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Home My WebLink About5.4S___ -i Item 5.4 TOWN OF LOS ALTOS HILLS July 2, 2009 Staff Report to the Planning Commission RE: AMENDMENT AND UPDATE TO THE TOWN OF LOS ALTOS HILLS GENERAL PLAN HOUSING ELEMENT FROM: David Keyon, Associate Planner JDK Lauren Mattern, Planning Consultant APPROVED BY: Debbie Pedro, Planning Direct RECOMMENDATION: That the Planning Commission: 1. Review the proposed amendments and updates to the Los Altos Hills General Plan Housing Element and. the proposed Initial Study/Negative Declaration and consider comments from the public. 2. Make a recommendation to the City Council to approve the Initial Study/Negative Declaration and adopt the proposed amendments to the Los Altos Hills General Plan Housing Element with any modifications deemed appropriate. BACKGROUND: 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 future housing needs: State law requires each town, city, and county to prepare a Housing Element that must be updated once every five years. The 2009 Housing Element update is the statutory update of the Town's Housing Element which was adopted by the Town and certified by the State in 2004. The Housing Element's goals focus on preserving the semi -rural character of the Town while meeting local and regional housing needs, encouraging energy conservation; retaining older residents/senior citizens in the community, and eliminating discrimination and arbitrary barriers in housing access. In February 2009 the Town formed a Housing Element Subcommittee, consisting of Mayor Jean Mordo, Councilmember Ginger Summit, former Planning Commissioner Dot Shreiner and resident Joan Sherlock. This committee met four times to review the 2002 Housing Element, discuss current housing issues in the Town, and explore new policies to meet the Regional Housing Needs Allocation (RHNA) numbers and new policies required by the State. Public Input and Participation As part of the Housing Element update process, the Town conducted two surveys and held one public workshop. �- Y Planning Commission July 2, 2009 Page 2 To determine the success of the Town's Second Unit program, a Second Unit Survey was sent to all Town residents in March of 2009, with 1,043 responses (a 36.6% response rate). This survey served two purposes: 1) to determine information on existing second units within the Town (i.e., number, size, occupancy, and rent ranges), and. 2) to gauge interest in future second unit construction and solicit suggestions on possible incentives to encourage the production of second units. The results of this survey were used to determine compliance with the RHNA numbers and to develop policies to further encourage second unit construction. A copy of the Second Unit Survey is included in Appendix A of the 2009 Housing Element. A Public Comment Card was also mailed to all Town residents to determine general housing needs and issues. A copy of the Public Comment Card is included as Appendix C of the 2009 Housing Element. A public workshop was held on March 31, 2009 to provide a forum for residents and interested parties to discuss housing issues in Los Altos Hills. Residents described interest in housing options that allow elderly residents to stay in the community, and discussed ways to encourage second units to provide more housing options while maintaining the residential, semi -rural character of the Town. DISCUSSION: Implementation of the 2002 Housing Element The Town has successfully implemented a number of the programs outlined in the 2002 Element. The success of these programs has resulted in: • The development of 34 new residential second units between 2002 and 2006; Prezoning of the Spalding/Magdalena area within the Town's Sphere of Influence which consists primarily of lots that are one quarter of an acre in size or smaller. © Waiving the housing fee (currently $1,150) for all residential secondary units; • Maintaining an inventory of secondary units and providing monthly and yearly updates on the construction of secondary units; • Amending the Zoning Ordinance to allow board and care facilities for six or fewer residents and transitional housing; ® Providing information to Town residents about Community Development Block Grant funds for housing rehabilitation loans for lower income households on the Town website; o Completion of an inventory of vacant and underdeveloped lands suitable for residential development Planning Commission July 2, 2009 Page 3 • Meeting the Regional Housing Needs Allocation (RHNA) as determined by the Association of Bay Area Governments (ABAG). Regional Housing Needs Allocation (RHNA) A key component of the Housing Element is satisfying the Regional Housing Needs Allocation (RHNA) as determined by the Association of Bay Area Governments (ABAG). Every community in California is assigned a RHNA on the basis of anticipated population growth and jobs in the community. For the period covered by the 2002 Housing Element, the Town was assigned a RHNA of 83 housing units, broken down into income groups as shown in the following table: esirte tia " � c iai s� e fin Above Moderate 53 92 Moderate 15 5 Low 5 11 Very Low 10 18 Total 83 126 Los Altos Hills exceeded the ABAG Regional Housing Needs Allocation in the 2002- 2006 planning cycle, and with the exception of units in the "moderate" income category, has met residential unit construction objectives. The Town's efforts to promote second units are working well, producing units at the low and very low affordability levels in excess of the RHNA requirement. The Town's single family residential production surpasses Regional Housing Needs Allocation targets in the above moderate category. Some programs outlined in the 2002 Element were not adopted, such as the implementation of a density bonus ordinance in conformance with State law, and the establishment of procedures for review of new residential developments to ensure ADA compliance. These programs will be carried over to the 2009-2014 Housing Element cycle. Other programs are ongoing and have been continued to the 2009 Housing Element, such as modification of the Zoning Ordinance to allow employee housing on institutional properties (such as Foothill College, Fremont Hills Country Club, and Packard Foundation), and preparing informational handouts on topics such as the benefits of undergrounding utility lines, secondary unit information, updates on the construction of new units and rehabilitation of existing