permit for a new residence or residential second unit, initiated in 1978, but also
currently under review as part of the analysis of building permit fees. '
While not imposed by the Town, local school districts charge'a fee which is linked to the size of
new construction and must be paid prior to 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 '
which collect fees in the Town are the Los Altos Elementary School District, which levies a fee
of$1.15 per square foot for residential construction, the Mountain View-Los Altos High School
District, which levies a fee of$0.48 per square foot for residential construction within the Town,
and the Palo Alto Unified School District, levies a fee of $1.84 per square foot for residential
construction within the Town.
As noted, the Town completed the evaluation of the fee schedules associated with the entitlement '
p
and development process and where possible, lowered fees while not compromising service ,
levels or public health, safety, and welfare.
Infrastructure Constraints ,
When analyzing infrastructure constraints which may affect future housing development in Los
Altos Hills, it is important to note that many remaining vacant properties are vacant because they
are constrained by one or more factors. Fire protection, roadways, storm drainage, sewer
facilities, and geotechnical constraints are the most prevalent constraints. Many vacant properties
are located in high fire hazard areas, have inadequate access, lack sewer facilities and/or cannot
accommodate septic systems, or have storm drainage problems which must be corrected prior to
development.
Mitigation to overcome these constraints, most to be implemented on an individual basis, will
become more necessary as the Town moves closer to build out. The following analysis is ,
provided to outline the effect of continued housing development on service facilities serving the
Town. Police protection, water supply, school facilities, public transportation, and services are
discussed in addition to the services mentioned above.
1
Page 31 '
Constraints To and Opportunities For Housing Development Town of Los Altos Hills
2002 Housing Element
' Circulation System
The existing circulation system is designed primarily for low volume rural residential use. Roads
are rural in design with narrow widths averaging 18 to 24 feet without curbs and gutters. Some
roads are gravel, or dirt, with limited paved surface. The overall road system conforms to the
t natural topography, which would be devastated if a more traditional, suburban style roadway
system were constructed.
Aside from occasional cases where a parcel planned for development abuts a roadway requiring
improvements, minimal routine maintenance is provided by the Town. Typically, when
' development abuts a roadway requiring improvements, the developer is required to improve the
roadway to Town standards.
Available data on traffic volume and patterns indicates that traffic volumes are the heaviest along
Arastradero Road, Page Mill Road, Fremont Avenue, and El Monte Road, which are the
' roadways carrying traffic through the Town from origins and to destinations outside the Town's
corporate limits. No roadways exceed their maximum capacity, and, assuming residential
densities and development continue at the current rate, it appears existing roadways can
' accommodate remaining build out, if necessary mitigation is implemented on an individual basis.
If higher densities of development are allowed, the circulation system would be significantly
affected and constraints on further housing development would be increased.
Storm Drainage
The storm drainage system of Los Altos Hills is designed to the greatest extent possible to
maintain natural water drainage patterns. Public roads usually have no curbs or gutters and there
' are no major public storm water detention facilities. Improvements consist primarily of street
culverts which pass under driveways. Drainage and erosion problems have sometimes occurred
from past development which was not subject to the level of engineering review and standards
' required today. The Town has recently begun a study of storm drainage problems and the
improvements which will be necessary to control these problems. As mentioned previously,
' storm drainage is a constraint to development in that many remaining vacant properties have
storm drainage problems which will require correction prior to development. These necessary
storm drainage improvements may also create an increase in housing costs since they may dictate
' the design of the development on the site and limit it to some degree. The current infrastructure
of the Town has limited resources to maintain current and improve needed drainage facilities in
the Town, even with the fees .charged in association with the issuance of building permits for
' new residential units. Allowance of higher density in the Town would intensify the problems
already experienced in the Town with drainage facilities.
Page 32
Constraints To and Opportunities For Housing Development Town of Los Altos Hills
2002 Housing Element
Wastewater Treatment '
The Town's wastewater treatment needs are served by individual septic systems and by sanitary '
sewer service. Approximately one-third of the Town utilizes septic systems, one-third is served
through contract with the Palo Alto sanitary sewer system, and one third through contract with '
the Los Altos sanitary sewer system. The Palo Alto sanitary sewer basin has adequate capacity to
accommodate new connections in the Town. However, sanitary sewer lines do not presently
extend to all areas of the community. Parcels more than 400 feet from existing sanitary sewer
lines have the option of installing individual septic systems, which is often less expensive than
the cost of extending sanitary sewer lines. However, some parcels located more than 400 feet
from existing sanitary sewer lines are precluded or severely constrained in terms of the use of '
individual septic systems due to other site constraints, including extreme slope and soils not
suited for septic system leach fields. The Los Altos sanitary sewer is almost at contractual
capacity. This is considered a significant constraint to development in the southern one third of
the Town . A joint sewer study by Los Altos and Los Altos Hills is expected to be completed in
2003 to determine under what conditions additional capacity may be granted. ,
Fire Protection
Los Altos Hills is protected by the Santa Clara County Fire Department. The City of Palo Alto '
provides backup protection when needed. Most of the Town represents a high fire risk and there
are many concerns associated with providing adequate fire protection. Most areas of the '
community are designated as high fire hazard areas 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 and construction techniques
and materials which help mitigate the high fire hazard.
Police Protection ,
The Town of Los Altos Hills is not categorized as a high crime area. The Town's police services
are provided under contract by the Santa Clara County Sheriff's Department.
Water Supply ,
Water is supplied to the residents of Los Altos Hills by two districts - the Purissima Hills Water '
District, which serves the major portion of the area, and the California Water Service Company.
Projected housing development in Los Altos Hills is not anticipated to burden water services.
Presently, the Purissima Hills Water District purchases most of its water from the San Francisco ,
Water District. Drought conditions during the past few years have not precluded the District
from meeting demand. Additionally, the District has begun looking into the use of wells to '
increase its independent sources of water.
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Constraints To and Opportunities For Housing Development Town of Los Altos Hills
2002 Housing Element
' The California Water Service Company, which serves the remainder of Los Altos Hills, had a
peak use of 24,000,337 gallons per day (1984 summer figure), which was far below the
maximum capacity. An exact maximum capacity figure was not available because additional
water can be obtained from the Santa Clara Valley Water District. Additionally, 40 existing wells
' which are not typically used on a daily basis could be used in the future or in an emergency.
Overall, the supply of water does not appear to pose a housing development constraint at this
time or within the next five years.
School Districts
' Los Altos Hills is located withinortions of three school districts the Los Altos
p � Elementary
' School District, the Palo Alto Unified School District, and the Mountain View-Los Altos Union
High School District. Enrollment in these districts, particularly at the elementary school level,
has been increasing slowly over the past few years and is projected to continue to do so. Reports
' from the districts indicate that there is concern about potential over-crowding in the future if
development continues to occur in the areas served by the districts.
' Public Transportation
Public transportation service to Foothill College and downtown Los Altos is provided by the
' Santa Clara Valley Transportation Authority. The District's service to the Town is limited, and it
is estimated that fewer than 125 of the more than 2,650 properties in Town are within 1/2 mile of
public transportation. Transportation for seniors and disabled persons unable to utilize
conventional public transportation is provided by the District's paratransit service.
' Commercial Services
While not infrastructure in the typical sense, there exists in the Town a lack of any commercial
' services typically associated with suburban communities, such as retail shopping and financial,
business, and medical services. As has been outlined earlier in this Element, the Town does not
allow the development of these services inasmuch as they would be duplicative of services
available in adjoining suburban communities, and within close proximity by automobile.
. OPPORTUNITIES FOR HOUSING
There are opportunities for the Town to add additional residential units to its current stock, even
' though there are significant constraints to the additional development of housing. Most of the
land within the Town's existing corporate limits has been previously subdivided and developed.
Remaining properties within the Town tend to be those which are less easily developed due to
environmental and infrastructure constraints. However, Los Altos Hills finds itself with greater
potential because of its large lots which can accommodate a form of`infill' housing through the
encouragement of residential second units.
' Page 34
Constraints To and Opportunities For Housing Development Town of Los Altos Hills
2002 Housing Element
Vacant and Underutilized Parcels '
The Town's zoning requires that residential lots have a minimum lot size of 1 acre. Given that ,
additional development constraints such as topography, easements, and dedications may further
reduce the net parcel area of a proposed subdivision, it is likely that most future subdivisions will
occur on parcels with a minimum area of 3 acres. A vacant and underutilized parcel study
identified a total of 138 vacant parcels which are at least 3 acres with potential to be subdivided.
The results of the study are provided in Table D-1 of Appendix D. An evaluation of known '
development constraints for each site was provided by the Town's planning staff. Factoring in
the site constraints for these parcels, it was estimated that a range of 61-155 additional units each
may be added through subdivision of these parcels.
Sites Suitable For Low and Moderate Priced Housing
It is very unlikely that any of the parcels located within the boundaries of the Town and as
identified in Appendix D could accommodate primary residences which are available to '
moderate, low, or very low income families. The high cost of Town lands would require a
density of development incompatible with the Town's rural residential density and available
infrastructure in the Town (e.g. narrow roads, lack of storm drainage facilities, the probability of '
continued use of septic rather than sewer systems). The Town does not have any public services
or facilities other than the Town government offices and a few schools. Public transportation
opportunities are limited as addressed earlier in this Element. The area known as the Spalding '
/Magdelena Avenue is an established residential neighborhood located in the southern half of
Town in the unincorporated lands of Santa Clara County. The area consists of 95 lots including ,
40 lots that are one quarter of an acre in size or smaller. The properties in this area are connected
to the sewer system. When the area is annexed, existing parcels less than 1 acre in size will
remain legal non-conforming and will be allowed to redevelop at the same density and under the '
same development standards. Similarly, secondary units will be allowed in accordance with
existing County of Santa Clara standards. This will provide higher density housing in an
otherwise very low(estate) density area. ,
Sites Suitable for Residential Second Units ,
All vacant and underutilized parcels identified in Appendix D can be developed with a second
unit. Given some of the benefits of second units which were discussed in this Element, it is very
likely the Town will continue to receive more applications for the development of second units.
Additionally,the Town's sphere of influence offer opportunities for development of second units
Annexation of Sites Suitable for development '
In 2002 the Town prezoned a total of 286 acres of land known as San Antonio Hills that includes
primarily one-acre lots. It is anticipated that most of these lands will be annexed to the Town of
Los Altos Hills though not all within the timeframe of the 2001 Housing Element. In late 2002, '
Page 35
' Constraints To and Opportunities For Housing Development Town of Los Altos Hills
2002 Housing Element
the 58 acres of Ravensbury Area within San Antonio Hills was annexed by the Town. This will
add to the supply of available housing units in the Town of Los Altos Hills. Additionally, all lots
of one or more acres in size can potentially accommodate a secondary unit thus increasing the
supply of affordable rental units.
Sites Suitable For Factory-Built Housing and Mobile Homes
All vacant parcels identified on Appendix D are available for rental, factory-built or pre-
fabricated housing. It is probable that non-governmental constraints, such as property costs, will
continue to preclude this type of housing development in Los Altos Hills in the future, even on
' lots that currently exist below the required 1-acre minimum.
' Sites Suitable for Employee Housing
Certain institutional uses (i.e. Fremont Hills Country Club, Packard Foundation, Westwind Barn)
' offer opportunities for the development of housing for employees. Through an amendment of
the Zoning Ordinance, institutional uses will be able to create opportunities for a small number
of employees, of these institutions to live on-site. This will help in the creation of affordable
housing opportunities in Los Altos while helping in the reduction of commute traffic and
contributing to the Town's jobs/housing balance efforts.
iEmergency Shelter
Organizations which provide emergency shelter are located in nearby communities. These
organizations, the cities in which they are located, and a brief description of the services they
offer are listed below.
