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HomeMy WebLinkAbout1429 • • RES-OLUTION NO. 1429 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF THE TOWN OF LOS ALTOS HILLS ADOPTING A REVISION TO THE ABAG HOUSING NEEDS REPORT, SAN FRANCISCO BAY AREA, DECEMBER, 198:1 WHEREAS, the Association of Bay Area Governments (hereinafter known as ABAG) is performing functions as a council of governments for the San Francisco Bay Area; and WHEREAS, the City Council of the City of the Town of Los Altos Hills has taken into consideration regional housing needs, market demand, employment opportunities, availability of sites and public facilities, commuting patterns and the environmental setting of the Town; and WHEREAS, the City of the Town of - Los Altos Hills desires to revise the ABAG Report' s proposal for the Town' s regional housing need based on available data and accepted planning methodology, NOW, THEREFORE, BE IT RESOLVED that the City of the Town of Los Altos Hills hereby revises its share of the regional housing need as contained in the December, 1981 Housing Needs Report published by ABAG from 517 to 200 housing units. BE IT FURTHER RESOLVED that this revision is made effective as of March 31 , 1982 . BE IT FURTHER RESOLVED that the revision and the data and methodology used .to support this revision is included in the attached Report. • • BE IT FURTHER RESOLVED that the ABAG Executive Board is requested to act on such revision in accordance with the requirements of Section 65584 of the Government Code of the State of California. BE IT FURTHER RESOLVED that a copy of this Resolution and attached Report be transmitted to the Executive Board of ABAG. REGULARLY passed and adopted this 18th day of March, 1982 . ./ Mayor ATTEST: / City- Clerk - • -2- • • March 12, 1982 REVISION OF HOUSING NEEDS,TOWN OF LOS ALTOS HILLS TOGETHER WITH SUPPORTING DATA AND METHODOLOGY Based on recent trends in housingconstruction in Los Altos Hills and potential availability of buildable lots in the Town and its assigned Urban Service Area, the Town's 'share of projected 1985 regional housing need is revised from 517 • additional housing units to 200 units in the period 1980-85. This revision is based on analysis of trends in new home construction and availability of buildable lots for development. Each of these is discussed under a separate heading below. TRENDS IN NEW HOME CONSTRUCTION The volume of new home construction in Los Altos Hills was high in the years 1975 through 1979, resulting in an increase of 337 housing units in this five- year period. However, the record indicates a peak volume of permits issued in 1977 with declines in subsequent years. New homes authorized by building permit for the years 1975 through 1981 were: 1975 - 55 homes ) 1976 - 65 ) 1977 - 93 ) total 337 1978 - 60 ) 1979 - 64 ) 1980 - 39 homes 1981 - 27 " It is anticipated that the volume of new construction for the period 1980 to 1985 will be substantially lower than that of the preceding five-year period. This will be due in part to the general slow down in housing construction related to economic conditions. It will also be affected by the number of lots available for new homes and the increasing proportion of problem lots coming on the market--lots that have been passed over in prior years because of difficult site conditions or less attractive situations. AVAILABILITY OF BUILDABLE LOTS FOR DEVELOPMENT 1980-85 Housing Potential within Town Limits. A July 1981 report on vacant lands in the Town of Los Altos Hills revealed the following stock of existing and poten- tial lots within the Town limits as of February 1981: Existing Unbuilt Lots Unbuilt lots in 1971-1980 subdivisions 125 Other unbuilt lots established since 1978 17 Vacant lots in pre-1971 subdivisions 50 192 110 110 Revision of Housing Needs, Town of Los Altos Hills March 12, 1982 Total Existing Unbuilt Lots (from p.l) : 192 Potential Lots in Subdividable Lands* Williamson Act Lands 146 Other acreage 221 367 TOTAL 559 Housing Potential in Urban Service Area. In addition to the existing and poten- tial home sites within present Town limits, it is estimated that an additional 30 to 50 housing units could be accommodated in the Town's assigned Urban Service Area through a combination of infill on existing vacant lots and new lots established by subdivision of acreage properties. Total Existing and Potential Lots. The total of existing lots and potential additional lots in Los Altos Hills and its Urban Service Area was thus less than 609 in February 1981. For an estimate of the existing and potential lots suit- able for development as of 1980, we add 39 to recognize lots built upon in 1980, for a total of 648. The number of lots existing at the beginning of 1980 was • 192 + 39 or 231. Factors Affecting Future Availability of Lots. It is extremely unlikely that all of the 609 existing and potential lots will be available for development prior to 1985. Itis almost certain that much of the acreage under Williamson Act restrictions will remain unsubdivided in 1984 since specific actions must be taken to remove Williamson Act restrictions prior to formal submittal of applications for subdivision. No applications for withdrawal are presently pending. In addition, for lands not under Williamson Act, the rate of subdivision activity and time needed to bring subdivided lots on the market will affect availability. Only one Final Map has been filed for any subdivision since Feb.. 1981. This was for a 20 lot subdivision. At present, one Tentative Map for a 15 lot subdivision is pending approval and an additional 9 lot proposal is in the Preliminary Map stage. The time'required for lots in subdivisions to become available for building after submittal of a Tentative Map ranges from a year and a half to two years or longer depending on the urgency felt by the subdivider. Because of the factors described above, it appears that the total number of lots available for development prior to 1985 will not exceed the number of lots existing at the beginning of the period, 281*; plus 20 lots,added in 1981 by subdivision,and a possible 30 to 60 lots added by subdivision in years 1982 and 1983 for a total of 330 to 360 lots. * Based on current Town regulations. ** Lots existing February 1981 (192) + lots built upon in 1980 (39) = 231 in the Town Limits, plus 50 in the Urban Service Area, or 281 total. 2