residential units, the benefits of brush and weed abatement, and hydrant upgrade requirements. Regional Housing Needs Allocation (RHNA) for the 2009 Housing Element For the 2007-2014 planning period (the time period covered by the 2009 Housing Element), ABAG has given Los Altos Hills a RHNA of 81 new residential units, a lower number than surrounding communities to more closely reflect the residential (non - employment generating) character of the Town. The current RHNA number is broken Planning Commission July 2, 2009 Page 4 down into different income categories, as shown in the following table: To meet its regional fair share of housing needs for very low, low, and moderate incomes, the Town will continue to rely primarily on the construction of second units. The Second Unit Survey sent to all Town residents in March verified that second units remain a source of affordable, rental housing for the community. Further, based on the rate of construction of secondary units between 2002 and 2008, it is anticipated the Town can potentially meet its regional fair share for the 2007 — 2014 timeframe of the current Housing Element through this program alone. A Vacant and Underutilized Parcels Inventory was performed in March 2009 (Housing Element Appendix F), which illustrates that, under current zoning designations, the Town has an estimated additional capacity range of 61-186 residential units that can be developed. In addition, each property of one acre or more in size is eligible for the construction of a second unit, subject to certain limitations. Therefore, Los Altos Hills has sufficient zoned capacity to accommodate the overall RHNA allocation and there is no need to rezone properties to accommodate the needs identified in the Element or to implement the programs identified in the element. Program changes for the 2009 Housing Element Update: The State Department of Housing and Community Development (HCD) now requires jurisdictions to select a site for potential future emergency/homeless shelter, allow single - room occupancy (SRO) residential units, and address flood control issues in their Housing Elements. Emergency/Homeless Shelter Requirement SB2 of 2007 clarifies and strengthens housing element law to ensure zoning encourages and facilitates emergency/homeless shelters and limits the denial of emergency shelters and transitional and supportive housing under the Housing Accountability Act. To meet this requirement, the Town must identify a site where such a shelter can be allowed, but does not have to build the shelter. Housing Element Program HE -34 identifies the Foothill Community College site as the location for a potential future emergency/homeless shelter as it is the only site in the Town with convenient public transit access. Very Low Income Up to 50% AMI $53,050 27 Low Income 51-80% AMI $84,900 19 Moderate 81-120% AMI $126,600 22 Above Moderate Over 120% AMI Over $126,600 13 Total: 81 To meet its regional fair share of housing needs for very low, low, and moderate incomes, the Town will continue to rely primarily on the construction of second units. The Second Unit Survey sent to all Town residents in March verified that second units remain a source of affordable, rental housing for the community. Further, based on the rate of construction of secondary units between 2002 and 2008, it is anticipated the Town can potentially meet its regional fair share for the 2007 — 2014 timeframe of the current Housing Element through this program alone. A Vacant and Underutilized Parcels Inventory was performed in March 2009 (Housing Element Appendix F), which illustrates that, under current zoning designations, the Town has an estimated additional capacity range of 61-186 residential units that can be developed. In addition, each property of one acre or more in size is eligible for the construction of a second unit, subject to certain limitations. Therefore, Los Altos Hills has sufficient zoned capacity to accommodate the overall RHNA allocation and there is no need to rezone properties to accommodate the needs identified in the Element or to implement the programs identified in the element. Program changes for the 2009 Housing Element Update: The State Department of Housing and Community Development (HCD) now requires jurisdictions to select a site for potential future emergency/homeless shelter, allow single - room occupancy (SRO) residential units, and address flood control issues in their Housing Elements. Emergency/Homeless Shelter Requirement SB2 of 2007 clarifies and strengthens housing element law to ensure zoning encourages and facilitates emergency/homeless shelters and limits the denial of emergency shelters and transitional and supportive housing under the Housing Accountability Act. To meet this requirement, the Town must identify a site where such a shelter can be allowed, but does not have to build the shelter. Housing Element Program HE -34 identifies the Foothill Community College site as the location for a potential future emergency/homeless shelter as it is the only site in the Town with convenient public transit access. Planning Commission July 2, 2009 Page 5 Single -Room Occupancy (SRO) Requirement California Government Code Section 65583 now requires that every jurisdiction allow Single -Room Occupancy (SRO) units in at least one zone. SRO's are usually small (250- 350 square feet), individual units that can be used as transitional or affordable housing. Since Los Altos Hills is semi -rural in character and almost entirely zoned R -A with single-family residences on parcels of 1 acre or more, the only logical site in Town would be to allow SRO's as employee/faculty/student housing at Foothill Community College. This requirement is addressed in Housing Element Program HE -33. Flood Protection SB 162 requires cities and counties to address flood protection issues in their updated Land use, Conservation, Safety, and Housing Element updates. Policy F of the Housing Element, which is continued from the 2002 Housing Element, will continue to 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. Policy changes to encourage Second Units As the Town's Second Unit program remains the primary source of affordable rental housing in the Town, additional programs are proposed to further encourage . their construction. Program 12 seeks to develop reasonable criteria for reducing or waiving the building permit fees for second units to make their construction more affordable. Program 13 seeks