' • Community Services Agency of Mountain View/Los Altos (Los Altos)
' Refers needy persons to emergency shelters in the area or uses a voucher system to
provide temporary lodging (maximum of 3 days) at a motel. Families with children are
' given first priority. All cases are reviewed individually. A portion of the Town's Housing
and Community Development Block Grant Program funds have been allocated to the
Community Services Agency.
' • Salvation Army(Sunnyvale/Mountain View) and Extension(Los Altos)
' Refers all persons, if possible, to emergency shelters or provides one day shelter at a
motel using a voucher system on a very limited, case by case basis. Single men are
generally referred to the San Jose Hospitality House where they may stay free of charge
for three nights per year. Fees are charged for additional nights lodging.
' Alpha Omega Homeless Shelters
' Page 36
Constraints To and Opportunities For Housing Development Town of Los Altos Hills
2002 Housing Element
The Alpha Omega Homeless Shelter is a Community Service Agency (CSA) program
that collaborates with churches in Los Altos Hills and Mountain View to provide short-
term housing and general assistance for individuals actively seeking employment. The
shelters are operated on a rotating basis among the 17 participating churches. Case '
management and assistance with life skills development, medical/dental care, and
financial and legal matters are provided at CSA offices.
• Haven Family House (Menlo Park)
Acts as a transitional housing center for families referred there by different agencies, '
primarily Fair Oaks Community Center and Bayshore Christian Ministries. Families
typically stay for about two months.
• Urban Ministry of Palo Alto
Operates Hotel DeZinc, a shelter providing lodging for 15 to 20 single persons. Families ,
are not accommodated and are instead referred to other shelters in both San Mateo and
Santa Clara County. '
• Fair Oaks Community Center(Redwood City)
Wheneverossible refers both families and singles to transitional housing facilities. In '
p � g g
limited cases,provides vouchers for a maximum of two to three nights stay at a motel. '
Housing and Community Development Block Grants
The Town participates with Santa Clara County in the Federal Housing and Community ,
Development Block Grant Program (CDBG), a funding source which makes available Federal
funds to aid the development of among other items, affordable housing. The Town has received '
approximately $50,000 to $90,000 per year since it began participating with the County in 1988.
While the funds are generally targeted for low income households wanting to rehabilitate their ,
homes, funds have not been fully used for that purpose since the Town's initial participation.
According to the County Housing and Community Development Department an estimated
$400,000 in CDBG funds are available for residential rehabilitation projects. However, because ,
very few Town residents have availed themselves of this money, the funds have also been made
available to qualified residents in County unincorporated areas. The Town can also request that
accumulated CDBG funds be set aside for specific projects, which it has done in recent years to '
provide financial support for Project Match and Mid-Peninsula Housing Coalition projects.
1
Page 37 '
i
Energy Consumption and Conservation Town of Los Altos Hills
2002 Housing Element
iENERGY CONSUMPTION AND CONSERVATION
iEnergy conservation is standard practice in the housing development industry today. Through
basic energy conservation construction techniques, households are able to lower energy bills and
' conserve natural resources.
In the Los Altos Hills area, energy costs and consumption result 'mainly from space and water
i heating. In 1990, a majority of the residents (84%) relied on natural gas for space and water
heating.For space and water heating, the remainder of the population which does not use utility
gas relied on electricity(10.5%), bottled or tank gas (2.8%), fuel oil (1%), or wood(1.4%).
' Initially, most energy.conservation measures were applied d only by homeowners or developers
who individually deemed it to be a worthwhile endeavor. Presently, however, statewide energy
' conservation standards, adopted in July 1983 (single-family homes) and January 1984 (multi-
family units) are enforced throughout the state so that'a minimum level of energy efficiency is-
established. Every newly constructed residential unit is required to abide by specified
conservation regulations. These regulations are enforced by the Town of Los Altos Hills'
Building Department through careful review of each proposed project for adequate energy
i efficiency as defined by the California Energy Commission. The Energy Commission has
divided the state into a series of climate zones. Los Altos-Hills is situated in Climate Zone 4.
State energy efficiency standards are associated with this climate zone's special characteristics so
' as to maximize energy conservation: Mandatory features and devices required of all housing
units in order to comply with State regulations include:
' • insulation of ceilings, walls, ducts, water tanks, and pipes;
• caulking of all joints and penetrations; .
' • approved and certified doors, windows, fireplaces, shower heads, faucets, and heating
equipment;
• setback thermostats; and
i • efficient gas cooking appliances.
For further information on detailed requirements, refer to the Climate Zone 4 Manual issued by
ithe California Energy Commission.
' In addition, the Town encourages the use of both passive and active solar energy conservation
techniques in building design and siting.
' Page 38
Housing Goals,Policies,Programs,and Objectives Town of Los Altos Hills
2002 Housing Element
HOUSING GOALS, POLICIES,PROGRAMS,AND OBJECTIVES
GENERAL STRATEGY '
As outlined in preceding sections of this Element, no significant housing needs or deficiencies
have been identified in the Town. Nonetheless, the Town remains committed to ensuring that ,
residential development and housing opportunities within the Town continue along the course
established by the 1988 and 1998 Housing Elements. ,
In particular, the Town's approach to providing additional low and moderate income housing
opportunities will emphasize the construction of new residential second units on existing lots and '
in future subdivisions, and the conversion of portions of existing primary residential units to
secondary units. Residential second units are a practical solution for affordable housing in
affluent and semi-rural communities such as Los Altos Hills. The potential advantages and ,
benefits that second units offer include12:
• increasing residential units with relatively minimal impacts to the Town's semi-rural ,
environment;
.• affordable rents due to the lower costs of building second units relative to single family ,
homes;
• rental income for elderly and young homeowners who might not otherwisebe able to
afford payment or maintenance of a home on a single income; ,
• non-monetary benefits provided by renters including services, companionship and added
home security; '
In addition to encouraging second unit construction, the 1988 second unit ordinance also
legalized hundreds of previously existing second units. The Town's primary affordable housing '
strategy through the end of the decade will be to further encourage second unit construction
through incentives to reserve floor area for such units, reduced fees and review time for
processing second unit requests, enhanced public awareness of the opportunity to construct '
second units, and perhaps limited financial assistance for such construction.
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,.while at the same time remaining true to the principles upon ,
which the Town was incorporated - mainly preservation of a unique rural residential
environment set amidst a natural setting. None of the individual goals, policies, or programs is
intended to be an entire solution to the issue of housing in the Town, but instead comprise a
complete, integrated solution.
12 From Rural by Design:Maintaining Small Town Character,Randall Arendt,et.al.,American Planning
Association(1994). '
Page 39
Housing Goals,Policies,Programs,and Objectives Town of Los Altos Hills
2002 Housing Element
GOALS,POLICIES,AND PROGRAMS
I. Goal Preserve the existing character of the Town and provide housing opportunities for
persons who desire to reside in a rural and environmentally sensitive environment.
A. Policy Ensure that all new residential development and reconstruction and
' rehabilitation of existing residences preserve the natural environmental
qualities which significantly contribute to the rural atmosphere of the
Town, including the hills, ridgelines, views, natural water courses, and the
native trees.
' S. Policy Continue to guide residential development in a manner that is sensitive
particularly in areas with significant environmental constraints.
' C. Policy Protect areas with exceptional natural value.
D. Policy Ensure that reasonable opportunities 'are available for new residential
development and reconstruction, and rehabilitation of existing residences
while preserving, as much as possible, existing views, hills, ridgelines,
water courses, riparian vegetation, significant open spaces, and native
' trees.
E. Policy Require landscaping to soften the impact of new development on the
t surrounding community.
F. Policy Require storm water drainage and erosion control systems to be designed
to maintain, to the greatest extent possible, existing water drainage
patterns and to protect existing downstream lands from flooding and
' flooding related hazards.
1. Program Review all new residential development and reconstruction and
' rehabilitation of existing residences through the Site
Development , Permit review process, which focuses on
development siting as well as issues of grading, drainage,
access, and landscape screening as visual mitigation.
' Time Frame: Ongoing
Responsible Agency: Planning
Quantified Objective: N/A
2. Program Work with County of,Santa Clara, midpeninsula cities, the
' Midpeninsula Regional Open Space District and other public
' Page 40
Housing Goals,Policies,Programs,and Objectives Town of Los Altos Hills '
2002 Housing Element
agencies to promote open space programs that are compatible '
with the Town's goals and policies, especially within the Town
and its Sphere of Influence. (Policies A- D) 1
Time Frame: Ongoing
Responsible Agency: Planning/Public Works ,
Quantified Objective: N/A
U. Goal Maintain and reserve the quality of the Town's housing stock.
P q tY
G. Policy Rely on individual property owners to maintain the quality of the Town's '
housing stock on an individual basis.
3. Program Participate through Santa Clara County in the Federal Housing '
and Community Development Block Grant Program to provide -
housing rehabilitation loans for low and moderate income ,
housing units/households. Make available to the Town
residents information about CDBG funds on the Town
Website. '
Time Frame: Ongoing
Responsible Agency Planning/City Manager ,
Quantified Objective: N/A
4. Program Enforce the Uniform Housing Code through an on-going '
program of enforcement and abatement based on complaints
from Town residents.
Time Frame: Ongoing
Responsible Agency Building Department '
Quantified Objective: N/A
III. Goal Ensure that all local housing needs and the Town's fair share of the regional '
housing need are met.
H. Policy Facilitate the private development of new residential units and the
reconstruction and rehabilitation of existing residential units to meet the
identified housing needs for all income levels of the community and '
provide for variety of housing opportunities.
5. Program Continue to facilitate and expedite the development of new and S
the rehabilitation and reconstruction of existing residential units.
Page 41 '
I
Housing Goals,Policies,Programs,and Objectives Town of Los Altos Hills
' 2002 Housing Element
The prompt processing of subdivision and design review
applications and building_permits has resulted in average
' construction rates consistent with the projected demand for
housing in Los Altos Hills. The Town will continue to assist the
' property owners and development community in the housing
development process.
' Time Frame: Ongoing (Yearly Update)
Responsible Agency: Planning/Building
Quantified Objective: 212 above-moderate units
6. Program Continue the annexation of lands within the Town's Sphere of
' Influence to increase the Town's supply of lands suitable for
residential development. (Formerly Program 7)
' In 2002 the Town prezoned a total of 286 acres of land known
as San Antonio Hills that includes primarily one-acre lots. It is
' anticipated that most of these lands will be annexed to the
Town of Los Altos Hills though not all within the timeframe of
the 2001 Housing Element. In late 2002, the 58 acres of
' Ravenbury Area within San Antonio Hills was annexed by the
Town. This will add to the supply of available housing units in
the Town of Los Altos Hills. Additionally, all lots of one or
more acres in size can potentially accommodate a secondary
unit thus increasing the supply of affordable rental units.
' Time Frame: June 2003
(Ravensbury Annexation)
Responsible Agency: Planning/City Council
Quantified Objective: 3 very low,3 low and
3 moderate
' 7. Program Study and pursue additional sewer capacity for the Los Altos
Basin area.
The Town is in theP rocess of preparing a Sanitary Sewer
Master Plan to serve as a strategic planning guide for the
' grading, improving and expanding of the Town's sewer
infrastructure to meet existing and total "build-out" needs.
' Currently, 1,827 lots or approximately 60% of the Town's
parcels are served by septic systems. It is anticipated that
less than 10 percent of the existing systems cannot be
' replaced by new septic systems and thus will require sewer
' Page 42
1
Housing Goals,Policies,Programs,and Objectives Town of Los.Altos Hills
2002 Housing Element
1
services from the Town within the next 10JO to 15 years.
Preliminary findings show that the Town's system has .
" adequate capacity to accommodate existing peak wet ,
weather flows. This includes existing sites where secondary
dwelling and employee units can be accommodated. The
Town's sewer demands will continue to increase with new
development, annexation of areas within the Town's sphere
of influence and failure of some existing septic systems. '
However, it is unlikely that the Town will have to provide
sewer services to all parcels given that topographical '
constraints of-many of these parcels make it unfeasible to
connect to the sewer lines.= It is anticipated that at build-
out,some deficient pipes with igsufficient capacity will have '
to, be replaced. The. area known as Spalding
Avenue/Magdalena Avenue is currently connected to the
Los Altos Basin sewer system.
The . Master Plan .will include, recommended capital
improvement program to finance construction of required ,
increased capacity to meet.the.needs as they.arise..A joint
sewer study. is .underway in, coordination with the City of
Los Altos to determine what, if any, improvements are '
needed to the Los Altos Basin-system to renegotiate with
Los Altos Hills for additional sewer connections. The '
conclusions of the joint sewer study will help determine the
Town's share of costs to pay for upgrades to the system and
its contractual obligations to increase sewer connections in '
the Los Altos Basin to allow development at build-out.
Thus, it is not anticipated that there will be a lack a sewer
service to the southern end of Town that would impact the
development of secondary units or employee housing within
existing annexed lands or within the Spalding '
Ave./Magdalena Ave. neighborhood.
Time Frame: December 2003 ,
Responsible Agency: Los Altos Public Works
Los Altos Hills Public Works
Quantified Objective: NA '
8. Program Prezone 95 ' lots within the Spalding/Magdalena '
neighborhood including 40 lots that are one quarter of an
acre in size or smaller and 1) adopt minimum development
standards consistent with current County zoning standards
Page 43 ,
Housing Goals,Policies,Programs,and Objectives Town of Los Altos Hills
' 2002 Housing Element
for the ME District-(setback for front-25 ft., side-5 ft.,
corner" lot side-10' ft., rear-25 ft., scenic road-100 ft.;
maximum height-35 ft./2 stories), 2) establishes a process
for subsequent review of a development application that
will require Site Development Review by the Planning
Commission, and 3) adopt Santa Clara County standards
for secondary units applicable to lots under one acre
iminimum (4.10.340). Approval of secondary units shall be
a ministerial process in accordance with AB1866.
' Time Frame: Prezone:Dec. 2004
Annexation:2005-2006
' Responsible Agency: City Council
Quantified Objective: 10 moderate units
3 low units
' 9. Program Modify the ZoningOrdinance to allow institutions located
g Y
within Los Altos Hills to provide housing for employees.
Modify the zoning ordinance to change permitted uses in
' institutional lands (i.e. Fremont Hills Country Club, Packard
Foundation, Westwind Barn) to allow housing for employees.
Through this revision, institutions will be able to create
' opportunities for a small number of employees, of these
institutions to live on-site in Los Altos Hills. This will help in
the creation of affordable housing opportunities in Los Altos
Hills while helping in the reduction of commute traffic.
Under the current Ordinance, institutional uses require a
conditional use permit. The Town of Los Altos Hills will
amend the zoning ordinance as follows 1) employee housing.
shall be permitted within institutional use properties where
directly related to the main use, 2) standards shall be
developed to include incentives such as reduced parking
requirements, 3) a use permit amendment will be required
for approval of employee housing.
Time Frame: Ordinance 2003;
Units 2003-2006
' Responsible Agency: City Council
Quantified Objective: 2 very low,
3 low income units
' Page 44
Housing Goals,Policies,Programs,and Objectives Town of Los Altos Hills
2002 Housing Element '
10. Program Develop maintain and'make available on the City's website
information on the construction of new, and rehabilitation of
existing residential units. (Formerly Program 6)
Time Frame: Beginning January 2004. ,
Responsible Agency: Planning/Building
Quantified Objective: N/A
. I. Policy Provide opportunities for lower cost housing through the development of '
residential second units, including new second units and those developed ,
through the conversion of portions of existing primary units equating to at
least 20% of all newly constructed residential units.
11.1 Program Provide a review process to allow staff level approval of all ,
residential second units.
Since the adoption of the 1998 Housing•Element, the Town has '
successfully adopted an administrative review process for
residenti al'second units whereby any second units that conform ,
to development standards may be approved at staff level. This
has resulted in an expedited process and the production of 27- '
second units from 1999 through 2002. The Town will continue
to encourage and facilitate the" production of second units
through the expedited administrative review process. ,
Time Frame: Ongoing
Responsible Agency: Planning '
Quantified Objective: 20 very low, 7 low and 10
moderate units
12. Program Beginning on July 1, 2003, secondary dwelling units shall
require ministerial approval only. The Town will revise the '
Zoning Ordinance to adopt a ministerial review process for
secondary dwelling units in accordance with Government
Code Section 65852.2 (second-unit law). The Town will ,
submit a copy of the revised Ordinance to HCD within 60
days of adoption. '
Time Frame: Spring 2004
Responsible Agency: Planning '
Quantified Objective: N/A
Page 45 ,
r-
Housing Goals,Policies,Programs,and Objectives Town of Los Altos Hills
2002 Housing Element
13. Program Waive the housing fee ($1,050) for all residential second units.
(Formerly Program 9)
Time Frame: January 2004
Responsible Agency: City Council
Quantified Objective: N/A
14. Program Develop a residential second unit brochure, to.be available at
the Town's public information counter and to be given to each
applicant for development of a residential parcel within the
Town, to existing residents interested in developing new
second units or converting portions of existing primary units,
and to seniors seeking opportunities to remain in Los Altos
Hills. The second unit brochures shall be provided to all
owners of property that is prezoned and annexed to the
' Town of Los Altos Hills. Brochures shall include
information regarding incentive for construction of
' secondary units, such as an expeditious review (ministerial)
process and waiver of housing fee. Additionally, the
secondary unit brochure and/or information contained
therein, shall be included in the Town's website.
Time Frame: December 2003
Responsible Agency: Planning/Building
Quantified Objective: N/A
Policy Work and cooperate with the Foothill-DeAnza Community College
District in the development of student, faculty and employee housing
' apartments at Foothill College by processing development applications in
an expeditious manner.
15. Program Meet with College District Representatives to explore
opportunities with the Foothill-DeAnza Community College
District for the development of affordable student, faculty and
' employee housing on "the College properties, and provide
incentives for development through an expedited review
process.
Time Frame: January 2004
' Responsible Agency: Planning/City
Manager/City Council
Quantified Objective: N/A
Page 46
Housing Goals,Policies,Programs,and Objectives Town of Los Altos Hills
2002 Housing Element '
K. Policy Use density bonus to encourage the creation of affordable housing.
16. Program Adopt a density bonus ordinance to encourage affordable or ,
senior housing or both in accordance with Government Code
Section 65015 et seq. ,
Time Frame: Ordinance Change January
2004;2003-2006 '
Responsible Agency: City Council
Quantified Objective: N/A '
L. Policy Participate with Santa Clara County, the Association of Bay Area
Governments, and the State Department of Housing and Community '
Development in the routine assessment of local and regional housing
needs as they relate to the Town.
17. Prog ram At least once every five years participate in the determination ,
of the Town's local housing needs. (Formerly Program 11)
Time Frame: 2006
Responsible Agency: Planning/City Council
Quantified Objective: N/A '
18. Program Maintain an inventory of sites, either manually or via the use of '
a computerized data base, suitable for residential development,
based on available environmental and infrastructure
information. (Formerly Program 12) '
Time Frame: Ongoing ,
Responsible Agency: Planning/Public Works
Quantified Objective: N/A
. 19. Program At least once at the be ig nninizand once at the end of the five- ,
year timeframe of the Housing Element, conduct Town-wide
surveys to ascertain information on rental rates of rooms and ,
second units, occupancy status, structural condition of unit or
room,etc. (Formerly Program 13)
Time Frame: 2002, 2006
Responsible Agency: Planning '
Quantified Objective: N/A
Page 47 '
Housing Goals,Policies,Programs,and Objectives Town of Los Altos Hills
' 2002 Housing Element
20. Program Maintain an inventory of secondary units and provide monthly
and yearly updates on the construction of secondary units.
At mid-point in the timeframe of the Housing Element, the
Town will compare the results of the tracking system with
its regional housing needs allocation (RHNA) for very low,
low and moderate-income families. If RHNA is not being
' met, the City will develop alternative strategies for
addressing the housing needs of low, lower and moderate-
income families.
Time France: Yearly Updates—Survey 2004
' Responsible Agency: Building/Planning
Quantified Objective: N/A
' M. Policy Review Town policies and regulations on a regular basis to ensure that the
regulations, the process, and the fees do not lead to unnecessary
impediments to housing development nor unnecessary increases in
housing development costs.
' 21. Program Review all building and planning fees on a regular basis to
assure that fees charged cover but do not exceed the Town's
costs of delivering services and adjust accordingly. (Formerly
' Program 14)
The Town completed a review of development fee charges in
' Fall of 2002 that resulted in the recommendation to reduce
building permit fees for new single-family residences and
' residential second units. Town Council has approved the
recommended reductions with adoption of Ordinance to take
effect in March 2003.
Time Frame: Annually
Responsible Agency: City Council
Quantified Objective: N/A
N. Policy Maintain and provide pertinent information pertaining to environmental
constraints affecting residential development.
' 22. Program Develop, maintain, and make available pamphlets, brochures,
and other written information on she Town's development and
environmental constraints and permitting process.
Page 48
Housing Goals,Policies,Programs,and Objectives Town of Los Altos Hills
2002 Housing Element
Time Frame: Ongoing (Yearly Update)
Responsible Agency: Planning/Building
Quantified Objective: N/A '
IV. Goal To encourage energy conservation to lower housing operation costs, reduce '
demands on existing energy systems, and preserve non-renewable resources.
O. Policy Recommend and promote energy conservation in existing and new '
housing.
23. Program Enforce the use of energy conserving features required by the '
latest edition of the Uniform Building Code and applicable
provisions of the California Government Code. (Formerly '
Program 15)
Time Frame: Ongoing
Responsible Agency: Building
Quantified Objective: N/A
24. Program Refer interested citizens to PG&E for information on energy
conservation. (Formerly Program 16) '
t Time Frame: Ongoing
Responsible Agency: Building
Quantified Objective: N/A
V. Goal Encourage older residents to remain members of the community. '
P. Policy Support and encourage _participation in programs for seniors in '
cooperation with local and regional non-profit agencies. 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 of Los Altos Hills will prepare a handout with information
on this service and will make it available at the public counter. A link
to the Mid-Peninsula Citizens for Fair Housing will be made available '
on the Town's Web-site. In addition, the Town will continue to refer
complaints on discrimination in housing access to Mid-Peninsula
Citizens for Fair Housing. '
Page 49
' Housing Goals,Policies,Programs,and Objectives Town of Los Altos Hills
2002 Housing Element
i
25. Program Continue to provide financial support to the Community
Services Agency and the Los Altos Senior Center for the
provision of such services as emergency assistance, nutrition
' and hot meal programs, information and referral, and senior
care management. (Formerly Program 17)
' Time Frame: Ongoing
Responsible Agency: City Council/City Manager
Quantified Objective: $10,000 in annual
' contributions
26. Program Support Project Match, a home sharing service that matches
seniors interested in sharing their homes with other seniors,
including publicizing Project Match its services via articles in
' local newspapers and newsletters, and possibly including
financial support to assist Project Match. (Formerly Program
18)
' Time Frame: Ongoing
Responsible Agency: City Council/City Manager
Quantified Objective: 0 -$5,000
VI. Goal Eliminate discrimination in housing access based on race, religion, national origin,
age, sex, marital status or physical handicap, and other arbitrary barriers that
prevent choice of housing.
Q. Policy Refer complaints of discrimination to groups such as the Midpeninsula .
Citizens for Fair Housing to provide fair housing services if necessary.
L Time Frame: Ongoing
g g
' Responsible Agency: Planning/City Manager
Quantified Objective: NA
' R. Policy Address the housing needs of special population groups.