to develop reasonable criteria for reducing or waiving the sewer hookup fee for second units (the sewer hookup fee is currently $7,950 or more, depending on the number of Fixture Units determined by the Plumbing Code). Finally, Program 14 considers reviewing the Town's parking requirement by eliminating the prohibition on tandem parking for second units. One program discussed both in the Second Unit Survey and at the Housing Element Workshop is a Floor Area/Development Area bonus for second units, similar to the current Development Area bonus offered for the construction of solar photovoltaic systems. About 50% of respondents to the Second Unit survey responded favorably to this idea. However, the Housing Element Subcommittee decided to pursue other programs to encourage second units, such as waiving or reducing fees for building permits and sewer hookups, and exploring the possibility of amending the parking requirements for second units to allow tandem parking. In addition to policy changes, the Housing Element has been re -formatted to be consistent with the rest of the General Plan as updated in 2007. t Planning Commission July 2, 2009 Page 6 CEQA STATUS: In conformance with CEQA requirements, staff prepared an Initial Study and Negative Declaration. A Notice of Intent to adopt a Negative Declaration was published in the Town. Crier on June 24, 2009. The notice was also submitted to the Santa Clara County Clerks Office for a 20 day public review period which began on June 24, 2009 and ends on July 14, 2009. ATTACHMENTS 1. Draft 2009 Los Altos Hills Housing Element 2. Initial Study and Negative Declaration J } DRAFT Attachment 1 TOWN OF LOS ALTOS HILLS LOS,AITOSHILLS CALIFORNIA GENERAL PLAN HOUSING ELEMENT UPDATE 2009 NOTE: Text changes from 2002 Housing Element highlighted in bold c )W TABLE OF CONTENTS INTRODUCTION................................:......................................................................................1 Requirement for a Housing Element................................................................................. l Housing Element Planning Period....................................................................................2 LocalHousing Issues..........................................:.............................................................2 Consistency with Other General Plan Elements...............................................................3 PublicParticipation...........................................................................................................3 Organization of the Housing Element..................:............................................................4 EVALUATION OF THE 2002 HOUSING ELEMENT..........................................................6 POPULATION, HOUSEHOLD, AND EMPLOYMENT TRENDS......................................8 Demographics..................................................................................................................9 PopulationGrowth................................................................................................9 AgeCharacteristics.............................................................................................10 EthnicDiversity..................................................................................................10 Households and Residential Units...............................................................................11 Numberof Households.......................................................................................11 HouseholdSize...................................................................................................11 Families...............................................................................................................12 Residential Unit Types and Occupancy......................................................................12 Vacancies............................................................................................................12 Tenure.................................................................................................................12 Overcrowding.....................................................................................................13 HouseholdIncome.........................................................................................................13 IncomeGroups....................................................................................................13 PovertyLevel......................................................................................................14 Households Overpaying for Housing..................................................................14 HousingStock................................................................................................................15 Ageof Housing Stock.........................................................................................15 IncompletePlumbing..........................................................................................15 HousingUnit Value............................................................................................15 LaborForce...................................................................................................................16 EmploymentComposition..................................................................................16 EmploymentLocation.........................................................................................16 EmploymentProjections........................................................................ ........16 HOUSINGNEEDS...................................................................................................................17 Satisfaction of Regional Fair Share.............................................................................18 z 38 1 '7"121- Population Groups with Special Needs.......................................................................21 ElderlyPersons...................................................................................................21 LargeFamilies....................................................................................................22 DisabledPersons..................................................................................................23 Students...............................................................................................................23 EmergencyShelter..............................................................................................23 CONSTRAINTS TO AND OPPORTUNITIES FOR HOUSING DEVELOPMENT .......25 Constraints to Housing.................................................................................................25 Environmental Constraints..........................................................................................25 Slopeand Soil.....................................................................................................25 SeismicMotion...................................................................................................26 FloodZones........................................................................................................26 WildlandFire......................................................................................................27 EconomicConstraints...................................................................................................27 LandCosts..........................................................................................................27 Construction Costs..............................................................................................27 FinancingCosts...................................................................................................28 Governmental Constraints...........................................................................................28 LandUse Controls..............................................................................................29 Residential Design Standards.............................................................................29 Development Review and Processing Time Frames..........................................32 Development and Permit Fees............................................................................33 Infrastructure Constraints..............................:............................................................34 CirculationSystem..............................................................................................34 StormDrainage...................................................................................................34 Wastewater Treatment........................................................................................35 FireProtection.....................................................................................................35 PoliceProtection.................................................................................................35 WaterSupply......................................................................................................36 SchoolDistricts...................................................................................................36 PublicTransportation..........................................................................................36 CommercialServices..........................................................................................37 Opportunities for Housing...........................................................................................37 Vacant and Underutilized Parcels.......................................................................37 Sites Suitable For Low and Moderate Priced Housing.......................................37 Sites Suitable for Residential Second Units........................................................38 Sites Suitable For Factory -Built Housing and Mobile Homes ...........................38 EmergencyShelter..............................................................................................3 8 Housing and Community Development Block Grants.......................................39 W. A ENERGY AND RESOURCE CONSUMPTION AND CONSERVATION ........................41 HOUSING GOALS, POLICIES, PROGRAMS, AND OBJECTIVES...............................44 GeneralStrategy..............................................................................................................44 Goals, Policies, and Programs....................................,...................................................45 Summaryof Objectives...................................................................................................60 APPENDIXA .................................... _...................................................................................... 61 Secondary Unit Survey APPENDIXB.................................................:..........................................................................65 Secondary Unit Survey Results APPENDIXC............................................................................................................................67 Housing Element Community Survey APPENDIXD............................................................................................................................69 HousingElement Community Public Comment Card Results APPENDIXE............................................................................................................................70 2002 Housing Element Implementation APPENDIXF-1.........................................................................................................................88 Vacant and Underutilized Parcels Site Inventory APPENDIXF-2.........................................................................................................................95 Vacant and Underutilized Parcels Map APPENDIXG............................................................................................................................96 Residential Construction, 2002-2006 APPENDIXH............................................................................................................................97 Estimated Fees for Housing Construction e Housing Element INTRODUCTION 501. 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, has driven the cost of housing in the Town upward. Nonetheless, residential development, the only type of development allowed within the Town, is low in density and carefully sited 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. 502. In the mid -1950's Santa Clara County's trend of permitting development to over -burden the natural environment through higher densities and smaller lots served as a catalyst for the Town's 1956 incorporation. The County's pattern of development approvals was considered counter to sound stewardship of the land and its delicate resources. 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 its established residential areas. 