27. Program Promote home room rentals to college students through articles
' in local newspapers and newsletters and via postings on
appropriate kiosks and housing offices at Foothill Community
College and Stanford University. (Formerly Program 19)
Time Frame: Ongoing
' Responsible Agency: City Manager
' Page 50
Housing Goals,Policies,Programs,and Objectives Town of Los Altos Hills ,
2002 Housing Element
Quantified Objective: N/A ,
28. Program Refer any individual or household in need of emergency shelter '
to appropriate agencies and organizations. (Formerly Program
20) '
Time Frame: Ongoing
Responsible Agency: Planning/City Manager '
Quantified Objective: N/A
29. Program As required by State Law, amend the Zoning Ordinance to '
allow board and care facilities for six or fewer residents and
transitional housing. I
The California Health and Safety Code Section 1568.031
provides that a residential care facility (defined as a facility
serving_six or fewer persons) is a residential use and must be
permitted wherever residential uses are allowed.
Time Frame: December 2003 '
Responsible Agency: City Council
Quantified Objective: N/A
S. Policy Review the Zoning_ Ordinance to identify provisions that could pose '
constraints on the development of housing for persons with disabilities,
and amend the ordinance as needed to expedite retrofit efforts to comply
with the Americans with Disabilities Act (ADA), require ADA
compliance in all new development that is subject to ADA, and provide
adequate flexibility in the development of housing for persons with
disabilities. '
30. Program Establish procedures for review of new residential ,
developments to ensure ADA compliance,where applicable.
Time Frame: December 2003 '
Responsible Agency: City Council
Quantified Objective: N/A
VII. Goal Preserve neighborhood quality while ensuring an expeditious development review '
process.
1
Page 51 '
Housing Goals,Policies,Programs,and Objectives Town of Los Altos Hills
2002 Housing Element
' T. Policy Review all new proposed residential development via the Site
Development Permit process to ensure compatibility among existing
' community standards.
31. Program Review and update development review procedures in
coordination with city departments and other responsible
agencies to ensure efficient customer service and expeditious
delivery of development review services.
Time Frame: June 2003
' Responsible Agency: Planning/City Council
Quantified Objective: N/A
' U. Policy Encourage rehabilitation and reconstruction of existing residential units
compatible with the established neighborhood character.
32. Program Establish and implement residential development guidelines to
assist in design and review
Time Frame: Ongoing
Responsible Agency: Planning/City Manager
' Quantified Objective: N/A
V. Policy Maintain and improve necessary community services as needed to
accommodate new residential development.
33. Program Update 2001 Communily Survey that evaluates the condition
and need for community services and report to City Council.
Time Frame: April 2006
Responsible Agency: Planning
Quantified Objective: N/A
34. Program Continue to participate with Santa Clara County in the Federal
' Housing and Community Development Block Grant Program,
with allocation of the Town's share of funds prioritized first to
Town residents and programs, and then to programs that
benefit the local area. (Formerly Program S)
Time Frame: Ongoing
Responsible Agency: Planning/City Manager
Quantified Objective: N/A
' Page 52
Housing Goals,Policies,Programs,and Objectives Town of Los Altos Hills
1
2002 Housing Element
VIII.Goal Prevent loss of housing units due to wildland fire that cost Los Altos Hills 15 1
housing units in 1985, and cost the Oakland Hills 3,000 units in a similar setting in
1991. '
W. Policy Encourage undergrounding of overhead transmission lines in areas of
relatively high risk for wildland fires. '
35. Program Make available material including brochures and pamphlets to '
educate the Town public on the benefits of undergrounding
utility lines. (Formerly Program 21)
Time Frame: January 2004
Responsible Agency: Public Works
Quantified Objective: N/A
X. Policy Cooperate with the Fire Department on fire prevention efforts including
brush and weed abatement. '
36. Program Make available material on the Town's Web Site to educate the
Town public on the benefits of and requirements for brush and
weed abatement.
Time Frame: January 2004
Responsible Agency: Fire/Building
Quantified Objective: N/A
Y. Policy Cooperate with Purissima Hills Water Department on hydrant upgrades.
37. Program Make available material on the Town's Web Site to educate the
Town public on the hydrant upgrades requirements. '
Time Frame: January 2004
Responsible Agency: Public Works '
Quantified Objective: N/A
1
Page 53
Housing Goals Policies,Programs,and Objectives Town of Los Altos Hills
2002 Housing Element
SUMMARY OF OBJECTIVES
The Town is required in the Housing Element to quantify the objectives of the Town for the
period 1999-2006 so as to project the number of new residential units which will be developed
within the Town. As has been documented earlier in this Element, the Town has made
substantial progress in addressing its regional fair share of housing in all four income categories.
The Town has already met its regional fair share for above moderate housing units with permits
' issued for 61 new residences during 1999-2001. During this same period 21 new second units
were permitted. Data on the Town's rate of residential second unit construction suggest the
possibility of 33 new second units being constructed for the period 2002-2006. Even if the rate of
' second unit construction decreased, an increase of just 10 second units during 2002-2006 would
substantially meet the Town's housing needs for all other income levels.
Table 8 below represents the Town's residential construction objectives for this housing element
period. Data for 1999-2001 is based on actual permits issued. Using the Town's current rate of
' new residential construction, an estimated 28 second units will be added to the housing stock
during 2002-2006. The distribution of new units by income categories is based on the Town's
2002 Second Unit Survey. In addition, the annexation of lands will increase the potential for
construction of second units on all properties containing one acre as well as potentially increase
the inventory of homes within the moderate income range.
' Table 8
Residential Unit Construction Objectives
' 1999-2006
Residential Unit Type 1999-2001 2002-2006 Total ABAG Regional Fair Share
' Above Moderate 107 105 212 53
Moderate 4 19 23 15
Low 5 11 16 5
Very Low 14 11 25 10
Total 130 146 276 83
' Rehabilitated units 5 5
1
1
1
Page 54
Appendix A-Secondary Unit Survey-Update 2002 Town of Los Altos Hills
2002 Housing Element
APPENDIX A
SECONDARY UNIT SURVEY-UPDATE 2002
A Secondary Unit, as defined by the State, is a self-contained dwelling with all o
the following:
a) Its own entrance
b) A cooking facility
c) A bathroom
d) Not exceeding 1000 square feet floor area '
It may be either attached to the main building, or separate from it.
If you have a secondary unit,please circle the appropriate letter for the responses in Sections A
and C. ,
If you do not have a secondary unit, fill out Section B only.
SECTION A
1. About how big is your unit? '
a) Under 700 square feet
b) Over 700 square feet '
2. Is the unit
a) Attached to your main house? '
b) Detached from the main house?
3. Type of unit:
a) Studio
b) 1 bedroom ,
C) 2 bedroom
4. About how old is your unit?
a) Built before 1956
b) Built between 1956 and 1989
C) Built after 1989 t
5. Is the unit occupied? '
a) Yes (if"yes,"proceed to question#6)
b) No (if"no,"ignore question#6, and go to #7)
Page 55 '
Appendix A-Secondary Unit Survey-Update 2002 Town of Los Altos Hills
2002 Housing Element
' 6. What is the monthly rent of your unit?
a) No rent is charged
' b) Under $490
C) $490 to $625
d) $626 to $760
e) Over$760
7. If you don't currently rent your unit, what would you expect to charge if you did?
a) Under $490
b) $490 to $625
C) $626 to $760
d) Over $760
8. Please check the age groups of current occupants of your unit.
a) Under 16 years
b) 16-30 years
C) 31-55 years
d) Over 55 years
' 9. Secondary unit's occupants' primary form,of transportation:
a) Car(if yes, how many? ___)
' b) Public transportation
C) Bicycle
d) Walk
SECTION B
(To be completed by residents with no secondary dwelling)
10. Do you currently have a rental unit which doesn't qualify under the State's definition as a
' secondary unit?
a) No
' b) Yes; but it doesn't qualify because it is missing:
i) A separate entrance
ii) A cooking facility
iii) A bathroom
11. Do you have a structure on your property that could be converted to a secondary
dwelling?
a) Yes
b) No
c) Don't know
12. Is your property one acre or greater?
Page 56
Appendix A-Secondary Unit Survey-Update 2002 Town of Los Altos Hills
2002 Housing Element
a) Yes '
b) No
13. Do you a s q p square at have h least 500 s feet of undeveloped floor area available for additional
development? '
a) Yes
b) No
C) Don't know '
14. Are you considering building a secondary unit?
a) Yes 1
b) No
SECTION C
15. How many secondary units do you have? '
16. Does your secondary unit conform to existing ordinances?
a) Yes
b) No, because it has the following non-conformance(s):
i) Sited in setbacks
ii) Larger than 1000 square feet '
iii) Not built to code
iv) Built without permits 1
V) Inadequate parking
vi) No separate entrance
c) Don't know
We would appreciate your thoughts and suggestions:
When you have completed this form, please mail it
in the enclosed envelope - no stamp is needed ,
Page 57
' Appendix B-Secondary Unit Survey Results Town of Los Altos Hills
2002 Housing Element
APPENDIX B
SECONDARY UNIT SURVEY RESULTS
Number of Percentage of
Responses Total
Total responses 1,245 41%
Responses w/second units 205 16%
Second units occupied- Yes 110 54%
Second units occupied-No 95 46%
Rent= $0 49 41%
Rent<$625 - $875 27 22%
' Rent= $876 - $995 12 10%
Rent> $995 32 27%
' Size<700 Sq. Ft. 111 54%
Size> 700 Sq. Ft. 94 46%
Studio 80 39%
1-Bedroom 87 42%
' 2-Bedroom 38 19%
Expected rent<$625 18 16%
' Rent=$625 $875 26 22%
Rent=$876 - $995 19 17%
Rent> $995 52 45%
Interested in second unit 179 14%
Not interested in second unit 833 67%
Not sure/No answer 233 19%
1
r
Page 58
Appendix C- 1998 Housing Element Implementation Town of Los Altos Hills '
2002 Housing Element
SII
APPENDIX C
1998 HOUSING ELEMENT MPLEMENTATION
The following presents a program by program analysis of the Town's implementation of the '
1998 Housing Element goals,policies, and programs.
L Goal Preserve the existing character of the Town and provide housing opportunities for
persons who desire to reside in a rural environment.
A. Policy Ensure that all new residential development and reconstruction and
rehabilitation of existing residences preserve the natural environmental '
qualities which significantly contribute to the rural atmosphere of the
Town, including the hills, ridgelines, views, natural water courses, and the
native trees.
B. Policy Prohibit or limit residential development in areas with significant
environmental constraints through development prohibition, avoidance, '
setbacks, and/or in-kind replacement.
C. Policy Protect areas with exceptional natural value through development
prohibition, avoidance, setbacks, in-kind replacement, and where feasible,
obtain ownership or easements to allow stewardship via o space p en and '
conservationS�"ro ams.
p
D. Policy Ensure that all new residential development and reconstruction, and
rehabilitation of existing residences preserves, as much as possible,
existing views, hills, ridgelines, water courses, riparian vegetation,
significant open spaces, and native trees.
E. Policy Require landscaping to soften the impact of new development on the
surrounding community.
F. Policy Require storm water drainage and erosion control systems to be designed
to maintain, to the greatest extent possible, existing water drainage
patterns and to protect existing downstream lands from flooding and '
flooding related hazards.
1. Program Review all new residential development and reconstruction and
rehabilitation of existing residences through the Site
Development Permit review process, which focuses on
development siting as well as issues of grading, drainage, '
access, and landscape screening as visual mitigation. (Policies
A -F)
Page 59
' Appendix C- 1998 Housing Element Implementation Town of Los Altos Hills
2002 Housing Element
The Town continues to review all new residential development
' and rehabilitation projects through the Site Development
Permit review process to ensure consistency with applicable
' regulations and policies related to development standards,
grading, drainage, and aesthetics. This program has been
carried into the current Element as Program 1.
2. Program Work with County of Santa Clara, midpeninsula cities, the
Midpeninsula Regional Open Space District and other public
' agencies to promote open space programs which are
compatible with the Town's goals and policies, especially
' within the Town and its Sphere of Influence. (Policies A -F)
As of 1998 no collaborative efforts have been made between
the Town and other agencies in promoting open space.
However, the Town continues to be committed to pursuing its
own open space policies outlined in its General Plan, as well as
supporting any future regional efforts to promote open space
that are consistent with the Town's policies. This program has
been carried into the current Element as Program 2.
1
II. Goal Maintain and preserve the quality of the Town's housing stock.
' G. Policy Rely on individual property owners to maintain the quality of the Town's
housing stock on an individual basis.
' 3. Program Participate with Santa Clara County in the Federal Housing
and Community Development Block Grant.Program to seek
funding to provide housing rehabilitation loans for low and
moderate income housing units/households.
' As previously discussed, the Town's housing stock is in good
condition and the average household income is among the
' highest in the County. Because of this there has been relatively
little need for participation in the CDBG Program. However,
the Town will continue to work through the County of Santa
Clara to make sure funds are available should the need arise to
assist Town residents with rehabilitation projects. This
1 program has been carried forward into the current Element as
Program 3.
' Page 60
Appendix C- 1998 Housing Element Implementation Town of Los Altos Hills '
2002 Housing Element
4. Program Enforce the Uniform Housing Code through an on-going
program of enforcement and abatement based on complaints
from Town residents. '
The Town's Municipal Code includes provisions for ,
enforcement of its provisions, including the use of abatement
procedures if warranted. Abatement procedures are initiated
by the Town's residences. This program has been carried
forward into the Current Element as Program 4.
III. Goal Ensure that all local housing needs and the Town's fair share of the regional ,
housing need are met.
H. Policy Facilitate the private development of new residential units and the '
reconstruction and rehabilitation of existing residential units to meet the
identified housing needs for all income levels of the community.
5. Program Develop, maintain, and make available pamphlets, brochures,
and other written information on the Town's permitting
processes to facilitate and expedite the development of new and
the rehabilitation and reconstruction of existing residential
units.
The Town has made available a "fast-track" program for ,
developers and homeowners that expedites the review process
which meet all of the Town's regulations, have little or no
neighborhood opposition. A pamphlet has been created and ,
made available to inform residences and prospective builders
on the fast-track review process. The Town will continue to
explore ways to develop current and new strategies of
informing its residents and prospective builders of the
permitting process. This program has been carried forward ,
into the current Element as Program 11.
6. Program Continue the annexation of lands within the Town's Sphere of ,
Influence to increase the Town's supply of undeveloped lands
suitable for residential development.
In 2002 the TownP rezoned a total of 286 acres of land known ,
as San Antonio Hills that includes primarily one-acre lots. It is '
anticipated that most of these lands will be annexed to the
Town of Los Altos Hills though not all within the timeframe of
the 2001 Housing Element. In late 2002, the 58 acres of '
Page 61 '
' Appendix C- 1998 Housing Element Implementation Town of Los Altos Hills
2002 Housing Element
' Ravensbury Area within San Antonio Hills was annexed by the
Town. This will add to the supply of available housing units in
the Town of Los Altos Hills. A revision of the Town's Land
Use Element is underway that will include a review of
' unincorporated lands within the Town's Sphere of Influence
that may be suitable for annexation. The Town will continue to
be open to explore ways of annexing land for the purpose of
increasing its housing stock. This program will be carried into
the current Element as Programs 6, 7 and 8
' 7. Program Continue to participate with Santa Clara County in the Federal
Housing and Community Development Block Grant Program,
' with allocation'of the Town's share of funds prioritized first to
Town residents and programs, and then to programs which
benefit the local area.
The Town has not received any assistance procured by the
County through the Federal Housing and Community
' Development Block Grant Program. As previously discussed,
the Town will continue to participate with the County. This
program has been carried into the current Element as Program
' 33.
' L Policy Provide opportunities for lower cost housing through the development of
residential second units, including new second units and those developed
through the conversion of portions of existing primary units, equating to at
' least 25% of all newly constructed residential units and through
cooperating with Foothill College to accommodate on-campus student
apartment housing through the development review process.
8. Program Establish an in-lieu fee to be
assessed on newly developed
' residential properties which do not include the concurrent
development of a residential second unit or which do not
reserve adequate floor area (minimum of 600 square feet)for
' subsequent development of a residential second unit.
The Town has not established an in-lieu fee on newly
' developed residential properties that do not include a second
unit or areas reserved for future second unit development. The
Town believes such a fee would be an unnecessary constraint
to new residential development. Instead of the fee,the Town is
proposing ways to provide incentives for construction of
second units on both developed and undeveloped parcels. The
Page 62
Appendix C- 1998 Housing Element Implementation Town of Los Altos Hills '
2002 Housing Element
incentives may include waiving the housing fee and expedited '
review of second units. This program will not be carried into
the current Element.
9. Program Establish a fund to promote the development of residential '
second units including the making of low interest loans for the
development of residential second units, to offset the costs
associated with the waiving of development fees for lower cost
housing, to offset the current housing fee, and for the
promotion of residential second unit development.
Because the aforementioned in-lieu fee was not implemented, '
no money was made available to establish this fund. The Town '
has determined that the current rate of second unit development
has adequately kept pace with the local need for affordable
units despite the absence of this fund. This program will not be ,
carried into the current Element.
10. Program Revise the review process to allow staff level approval of ,
residential second units of 750 square feet in size or less.
Current Town regulations allow for administrative review and ,
approval of second units 750 square feet or less in size. This
program has been further expanded to include all second units ,
provided they meet all applicable development standards. This
program has been successfully implemented and therefore will
be carried into the current Element as Program 11.
11. Program Eliminate the housing fee ($1,050) for all residential second
units.
The Town intends to waive the housing fee as an additional ,
incentive for the construction of second units. This program
will be amended and carried into the current Element as
Program 12. ,
12. Program Establish low interest loans for the construction of affordable
residential second units, with loan administration contracted to '
a local-area non-profit organization.
The Town has not been able to identify any local-area non-
profit organizations with programs that administer low interest
loans specifically for the construction of second units. Further, '
Page 63
' Appendix C- 1998 Housing Element Implementation Town of Los Altos Hills
2002 Housing Element
' he Town feels that given the economic composition of the
community, most property owners are able to construct
' secondary units and will not take advantage of such programs.
Other programs such as an expedited process and reduced fees
' would provide better incentives for construction of second
units. This program has not been carried into the current
Element.
13. Program Designate the current housing fee ($1,050)for all market rate
new residential construction to be contributed to a fund to
' promote residential second units.
The Town feels that current staffing and budget constraints
' make it difficult to effectively manage and administer a fund
created for the purpose of promoting second units,therefore the
' housing fee has not been designated for this purpose. However,
the Town is considering waiving the housing fee for projects
that propose construction of a second unit as a way to promote
their construction. This program will not be carried into the
current Element.
' 14. Program Develop a residential second unit brochure, to be available at
the Town's public information counter and to be given to each
applicant for development of a residential parcel within the
Town, to existing residents interested in developing new second
units or converting portions of existing primary units, and to
seniors seeking opportunities to remain in Los Altos Hills.
The Town has developed and made available an informative
brochure on constructing second units. This program has been
implemented and will be carried over into the current Element
' as Program 13.
J. Policy Cooperate with the Foothill-DeAnza Community College District should
' they desire to develop student housing apartments at Foothill College by
processing development applications in an expeditious manner.
K. Policy Participate with Santa Clara County, the Association of Bay Area
Governments, and the State Department of Housing and Community
Development in the routine assessment of local and regional housing
needs as they relate to the Town.
' Page 64
Appendix C- 1998 Housing Element Implementation Town of Los Altos Hills '
2002 Housing Element
IS. Program At least once every five years participate in the determination ,
of the Town's local housing needs.
Update assesses the Town's housing '
This Element Up g needs since
the 1998 Element. The Town is committed to continuing this
pattern of frequently reassessing its housing needs as
necessary. This program has been carried forward into the
current Element as Program 16. '
16. Program Maintain an inventory of sites, either manually or via the use of
a computerized database, suitable for residential development, '
based on available environmental and infrastructure
information. ,
A land us map is currently being developed which will assist
the Town in identifying underutilized parcels with potential for
residential development. This program has been carried
forward into the current Element as Program 17.
L. Policy Review Town policies and regulations on a regular basis to ensure that
the regulations, the process, and the fees do not lead to unnecessary
impediments to housing development nor unnecessary increases in r
housing development costs.
17. Program Review all building and planning fees on a regular basis to
assure that fees charged do not exceed the Town's costs of
delivering services. '
A fee study was completed in 2002 that resulted in revisions to
the Town's Fee Structure. The study was motivated by the '
Town's desire to ensure fees and exactions are not excessive.
The Town will review its fee structure on a regular basis to '
ensure that fees cover the cost of services for the community
while not being to excessive. This program has been carried
forward into the current Element as Program 20
M. Policy Maintain and provide pertinent information pertaining to environmental
constraints affecting residential development. ,
The Town will complete a land use inventory that includes
information on environmental constraints. This Program
will be carried over as Program 21.
Page 65 '
' Appendix C- 1998 Housing Element Implementation Town of Los Altos Hills
2002 Housing Element
IV. Goal To encourage energy conservation to lower housing operation costs, reduce
demands on existing energy systems, and reserve non-renewable resources.
N. Policy Recommend and promote energy conservation in existing and new
' housing.
18. Program Enforce the use of energy conserving features required by the
' latest edition of the Uniform Building Code and applicable
provisions of the California Government Code.
' The Town's Building Department reviews all building permits
for compliance with applicable energy conservation
requirements including Title 24 of the Uniform Building Code.
This program has been carried into the current Element as
Program 22.
19. Program Refer interested citizens to PG&E for information on energy
conservation.
Contact information and referrals to PG&E are made readily
available by the Town to residents interested in energy
conservation. This program has been carried forward into the
current Element as Program 23
' V. Goal Encourage older residents to remain members of the community.
20. Program Continue to provide financial support to the Community
Services Agency and the Los Altos Senior Center for the
provision of such services as emergency assistance, nutrition
' and hot meal programs, information and referral, and senior
care management.
Since 1998 the Town has contributed approximately$12,000 to
the Community Services Agency and the Los Altos Senior
' Center respectively. The town intends to continue this financial
support. This program has been carried forward into the current
Element as Program 24.
' 21. pp SPro
Program Support Project service that matches
g J Match a homesharing
seniors interested in sharing their homes with other seniors,
including publicizing Project Match its services via articles in
local newspapers and newsletters, and possibly including
' financial support to assist Project Match.
Page 66
Appendix C- 1998 Housing Element Implementation Town of Los Altos Hills '
2002 Housing Element
VI. Goal Eliminate discrimination in housing access based on race, religion, national
origin, age, sex, marital status or physical handicap, and other arbitrary barriers
that prevent choice of housing.
O. Policy Refer complaints of discrimination to groups such as the Midpeninsula
Citizens for Fair Housing to provide fair housing services if necessary.
P. Policy Address the housing needs of special population groups. '
22. Program Promote home room rentals to college students through '
articles in local newspapers and newsletters and through the
provision of a rental availability bulletin board at Town Hall
and via postings on appropriate kiosks and housing offices at
Foothill Community College and Stanford University.
Town Hall has installed a bulletin board for posting general
classified advertisements including rental availability.
Additionally, home room rentals for college students have been '
advertised through local newspaper classifieds, and at kiosks
and bulletin boards at nearby colleges and universities. This
program will be amended and carried into the current Element '
as Program 26.
23. Program Refer any individual or household in need of emergency shelter ,
to appropriate agencies and organizations.