503. In addition to the rural residential development allowed by the then newly incorporated 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. There are numerous constraints to development associated with the semi -rural community design. 504. 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. ROLE OF HOUSING ELEMENT 505. 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: r • "The lack of affordable housing is a critical problem which threatens the economic, environmental, and social quality of life in California"; • "California housing stock has become the most expensive in the nation"; • "Among the consequences of those actions are discrimination against low-income and minority households, lack of housing to support employment growth, imbalance in jobs and housing, reduced mobility, urban sprawl, excessive commuting, and air quality deterioration"; and • "Many local governments do not give adequate attention to the economic, environmental, and social costs of decisions which result in disapproval of affordable housing projects, reduction in density of affordable housing projects, and excessive standards for affordable housing projects." 506. From these findings evolved a requirement that a housing element be a part of every general plant. As the general plan is "a comprehensive, long-term plan for the physical development of the 3 county or city..." , the housing element is "a statement of goals, policies, quantified objectives, and scheduled programs for the preservation, improvement, and development of housing"4 HOUSING ELEMENT PLANNING PERIOD 507. This Housing Element Update supersedes Los Altos Hills' 2002 Housing Element. The Update is intended to guide the Town's policies and programs on housing for the 2009 to 2014 planning period. LocAL HOUSING ISSUES 508. The Town's desire to preserve a rural environment does not preclude commitment to housing issues. Two such key issues identified in the Housing Element are opportunities for more affordable housing and the provision of housing for the Town's aging population. 509. After the adoption of the 1988 Housing Element, the renting of residential second units in Los Altos Hills was allowed. Because of their illegality in the past and in some surrounding communities, letting residents of Los Altos Hills know that second units are legal and encouraged is an important effort. Since legalized, second units have added significantly to the Town's existing and freely available housing stock. Residential second units continue to provide the Town an excellent source of more affordably priced housing, and the Town plans to continue promoting second units. 1 Excerpts from Article IQ 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. Draft Housing Element Los Altos Hills General Plan Page HE -2 510. According to the 2000 Census, over a third of the Town's population consists of people over the age of 55, 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 continue to be an important part of the Town's housing policy for years to come. RELATIONSHIP TO THE GENERAL PLAN 511. The 2009-2014 Housing Element is one of the eight elements of Los Altos Hills' comprehensive General Plan. The Plan consists of the following elements: Land Use; Conservation; Open Space & Recreation; Pathways; Noise; Safety; Circulation; and Housing. 512. The Housing Element builds upon the other General Plan Elements and is consistent with the policies set forth in those elements. For example, the Land Use Element emphasizes lowdensity residential, hillside protection, and green building strategies. Whenever any Element of the General Plan is amended, the Housing Element will be reviewed and modified, if necessary, to ensure continued consistency between elements. PUBLIC PARTICIPATION 513. Government Code 65583(c)(B) requires that the Town "make a diligent effort to achieve public participation of all economic segments of the community in the development of the housing element". The public outreach strategy in Los Altos Hills has been formulated in consideration of the fact that the Town is small and is overwhelmingly comprised of private residents. Public outreach in support of the Housing Element Update included: v Formation of a Housing Subcommittee to guide staff during the Update Process v A Community Workshop to gather input from residents and interested parties v A housing community input form mailed to every household in the Town 0 A Second Unit survey mailed to every household in the Town 514. The Housing Subcommittee was appointed by the Town Council and 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 six times to discuss and update goals, policies and programs that focus on meeting the Town's current housing needs. The Subcommittee reviewed surveys and other public input. The group will address comments by the State Department of Housing and Community Development (HCD) and will forward their recommendations to the Town Council for incorporation in the document. 515. Town staff hosted a Public Workshop in March 2009 to gather further input from residents. Following an informative presentation, members of the public described their priorities in housing for Los Altos Hills. Residents described interest in more housing options so residents could stay in the community when elderly or in a time of personal financial uncertainty. There was discussion about the importance of preserving Los Altos Hill's unique semi -rural character. Attendees espoused the important role of second units in providing more housing Draft Housing Element Los Altos Hills General Plan Page HE -3 1 options while maintaining residential, semi -rural character, and discussed. ways to further encourage their development. 516. A Public Comment Card was mailed to all property owners to capture input from residents who may not appear at a public workshop. The Public Comment Card provided brief background on the Housing Element Process and asked qualitative questions such as: • What do you see as the greatest strengths of Los Altos Hills' housing and community? • What do you think are the most pressing housing issues facing Los Altos Hills? • How do you think the Town should address housing issues in the Housing Element? 