The Town has an informal referral service for individuals or
households in need of emergency shelter. This program has
been carried forward into the current Element as Program 27. '
Consistent with its commitment to implement this Policy, '
the Town has expanded programs to further assist and
address housing needs for special population groups as part
of the current Housing Element. ,
VII. Goal Preserve neighborhood quality.
Poli Review all new proposed residential development via the Site '
Q. �:l' P P P
Development Permit process to ensure compatibility among existing '
community standards.
This Policy has been carried over to the current Housing Element and
a specific program has been identified to help implement it.
Page 67
Appendix C- 1998 Housing Element Implementation Town of Los Altos Hills
2002 Housing Element
R. Policy Encourage rehabilitation and reconstruction of existing residential units
' compatible with the established neighborhood character.
This Policy has been carried over to the current Housing Element and
a specific program has been identified to help implement it.
' S. Policy Maintain and improve necessary community services.
This Policy has been carried over to the current Housing Element and
a specific program has been identified to help implement it.
' T. Policy Maintain opportunities for residents to participate in neighborhood
planning and improvements.
This Policy has been carried over to the current Housing Element and
a specific program has been identified to help implement it.
' Page 68
Appendix D-Vacant Land Survey Town of Los Altos Hills ,
2002 Housing Element
APPENDIX D '
VACANT AND UNDERUTILIZED PARCELS STUDY
Table D-Subdividable Lands
Appromrnate
Map Vaeant(il}or Deuetoprnent Potenfial m' Development
Area in Constrajnt Comments
Gotle Deueloped(D) Acnes .._ Number ofSubdwsion Unfits Constramts� e
1 D 10.9 3to4 A
2 V 7.2 1 to 2 C Open space designation in GP;Moderate slope ,
3 D 3.5 0 to 1 A
4 V 5.4 1 to 2 C Open space designation in GP
5 D 3.6 0 to 1 B 50% of lot>30%slope '
6 D 3.8 0 to 1 B 75% of lot has 50%slope. Rest 17%
7 D 3.6 0 to 1 B 80%. of lot has 30%+slope
8 D 4.1 0 to 1 B Consistent average slope of 33%
9 D 3.9 0 to 1 B 75%has 34.25%,rest is 10%
10 D 3 0to1 A ,
11 D 5 1 to 2 A
12 D 3.4 0 to 1 F Odd lot configuration+Matadero Creek
13 D 3 0to1 A '
14 D 9.4 2 to 3 B 60%of lot has 30%slope,rest 20%
15 D 4.3 0 to 1 B 50%of lot has 30%slope,rest 25%
16 D 3.6 0 to 1 E landslide deposit at southwest corner of lot
$ Subs
18 D 4.3 1to2 A
19 V 41.2 4 to 6 B Over 50%of lot is steeper than 30%
.;:: _ ` 2 , B
21 V 10.7 2 to 3 E Monte Vista Fault,mudslides,slopes,and gorge '
22 D 7 1 to 2 A
23 D 9.8 2 to 3 A
24 D 3 0 to 1 A ,
25 D 4.8 0 to 1 A
26 D 3.1 0 to 1 A
27 D 3.4 0 to 1 A '
28 D 3.4 0 to 1 B Average slope of lot>30%
29 D 3.5 0 to 1 B Average slope of lot>30%
30 D 5.6 0 to 1 B Average slope of lot is 40-45%
31 D 6.1 0 to 1 B 45%of lot has 60%slope,rest>25%slope
32 D 3.8 0 to 1 A '
33 D 4.4 0 to 1 A
34 D 5.2 0 to 1 A
35 D 4 0 to 1 A
36 D 18.1 1 to 3 E Land slides areas, Monte Vista Fault
37 D 3.7 0 to 1 A
38 D 3 0 1 F Long and narrow lot '
Page 69 '
' Appendix D-Vacant Land Survey Town of Los Altos Hills
2002 Housing Element
' Table D continued
Approximate
Map, Vaunt(V)or,= Devetopment Potential in Development
0 ) Area rn Constraint Comments
Code DevelQ D Number of-Subdivision Units Constraints,4
Acres;
39 D 3.2 0 to 1 A
40 D 3.4 0 to 1 A
41 D 3.3 0 to 1 A
42 D 6.5 1 B 65%of lot has 23.5%slope,rest 35.7%
' 42 D 6.5 1 B+F 65%of lot>35%slope.Long narrow parcel
43 D 10 1 to 2 B Lot has an average slope of about 77%
44 D 3.2 0 B-F 50%near 100%slope,rest 10%:Odd shape
' 50 D 6.1 0 C Purissima Creek Conservation Area
51 D 5.5 0 C Purissima Creek Conservation Area
52 D 3.3 0 F Steep and oddly shaped
' 53 V 6.7 2 B Lot has an average slope of 25%
54 D 3.3 0 to 1 H
' 55 V 4.9 0 to 1 B 50%of lot has>30%slope
56 D 38.4 6 to 8 B 30%of lot has>30%slope
57 D 5.6 0 to 1 B Lot has an average slope of 15.5%
58 D 15.7 2 to 3 B,H 80%of lot has>35%slope,rest 16%
59 D 5 0 to 1 B,F,H 80%of lot has>32%slope;two opposing slopes
60 V 9.8 2 to 3 B,F,H Lot has an average slope of 39%:two opposing
slopes
' 61 D 10.2 1 to 2 B,H Lot has an average slope of 27%
62 D 3 0 to 1 B,F,H Average slope of lot is 11.5%:odd slopes
63 D 3.2 0 to 1 H Average slope of lot is 11.1%
64 V 5.1 1 F,H Property is oddly shaped: hole in center
65 D 4.4 0 to 1 B, H 70%of lot has 46.4%slope,rest is 31.03%
' 66 V 3.2 1 F, H Oddly shaped and with steep slopes over 1/2 of
lot
67 D 3.4 0 to 1 H
68 D 3.3 0 B, H Average slope of lot is 35.29%
' 69 D 3 0 B, H Uniform steep slope 50%
70 D 3.2 0 B, H 60%of lot has 30%slope, rest 18%
71 D 3.6 0 to 1 B, H Average slope of lot is 32.5%
' 72 D 4.5 0 to 1 B, H Average slope of lot is 57%
73 D 3.5 0 to 1 B, H Uniform steep slope 50%
74 D 3.3 0 to 1 H
75 D 4.4 0 to 1 B,H 45%of lot has 27%slope,rest 15%
76 V 3.3 1 to 2 B, H Average slope of lot is 10%
77 D 12.9 Oto 2 C, H Open space conservation easement north of lot
78 V 9.6 0 to 2 B 65%of lot has 18.5%slope,rest 12%
79 D 4.7 0 to 1 G Creek&oddly shaped
80 V 21.5 0 to 4 H
81 V 3.7 1 F,H Creek runs through center of parcel
82 D 4.1 0 to 1 H
' Page 70
Appendix D-Vacant Land Survey Town of Los Altos Hills '
2002 Housing Element
Table D (continued) '
Approximate
Map Vacant(V)or Devetopment Potential in Development
Code Developed{D} Area in Number oSubdtvtsion Umts Constraints Constraint Comments,
Acres;
83 D 8 0 to 1 B, H 85%of lot has>35%slope, rest 5%
85* D 9.6 1 to 2 B, H 70%of lot has>50%slope,rest 23%
86 D 3.9 0 to 1 B,H Average slope of lot ranges from 35-50%
87 D 4.2 0 to 1 B,H Average slope of lot ranges from 33-50% '
88 D 3.1 0 B,H 80%of lot has>38%slope, rest 10%
agt
90 D 6.1 0 to 1 B,H 80%of lot has>40%slope, rest 20%
91 D 44.4 1 to 3 B, H Adobe Creek,90%of lot>60%slope '
92 D 21.3 1 to 2 B, H Ave.slope=55%;odd shape lot
93 D 3.2 0-1 F, H Adobe Creek '
94 D 5.3 0-1 B, H 60%lot has 63%slope;rest is 16%
95 D 4.5 1 H ,
96 D 3.1 0-1 H
97 D 17.1 2 to 3 B, H 50%of lot>38%slope;2 summits
98 D 3 0 B, H jAve.slope=38%
99 D 3.8 0-1 B, H Ave.slope=23%
100 V 3.8 1 B, H Ave.slope=23%
101 V 3.9 1 B, H Ave.slope=26%
102 D 9.6 0-2 H
103 D 3.5 0 B, H 90%of lot=38%slope; 10%is 25%
104 D 3 0-1 F, H Ravine runs through lot
105 D 5.7 0-1 H
106 D 6 0 to 1 B, H 80%of lot has>40%slope,rest 10%
107 V 3.5 0 to 1 B, H Steep slopes
108 D 3.1 0 to 1 H
109 V 12.5 2 to 3 H
110 V 3.2 1 to 2 H '
111 D 3.8 0 to 1 H
112 D 3 0 to 1 H '
113 V 4.4 1 to 2 F, H Odd shape lot
114 D 3.1 0 to 1 F, H Odd shape and slope
115 D 4.3 0 to 1 B, H 60%of lot has slope of 36% rest 22%
a�6 } .., s 1 4J g ,
117 D 3 0 B, H Ave.slope=37%;Steep slope in center of lot
118 D 3.3 0 to 1 B.F, H Odd shape and slope;creek runs through lot
119 D 4.5 0 to 1 B, H 55%of lot has 26.4%;creek runs through lot
120 D 3.3 0 to 1 B, H 50%of lot has 27%slope
121 D 3.1 0to1 A
122 D 3.6 0 to 1 B 30%of lot has 37%slope, rest is under 30%
123 D 11.5 2 to 3 A Evershine,has 27,000 sq.ft.building on site
124 D 3.4 0 to 1 A '
Page 71 ,
Appendix D-Vacant Land Survey Town of Los Altos Hills
2002 Housing Element
Table D (continued)
Approximate
Map Vacant M or ;DeveiopmentPotential m 'Development <,
' Area;im Constraint Comments
Gude Developed(D) Number of Subdivision tirnts� Constraints
Acres .
125 D 4.8 1 to 2 A
' 126 D 5 0 to 1 H
127 D 3.6 0 to 1 H
128 D 3.1 0 to 1 H
129 D 7.9 0 to 2 H
130 D 3.3 0 to 1 F Gulch,w/creek
131 D 12 3 to 4 F Gulch,w/creek
' 132 D 9.2 0 G Beth-Am Synagogue
133 D 3.2 0 to 1 A
134 D 10.5 3to4 A
' 135 D 3.5 0 to 1 H
136 D 3.5 0 to 1 F Oddly shaped,Matadero Creek
137 D 3 0 to 1 F Oddly shaped,Matadero Creek
' 138 D 44.5 0 G Daughters of Charity-Senior Housing
139 D 17.32 0 G Poor Clare Monastery
140 D 17.04 0 1 Fremont Hills Country Club
Potential additional units total 58-176
*k Parcels that have been subdivided and no longer considered vacant or underdeveloped
' Key to Development Constraints
A. No known significant constraints.
B. Steep topography.
C. Existence of easements restricting development(scenic, drainage, access, etc.).
' D. Parcel recently subdivided or subdivision pending.
E. Geological (landslides, fault zones, etc.).
F. Irregular lot size and shape and/or.unusual property features (creeks, tree cover, etc.)
G. Religious Institution.
H. Limited sewer capacity-Los Altos sewer basin.
I. Other.
Page 72
l l
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OWN
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OWN
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ISO
11, Us
wn Boundary
rezoned-July 12,2001 -
San Antonio Hills Area-286 acres
Annexed-July 12,
2001
Appendix E-1-San Antonio Hills Land Survey Town of Los Altos Hills
2002 Housing Element
' APPENDIX E-1
SAN ANTONIO HALLS PREZONE LAND SURVEY-SEPTEMBER 2003
Uacant(V)or Approximate. Devetoprrient Potential�n Development
Number Address APN# i Developed{D)° Area�n Acresry Number of Subdivision Uni#s Constraints
11315 Entrada PI 331 05 011 D 1.67 0 C
11331 Entrada PI 331 05 029 D 1 0 C
11 316Entrada PI 331 05 032 D 1.33 0 C
11320 Entrada PI 331 05 033 D 1 0 C
1750 Eastbrook Ave 331 05 045 D 1.27 0 C
' 11330 Entrada PI 331 05 046 D 1.01 0 C
11339 Eastbrook Ave 331 05 047 D 0.67 0 C
11 337Eastbrook Ave 331 05 048 D 1.14 0 C
11335 Eastbrook Ave 331 05 049 V 1.36 1 C
11333 Eastbrook Ave 331 05 050 V 1.11 1 C
10702 Mora Dr 331 14 003 D 2.06 0 to 1 A
23260 Eastbrook Ave 331 14 009 D 1.21 0 C
23160 Eastbrook Ave 331 14 012 D 0.47 0 C
23170 Eastbrook Ave 331 14 013 D 0.45 0 C
10724 Mora Dr 331 14 015 D 1.32 0 C
L ' 23271 Mora Heights Way 331 14 019 D 1.48 0 C
23281 Mora Heights Way 331 14 020 D 1.64 0 C
23291 lMora Heights Way 331 14 021 D 1.27 0 C
23288 Mora Heights Way 331 14 022 D 1.08 0 C
23270 Mora Heights Way 331 14 024 D 1.04 0 C
23260 Mora Heights Way 331 14 025 D 1 0 C
23220 Mora Glen Dr 331 14 026 D 1 0 C
23200 Mora Glen Dr 331 14 027 D 1.34 0 C
' 23180 Mora Glen Dr 331 14 028 D 1.06 0 C
23160 Mora Glen Dr 331 14 029 D 1.03 0 C
23150 Mora Glen Dr 331 14 030 D 0.23 0 C
' 23140 Mora Glen Dr 331 14 031 D 1.19 0 C
23130 Mora Glen Dr 331 14 032 D 1.12 0 C
23121 Mora Glen Dr 331 14 033 D 1.21 0 C
23131 Mora Glen Dr 331 14 034 D 1.25 0 C
23141 Mora Glen Dr 331 14 035 D 1.18 0 C
23221 Mora Glen Dr 331 14 037 D 1 0 C
' 23263 Mora Glen Dr 331 14 038 D 1 0 C
23311 IMora Glen Dr 331 14 039 D 1.01 0 C
' 23300 Eastbrook Ave 331 14 040 D 1.23 0 C
23284 Mora Heights Way 331 14 041 D 1.03 0 C
23205 Mora Glen Dr 331 14 047 D 1.03 0 C
23215 Mora Glen Dr 331 14 048 D 1.11 0 C
23280 Mora Heights Way 331 14 053 D 1.68 0 C
10700 Mora Dr 331 14 054 D 4.67 2 to 3 A
10690 Mora Dr 331 14 055 1 D 1.4 0 C
Page 74
Appendix E-1-San Antonio Hills Land Survey Town of Los Altos Hills '
2002 Housing Element
Table E-1 (continued) ,
Number Address"' APN#, Vacant M or, Approximate Development Potential in Development
Developed(D) Area in Acres "Number of Sub_divisioh Units;. Constraints
Mora Glen Dr 331 14 057 V 0.02 0 E
23171 Mora Glen Dr 331 14 058 D
1
0
C
23211 IlEastbrook Ave 331 14 061 D 0.59 1 0 C
23151 Mora Glen Dr 331 14 062 D 1.66 0 C
10696 Mora Dr 331 14 064 D 1.51 0 C '
11091 Mora Dr 331 15 004 D 0.91 0 C
11055 Mora Dr 331 15 005 D 1 0 C
11001 Mora Dr 331 15 006 D 0.75 0 C '
10980ITerry Way 331 15 007 D 0.97 0 C
10999 Terry Way 331 15 010 D 1.01 1 0 C
10977 Terry Way 331 15 011 D 1.08 0 C '
10971 Terry Way 331 15 012 D 1.16 0 C
10915 Mora Dr 331 15 014 D 1.15 0 C
10869 Mora Dr 331 15 015 D 1.62 0 C
10831 Mora Dr 331 15 016 D 1 0 C
Mora Dr 331 15 021 V 0.43 1 C
10730 Mora Dr 331 15 022 D 1.62 0 C '
10776 Mora Dr 331 15 023 D 1.22 0 C
11 030Mora Dr 331 15 027 D 1.16 0 C
11 060Mora Dr 331 15 028 D 1.14 0 C
11090 Mora Dr 331 15 029 D 1 0 C
11120 Mora Dr 331 15 030 D 0.99 0 C
11140 Mora Dr 331 15 033 D 1.33 0 C '
10401 Sunhills Dr 331 15 036 D 1.02 0 C
11 185Mora Dr 331 15 038 D 0.53 0 C
11 000Mora Dr 331 15 041 D 1.52 0 C
10970 Mora Dr 331 15 042 D 1.9 0 C
10701 Mora Dr 331 15 046 D 1.09 0 C
Mora Dr 331 15 047 V 1.02 1 C
10990 Terry Way 331 15 048 D 1 0 C
11 000Ter Way 331 15 049 D 1.11 0 C
10755 Mora Dr 331 15 050 D 0.93 0 C '
10691 Mora Dr 331 15 051 D 0.93 0 C
11151 Mora Dr 331 15 052 D 2.39 0 to 1 A
11111 Mora Dr 331 15 053 D 0.91 0 C
11170 Mora Dr 331 15 054 D 1.13 0 C
10810 Mora Dr 331 15 055 D 0.65 0 C
10840 Mora Dr 331 15 056 D 0.79 0 C '
10868 Mora Dr 331 15 057 D 0.78 0 C
11011 Eastbrook Ave 331 15 058 D 0.4 0 C
11001 Eastbrook Ave 331 15 059 D 0.59 0 C
106201W Loyola Dr 331 16 004 D 1.04 0 C
106661W Loyola Dr 331 16 005 D 0.96 0 C
Page 75 ,
Appendix E-1-San Antonio Hills Land Survey Town of Los Altos Hills
2002 Housing Element
' Table E-1 (continued)
Number Address, y APN# Vacant(1/)or„ Approximate Development Potential in >;•:Development.
, ;' Developed,RY Area in Acres, -Number of.Subdivision Umts,' Constrainfs
10836 W Loyola Dr 331 16 006 D 2.48 0 to 1 A
10855 W Loyola Dr 331 16 044 D 1.51 0 C
10811 IW Loyola Dr 331 16 045 D 0.88 0 C
10795 W Loyola Dr 331 16 046 D 1.44 0 C
' 10695 Eloise Cir 331 16 049 D 0.96 0 C
10685 Eloise Cir 331 16 051 D 0.88 0 C
10665 Eloise Cir 331 16 054 D 0.92 0 C
10625 Eloise Cir 331 16 056 D 1.13 0 C
10575 Berkshire Dr 331 16 057 D 1 0 C
11080 W Loyola Dr 331 16 072 D 0.3 0 C
10501 W Loyola Dr 331 16 084 D 1.49 0 C
11040 Eastbrook Ave 331 16 088 D 1 0 C
11 050Eastbrook Ave 331 16 090 D 1.14 0 C
10620 Berkshire Dr 331 16 095 D 1.53 0 C
10665 W Loyola Dr 331 16 096 D 1.08 0 C
10660 Eloise Cir 331 16 097 D 1.39 0 C
10655 Eloise Cir 331 16 098 D 1.74 0 C
10645 Eloise Cir 331 16 099 D 1.71 0 C
10451 Sunhills Dr 331 16 101 D 1.15 0 C
10600 Chardonnay Ln 331 16 110 D 1 0 C
10590 Chardonnay Ln 331 16 111 D 0.83 0 C
10580 Chardonnay Ln 331 16 112 D 1.02 0 C
11441 Eastbrook Ave 331 16 113 D 0.53 0 C
109051W Loyola Dr 331 16 116 D 1.03 1 0 C
10885 W Loyola Dr 331 16 117 D 1.03 0 C
10861 W Loyola Dr 331 16 118 D 1.56 0 C
11070 Eastbrook Ave 331 16 128 D 0.64 0 C
10711 Eloise Cir 331 16 132 D 1.49 0 C
' 10675 Eloise Cir 331 16 133 D 1.26 0 C
10669 Eloise Cir 331 16 134 D 1.28 0 C
11078 Eastbrook Ave 331 16 135 D 0.38 0 C
' 10800 W Loyola Dr 331 16 140 D 0.99 0 C
10531 Berkshire Dr 331 17 001 D 1.02 0 C
I 10515 Berkshire Dr 331 17 002 D 2 0 to 1 A
10501 Berkshire Dr 331 17 003 D 1.09 0 C
10305 Kenbar Rd 331 17 012 D 1.08 0 C
10320 Roily Rd 331 17 017 D 0.91 0 C
10290 Roily Rd 331 17 018 D 1.01 0 C
10315 Kenbar Rd 331 17 019 D 1.08 0 C
' 10275 Kenbar Rd 331 17 020 D 1.46 0 C
10274 Kenbar Rd 331 17 021 D 1.57 0 C
10451 Kenbar Rd 331 17 023 D 0.91 0 C
' 10291 Roily Rd 331 17 024 D 0.99 0 C
' Page 76
Appendix E-1-San Antonio Hills Land Survey Town of Los Altos Hills '
2002 Housing Element
Table E-1 (continued)
III
Number Address APN# -r�, Vacant M, or Approximate• Development Potential in Development"
Developed,(D) 'Area.in Acres`; Number of Subdivision Units Constraints':;'-
10490
onstraints: '
10490 W Loyola Dr 331 17 027 D 1.04
0 C
10490 W Loyola Dr 331 17 027 D 1.04 0 C
105451W Loyola Dr 331 17 029 D 0.94 0 C
10344 W Loyola Dr 331 17 031 D 1.02 0 C
10605 Berkshire Dr 331 17 035 D 1.02 0 C '
10535 W Loyola Dr 331 17 037 D 1.01 0 C
10371 Berkshire Dr 331 17 039 D 1.1 0 C
10364 Kenbar Rd 331 17 043 V 1.11 1 C ,
10295 Kenbar Rd 331 17 046 D 1.1 0 C
10444 Berkshire Dr 331 17 049 D 1 0 C
10450 Berkshire Dr 331 17 050 D 2.48 0 to 1 A
10240 W Loyola Dr 331 17 052 D 1.26 0 C
W Loyola Dr 331 17 053 V 1.04 1 C
10401 W Loyola Dr 331 17 054 D 3.51 1 to 2 A '
W Loyola Dr 331 17 055 V 1.04 1 C
10364 Kenbar Rd 331 17 056 D 1.94 0 C
10450 Kenbar Rd 331 17 057 D 1.13 0 C '
10465 Berkshire Dr 331 17 058 D 0.21 0 C
10455 Berkshire Dr 331 17 059 D 1.07 0 C
Berkshire Dr 331 17 062 V 2.48 1 to 2 A
10180 W Loyola Dr 331 17 065 D 0.91 0 C
10320 W Loyola Dr 331 17 069 D 2.08 0 to 1 D
10340 W Loyola Dr 331 17 070 D 1.36 0 C '
103001W Loyola Dr 331 17 071 V 1 1 C,D
10300 W Loyola Dr 331 17 072 D 2.94 0 to 1 D
10580 Berkshire Dr 331 17 073 D 1 0 C ,
10225 W Loyola Dr 331 17 074 D 2.95 0 to 1 A
10410 W Loyola Dr 331 17 075 D 1.61 0 C
10415 Berkshire Dr 331 17 076 D 1 0 C ,
10271 W Loyola Dr 331 17 078 D 1.23 0 C
10500 Sunhills Dr 331 17 079 D 0.7 0 C
10450 W Loyola Dr 331 17 081 D 0.93 0 C '
10380 W Loyola Dr 331 17 082 D 0.95 0 C
10435 Berkshire Dr 331 17 083 D 0.82 0 C
10840 W Loyola Dr 331 21 001 V 2.09 1 to 2 A
10842 W Loyola Dr 331 21 002 V 1 1 C
11033 Eastbrook Ave 331 21 005 D 1.27 0 C
11031 Eastbrook Ave 331 21 006 D 1.07 0 C
11 029Eastbrook Ave 331 21 007 D 1.08 0 C
11027 Eastbrook Ave 331 21 008 D 1.28 0 C
11035 Eastbrook Ave 331 21 009 D 1.38 0 C
10850 W Loyola Dr 331 21 010 D 0.9 0 C
10858 W Loyola Dr 331 21 011 D 0.31 0 C ,
Page 77 '
Appendix E-1-San Antonio Hills Land Survey Town of Los Altos Hills
2002 Housing Element
Table E-1 (continued)
Number Address APN# :', Vacan# :p Appiowmate Developrrrent Potential in Development
Developed gyp) Area-in Acres, 'Number of Subdivision.Units. Gonstramts ''