517. The 2009 Second Unit Survey was mailed to all property owners within the Town limits in February 2009. This mailing served to obtain updated information on second units such as number of new permitted units, rental rates, etc., as well as to elicit comments on other programs under considerations in the 2009 Housing Element such as the density bonus programs and interest in permitting non -conforming units and/or in the development of secondary units. The Survey followed up a very successful 2002 Second Unit Survey that helped the City identify progress on that affordable housing typology. The Survey also served the double purpose of informing residents that Second Units are both legal and encouraged in Los Altos Hills. Results from the Public Comment Card and Second Unit Survey are included in Appendix B and D. 518. The Draft will be revised in response to comments received on the Draft Housing Element from the State Department of Housing and Community Development (HCD). The Draft 2009 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. 519. Prior to adopting the Housing Element, the Town will post the revised Draft Housing Element and hold public hearings by the Planning Commission and City Council. The public hearing schedule is incorporated in the Housing Element and the hearings will be advertised in newspapers and posted on the Town Web Page. ORGANIZATION OF THE HOUSING ELEMENT 520. The Housing Element consists of the following major components: • A summary of the Town's existing and projected housing needs; • An assessment of the land, financial and administrative resources available to address Los Altos Hills' housing needs; • A Housing Plan to address the Town's identified housing needs including housing goals, policies, and programs; and • A Technical Background Report consisting of a detailed housing needs assessment, an analysis of constraints to housing production and affordability, and an evaluation of the Town's progress in implementing the housing programs established in the 2002 Housing Element. Draft Housing Element Los Altos Hills General Plan Page HE -4 W IN DATA SOURCES 521. Various sources of information are used to prepare the Housing Element, including: • 2000 Census data. Although dated, it remains the most comprehensive and widely accepted source of demographic information. • Population and housing counts from the State Department of Finance • Housing market information from newspaper and internet rent surveys and DataQuick sales transactions • Association of Bay Area Governments (ABAG) Projection 2007 and ABAG's Regional Housing Needs Determination (May 1, 2008) provides demographic projections and information on future housing needs; • Comparative data for income levels for various groups is provided by the Comprehensive Housing Strategy, 2000; • Various City documents, including Zoning Ordinance and the General Plan. Draft Housing Element Los Altos Hills General Plan Page HE -5 n DRAFT EVALUATION OF THE 2002 HOUSING ELEMENT 522. As noted, this Housing Element represents an update to the Town's 2002 Housing Element. The 2002 Element's goals centered on efforts to provide for additional housing opportunities while at the same time preserving the Town's rural residential environment and natural setting. Two such key issues were identified as opportunities in the 2002 Housing Element; opportunities for more affordable housing and the provision of housing for the Town's aging population. The 2002 Housing Element reflects an eagerness to promote second units, an affordable housing typology that maintains the character of Los Altos Hills, and attention to the housing needs of the elderly, a major housing challenge for Los Altos Hills. In developing this Housing Element Update, an assessment of the 2002 Element was conducted, the purpose of which was to identify those aspects of that Element which were successful or continued to demonstrate promise and to eliminate or revise those components which did not yield the desired results. 523. The Town has successfully implemented a number of the programs outlined in the 2002 Element. The success of these programs has resulted in: • The development of 34 new residential second units between 2002 and 2006; • Prezoning 95 lots in the Town's Sphere of Influence, more than half of which are less than one quarter acre in size. • Waiving the housing fee (currently $1,150) for all residential secondary units; • Maintaining an inventory of secondary units and providing monthly and yearly updates on the construction of secondary units; • Amending the Zoning Ordinance to allow board and care facilities for six or fewer residents and transitional housing; • Providing information to the Town residents about Community Development Block Grant funds for housing rehabilitation loans for lower income households on the Town website; • Completion of an inventory of vacant and underdeveloped lands suitable for residential development; • Updating the 2001 Secondary Survey in February 2009 as a method of monitoring the success of the secondary unit program in meeting regional fair share requirements. 524. Several items are still in the process of implementation: • Modification of the Zoning Ordinance to allow employee housing on institutional properties. • Making available additional information on topics such as the benefits of undergrounding utility lines, secondary unit information, updates on the construction of new units and rehabilitation of existing residential units, the benefits of brush and weed abatement, and hydrant upgrade requirements. Draft Housing Element Los Altos Hills General Plan Page HE -6 w 'r DRAFT 525. Some programs outlined in the 2002 Element were not adopted: Adoption of a density bonus ordinance in conformance with State law to encourage affordable or senior housing Establishing procedures for review of new residential developments to ensure ADA compliance, where applicable. 526. Appendix E to this Element provides an in-depth, program -by -program discussion of the 2002 Element's implementation. 527. Those goals, policies, and programs found successful, potentially successful, and effective which were developed as part of the 2002 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 2002 Element found to be unproductive in terms of the Town's overall housing goals were not carried forward. 528. Los Altos Hills exceeded their ABAG Regional Housing Needs Allocation in the 2002-2006 planning cycle, and came close to meeting its residential unit construction objectives5. The results show that Town efforts to promote second units are working well, producing units at the low and very low affordability levels. The Town's single family residential production surpasses Regional Housing Needs Allocation targets in the above moderate category. While the above moderate, low, and very low-income categories are exceeded, the moderate category is the most difficult to reach in Los Altos Hills. It can, of course, be assumed that the surplus production at the low and very low categories are at least available the seekers of moderate income residential units, which would exceed the RHNA allotment for the moderate category. Residential Unit Type 2002-2006 ABAG Regional Fair Share Actual Residential Permitting 2002-2006 Very Low 10 17 Low 5 8 Moderate 15 4 Above Moderate 53 97 Total 83 126 5 The breakdown of units permitted or built among affordability categories was based on overall home prices in Los Altos Hills as well as the 2009 Second Unit Survey. Accordingly, second units were primarily split between the very low and low categories, which a few in the moderate category. The Second Unit Survey reported that about one third of occupied units do not currently charge rent. It is assumed that other types of residential construction fall into the above moderate category, given the high average home prices in the community. Draft Housing Element Los Altos Hills General Plan Page HE -7 Y• POPULATION. ROUSING AND EMPLOYMENT TRENDS 529. A snapshot of population, housing and employment trends reveals: • The Town has a vacancy rate of 2.7% percent, reflecting a very stable housing stock and indicative of low residential mobility. • The Town continues to grow at a relatively slow pace, due in part to a limited supply of easily and inexpensively developable land; • The Town's population, like that of the region and nation, is aging, and the Town's median age is higher than the County and State; • The Town's household income is among the highest in the County and State; • There are no homeless individuals counted in Los Altos Hills in the most recent County Homelessness Survey; • There is minimal occurrence of poverty, overcrowding, or unemployment within the Town; • Most of the Town's households are made up of families; • The Town's housing stock is in excellent condition; • The value of the Town's housing stock is extremely high. 530. Many of the Town's residents specifically select Los Altos Hills as their place of residence, despite higher housing costs and fewer housing options than surrounding communities. The environment in which the Town is set has been carefully preserved and cultivated over the years. Preserving the landscape is high priority many residents. Land prices are very high, home prices are high, and the setting is rural in nature. Working within these factors is the unique challenge for the planning staff, Housing Element Subcommittee, and the Housing Element document itself. Draft Housing Element Los Altos Hills General Plan Page HE -8 DEMOGRAPHICS 531. The data in the table below provides a demographic profile of the Town's community. Further analysis is found in subsequent sections. Table 1' Selected Population and Household Characteristics (1990 - 2000 + 2007 estimated) Los Altos Hills County State Total Population 2007(estimated) 8,360 1,731,281 36,457,549 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 5.10% 12.30% 13.80% Percent change 20.00-2007 5.8% 2.9% 7.6% Age Composition - 2000 Under 18 years 23.50% 24.80% 27.30% 18-54 years 43.20% 57.90% 54.30% 55+ years 33.30% 17.60% 18.30% Median Age - 2000 46.70% 34.00% 33.30% Racial Composition - 2000 White 73.30% 44.20% 46.70% Hispanic or Latino 2.20% 24.00% 32.40% African American 0.50% 2.60% 6.40% Native American 0.10% 0.30% 0.50% Asian/Pacific Islander 21.10% 25.70% 11.10% Other/Two or more races 2.80% 3.20% 2.80% Mean Household Income- 2005 $269,000 $97,900 Median Household Income - 2000 $173,570 $74,335 $47,493 Median Household Income - 1990 $115,851 $48,115 $35,798 Average Household Size - 2000 2.86 2.92 2.96 Source: U.S. Census Bureau 1990 & 2000 Census & 2007 Census estimates; 2005 ABAG Projections Population Growth 532. The Bureau of the Census found the Town's population grew from 7,514 in 1990, to 7,902 in 2000, reflecting an increase of 5.1%. The State Department of Finance Population Estimates show a 2007 population of 8,360, for a total growth of 5.8% between 2000 and 2007. Draft Housing Element Los Altos Hills General Plan Page HE -9 Age Characteristics A 533. The 2000 median age of the Town's residents is 46.7 years of age, an increase of 2.4 years from 1990 when the median age of residents was 44.3 years. In the decade prior, 1980 to 1990, the median age increased by a notable 6.7 years, which the 1998 Element explained "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 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. Residents 45-54 years of age make up 20% of the Town's population. Residents 55 years or holder make up 33.3% of the population, compared to around 18% for the County and State. 534. While the Town's population continues to age, increased demands will be placed on senior social and health services provided by the Town, County, State, and Federal governments. The overall aging of the population will also place demands on the type of housing developed or rehabilitated within the Town, especially to meet the needs of older, potentially less mobile individuals. Ethnic Diversity 535. The Bureau of the Census found the Town's population in 2000 to be predominantly White (73.3%). Asian and Pacific Islanders comprise 21.1% of the Town's population. Other categories tabulated included Hispanic or Latino (2.2%), Black (0.5%), Native American (0.1%), and other (2.8%). The Town is less diverse than Santa Clara County as a whole though the Asian population has grown significantly over the last couple decades. Draft Housing Element Los Altos Hills General Plan Page HE -10 DRAFT HOUSEHOLDS AND RESIDENTIAL UNITS 536. 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 Selected Housing Characteristics (1990 and 2000) Town County State Total Households — 2000 2,740 585,863 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 Occupied — 2000 93.8% 58.5% 56.9% Vacancy Rate -2000 2.7% 2.3% 7.41% Housing Values and Costs — 1990 Median Housing Value Median Contract Rent $1,000,000+ $1,646 $422,600 $1,114 $198,900 $677 Sources: U.S. Census Bureau, 1990 and 2000 Census Number of Households 537. The Census Bureau found there were 2,740 households in the Town in 2000, a 134 household increase from 2,606 households reported in the 1990 Census. Of the 2,740 occupied housing units in Los Altos Hills, 2,571 are owner occupied and 169 are renter occupied. 