23301 Partridge Ln 331 24 001 D 1 0 C
23291 Partridge Ln 331 24 002 D 1 0 C
23281 jPartridge Ln 331 24 003 D 1 0 C
23271 Partridge Ln 331 24 004 D 1 0 C
i ' 23261 Partridge Ln 331 24 005 D 1 0 C
23251 Partridge Ln 331 24 006 D 1.01 0 C
23241 Partridge Ln 331 24 007 D 1.17 0 C
' 11311 Mora Dr 331 24 008 V 2.55 1 to 2 A
23305 Eastbrook Ave 331 24 009 D 0.93 0 C
23275 Eastbrook Ct 331 24 010 D 1 0 C
' 23255 Eastbrook Ct 331 24 011 D 0.92 0 C
23195 Eastbrook Ave 331 24 014 D 1.17 0 C
Eastbrook Ave 331 24 016 V 0.01 0 E
Potential additional units total 15-21
Key to Development Constraints
A. No known significant constraints.
B. Steep topography.
C. Lots that are<2 acre; Will result in substandard lots if subdivided.
D. Geological (landslides, fault zones, etc.).
E. Irregular lot size and shape and/or unusual property features (creeks, tree cover, etc.)
F. Other.
Page 78
Appendix E-2-Spalding Magdalena Area Land Survey Town of Los Altos Hills ,
2002 Housing Element
APPENDIX E-2
SPALDING MAGDALENA AREA LAND SURVEY-SEPTEMBER 2003
Number Address APN# ,=, Vacant{111 or , Approximate, Dedelopmertt Potential in Development,
Developed LD1 . Arealin Acres ;aVumber of.Subdiv"ision'tlnits`,:. Coristra6ts
11691 Par Ave 331 02 010 D 0.16 0 B
11741 Par Ave 331 02 011 D 0.15 0 B
11 730Par Ave 331 02 012 D 0.20 0 B
24041 Spaulding Ave 331 02 013 D 0.20 0 B ,
11677 Par Ave 331 02 015 D 0.15 0 B
11663 Par Ave 331 02 016 D 0.23 0 B
11649 Par Ave 331 02 017 D 0.16 0 B
11626 Par Ave 331 02 018 D 0.37 0 B
11720 Par Ave 331 02 022 D 0.28 0 B ,
11755 Winding Way 331 02 025 D 0.45 0 B
11751 Winding Way 331 02 026 D 0.32 0 B
11 673Winding Way 331 02 028 D 0.30 0 B
23951 Spaulding Ave 331 02 030 D 0.14 0 B
23985 Spaulding Ave 331 02 031 D 0.23 0 B
11611 Winding Way 331 02 036 D 0.42 0 B '
11750 Par Ave 331 02 079 D 0.28 0 B
11625 Par Ave 331 02 099 D 0.22 0 B
11770 Par Ave 331 02 100 D 0.17 0 B
23991 Spaulding Ave 331 02 102 D 0.18 0 B
11662 Par Ave 331 02 103 D 0.46 0 B
23980 Spaulding Ave 331 02 104 D 0.39 0 B
23989 Spaulding Ave 331 02 105 D 0.17 0 B
11745 Winding Way 331 02 106 D 0.20 0 B
11617 Winding Way 331 02 107 D 0.14 0 B
11701 Winding Way 331 02 108 D 0.21 0 B
11725 Winding Way 331 02 109 D 0.15 0 B
11690 Par Ave 331 02 110 D 0.15 0 B
Spaulding Ave Hills 331 02 111 V 0.14 0 to 1 A
2394 Spaulding Ave Hills 331 02 112 D 0.20 0 B
24040 Spaulding Ave 331 02 113 D 0.15 0 B '
11615 Winding Way 331 02 116 D 0.15 0 B
23968 Spaulding Ave 331 02 119 D 0.11 0 B
23958 Spaulding Ave 331 02 120 D 0.15 0 B
11339 Eastbrook Ave 331 05 047 D 0.67 0 B
11337 Eastbrook Ave 331 05 048 D 1.14 0 C
11333 Eastbrook Ave 331 05 050 D 1.11 0 C
23160 Eastbrook Ave 331 14 012 D 0.47 0 B
23170 Eastbrook Ave 331 14 013 D 0.45 0 B
23300 Eastbrook Ave 331 14 040 D 1.23 0 C ,
23211 Eastbrook Ave Hills 331 14 061 D 0.59 0 B
11011 Eastbrook Ave 331 15 058 D 0.40 0 B
Page 79
Appendix E-2-Spalding Magdalena Area Land Survey Town of Los Altos Hills
P g Y
2002 Housing Element
' Table E-2 (continued)
Number / Address APN# °vacant Mor Approximate': - Developmedt Potential in Development,
Developed{D), Area in Aores` Number of Subdivision-Units- Constraint's
11001 Eastbrook Ave 331 15 059 D 0.59 0 B
11050 Eastbrook Ave 331 16 090 D 1.14 0 C
11441 Eastbrook Ave 331 16 113 1 D 0.53 0 B
11070 Eastbrook Ave 331 16 128 D 0.64 0 B
11045 Eastbrook Ave Hills 331 16 129 D 0.50 0 B
11078 Eastbrook Ave 331 16 135 D 0.38 0 B
11675 Putter Way 331 20 002 D 0.35 0 B
23811 Putter Way 331 20 004 D 0.33 0 B
11600 Eastbrook Ave 331 20 005 D 0.23 0 B
11711 Putter Way 331 20 011 D 0.17 0 B
' 11555 Putter Ct 331 20 016 D 0.26 0 B
11549 Putter Ct 331 20 017 D 0.13 0 B
11 670Winding Way 331 20 020 D 0.14 0 B
' 11712 Winding Way 331 20 021 D 0.21 0 B
11701 Putter Way 331 20 027 D 0.21 0 B
11695 Putter Way 331 20 029 D 0.21 0 B
11671 Putter Way 331 20 030 D 0.25 0 B
11661 Putter Way 331 20 031 1 D 0.23 0 B
11682 Winding Way 331 20 032 V 0.29 0 to 1 A
11611 Eastbrook Ave 331 20 035 D 0.30 0 B
11680 Putter Way 331 20 036 D 0.28 0 B
11690 Putter Way 331 20 037 D 0.14 0 B
11721 Putter Way 331 20 038 D 0.23 0 B
23815 Putter Way 331 20 039 1 D 0.43 0 B
Putter Way 331 20 040 V 0.18 0 to 1 A
1 11685 Putter Way 331 20 041 D 0.75 0 B
11634 Winding Way 331 20 043 D 0.52 0 B
11750 Winding Way 331 20 044 D 0.29 0 B
11 754Eastbrook Ave 331 20 045 1 D 0.55 0 B
11549 11549 Putter Ct 331 20 047 V 0.19 0 to 1 A
1166511665 Putter Way Hills 331 20 048 D 0.35 0 B
1165511655 Putter Way Hills 331 20 053 D 0.31 0 B
11645 Putter Way 331 20 054 D 0.28 0 B
' 11650 Winding Way 331 20 055 D 0.17 0 B
11666 Winding Way 331 20 056 D 0.29 0 B
23830 Putter Way 331 20 058 D 0.57 0 B
' 23820 Putter Way 331 20 059 D 0.23 0 B
11724 Winding Way 331 20 060 D 0.26 0 B
11 734Winding Way Hills 331 20 061 D 0.18 0 B
11716 Winding Way 331 20 063 D 0.24 0 B
11720 Winding Way 331 20 064 D 0.32 0 B
11722 Putter Way 331 20 065 D 0.14 0 B
11712 Putter Way 331 20 067 D 0.12 0 B
Page 80
Appendix E-2-Spalding Magdalena Area Land Survey Town of Los Altos Hills ,
2002 Housing Element
Table E-2 (continued)
Number Address qp y Uacan#Mor Approx1ma#e Developnrer#Potential in Development;
Developed(D)` .Area in Acres' Number of Subdivision Units Coristratnls
11700 Putter Way 331 20 069 D 0.14 0 B
11033 Eastbrook Ave 331 21 005 D 1.27 0 C
11031 Eastbrook Ave 331 21 006 D 1.07 0 C
11029 Eastbrook Ave 331 21 007 D 1.08 0 C
11027 Eastbrook Ave 331 21 008 D 1.28 0 C
11035 Eastbrook Ave 331 21 009 D 1.38 0 C
23305 Eastbrook Ave Hills 331 24 009 D 0.93 0 B
23195 Eastbrook Ave 331 24 014 D 1.17 0 C
23175 Eastbrook Ave Hills 331 24 015 D 1.18 0 C
23165 Eastbrook Ave Hills 331 24 017 D 1.58 0 C
Potential additional units total 0-4 t
Key to Development Constraints
A. No known significant constraints.
B. Substandard Lot,to remain legal non-conforming at<1 acre.
C. Lots that are<2 acre; Will result in substandard lots if subdivided. '
II
Page 81 '
I�
Appendix F—Building Permits Issued 1994-2002 Town of Los Altos Hills
2002 Housing Element
APPENDIX F
RESIDENTIAL CONSTRUCTION 1994-2002
Type Permits Issued 1994 1995 1996 1997 1998 1999 2000 2001 2002
' New Residence 17 19 25 34 33 26 31 31 23
Secondary Dwellings 6 3 2 4 3 5 5 11 5
Addition 61 70 70 72 64 36 73 87 88
L
Interior Remodel 108 101 94 105 107 137 112 105 116
Pool &Tennis Court 21 29 29 21 33 34 29 30 26
Building Permits Issued 1994-2002
Los Altos Hills Building Department
160
' 140
� 120
3
N
y 100
0 New Residence
' ■Secondary Dwellings
a 80 ❑Addition
L
60 ❑Interior Remodel
■Pool&Tennis Court
Z40
20
i
AIA-
1994 0I
1995 1996 1997 1998 1999 2000 2001 2002
' Year
Page 82
Appendix G Estimated Fees For Housing Construction Town of Los
Altos Hills '
2002 Housing Element
APPENDIX G
ESTIMATED FEES FOR HOUSING CONSTRUCTION
Item Cost
Building Permit $ 10,580
Schools Fees $ Varies- Set by Palo Alto or Los Altos School Districts '
Site Development $ 4,150
Pathway In-Lieu Fee
$ 6,300 (Estimate based on 1 acre parcel with average
(Varies- $42 per linear ft. based
lot width of 150')
on average width of lot) '
Energy Fee: $ 6,000
Varies- Set b
Sewer Connection $ y Palo Alto or Los Altos
Planned Drainage Facilities: $ 4,050
Total: $ 31,080
Fees based on construction of a four bedroom, 5,000 sq. ft. house with 400 sq.ft. garage.
Includes building permit fee, building and planning department plan check fees and deposits '
Page 83
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