538. 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 2007, ABAG estimates the number of households in the Town and its Sphere will increase from the 2000 figure to a projected 3,130 households by the year 2020, representing an annualized increase of 0.7% 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 539. 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 2007 that expected an increase in the Town's household size from 1990 to 2000 and beyond. Draft Housing Element Los Altos Hills General Plan Page HE -11 DRAFT Families 540. 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 541. 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. A yearly average of 25 new single family residences were added to the Town's housing stock during this period. This is similar to the yearly average of 26 new units during the 1994 to 2001 cycle. This count includes both single family residences and second unit construction. It is possible that planning and building permits will decline in this planning period due to the real estate market downturn. 542. Nearly all of the Town's residential units are detached single family residences, essentially the only type of construction permitted by the zoning code. The 2000 Census reported 3,060 detached housing units in Los Altos Hills, including 6 mobile homes and 32 attached units. The Town's legalization to rent and encouragement of second units increased the number of such units approved and constructed. The 2009 Second Unit Survey indicated significant interest in constructing second units on individual properties. 543. There are also two convents located within the Town's 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 of Charity and 40 at Poor Clares) and the Town recognizes this unique contribution of housing to the region. Vacancies 544. 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%). None of these figures include the two convents. The 2000 vacancy rate was lower than desirable vacancy levels to accommodate residential mobility. The 2000 vacancy rate came on the heels of extraordinary growth in the housing market in the late 1990's in Santa Clara County. Tenure 545. 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 Draft Housing Element Los Altos Hills General Plan Page HE -12 eir DRAFT 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. 546. 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 547. The 2000 Census reported 2,740 occupied units in Los Altos Hills, of which approximately 14 (0.5%) residential units were classified as being overcrowded. All of the households classified as overcrowded were renter occupied. 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 2000, estimated at 14.4%, a 3.5% increase since 1990. HOUSEHOLD INCOME 548. According to the 2000 Census, Los Altos Hills had a median household income of $173,570, more than twice the County median of $74,335. Mean and median household incomes for Los Altos Hills have historically been significantly higher than the County as a whole; this disparity between Los Altos Hills and the County increased slightly between 1990 and 2000. The 2007 ABAG projections estimate the 2010 Los Altos Hills median income at $279,600. 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 549. The United States Department of Housing and Urban Development defines five income groups, as follows: • Extremely Low Income- Households earning up to 30% of the regional median household income. • Very Low Income — Households earning up to 50% of the regional median household income • 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 household income 550. 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, Draft Housing Element Los Altos Hills General Plan Page HE -13 4 A DRAFT 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 551. 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 2000, 3.9% of the Town's total population was below the poverty level, totaling 311 individuals. There are 52 Los Altos Hills families below the poverty level, representing 2.2% of families. Data from the Comprehensive Housing Affordability Strategy (CHAS) reports that of the 114 households considered extremely low income, 45 are renters and 69 are owners. Households Overpaying for Housing 552. Housing is generally the greatest single expense for California families. 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 30% of its income to housing in order to prevent sacrificing other necessary expenditures. Devoting a sum greater than 30% (depending on family size and income) of a household's income can result in hardship and difficulty in providing other necessary .goods and services. Severe overpaying occurs when households pay 50 percent or more of their gross income for housing. Statewide, the impacts of high housing costs tend to fall disproportionately on extremely low, very low, and low-income households, especially renters. Higher -income households may choose to spend greater portions of their income for housing whereas the cost burden for lower-income households reflects choices limited by a lack of a sufficient supply of housing affordable to these households. Data from the Comprehensive Housing Affordability Strategy (CHAS) shows that among lower income households, 216 households are considered to be overpaying for housing. Seventy five of lower income households overpaying are renters and 141 are owner -occupied. 553. The 2000 Census reported 2,668 occupied residential units in Los Altos Hills, of which 2,465 (93.9%) were owner occupied. Among renter occupied households, 30.5% spent less than 25% of their income on rent, down from 65% in 1990, while 15.8% use between 25-34% of their income. 554. Of the 2,465 owner occupied housing units, 55.3% spend less than 25% of their income on housing payments, 16.8% pay between 25-35%, and 26.6% pay more than 35% of their income on housing. For those with a mortgage, only 42% are spending less than 25% of their income on mortgage payments, and 35% are paying over 35%. 555. 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 of housing, and strong demand, Draft Housing Element Los Altos Hills General Plan Page HE -14 1A ► DRAFT basic economics dictate high prices. Many households choose to pay more than the standard allocation of household income for housing for the opportunity to live in the Town, even with the availability of less costly housing in nearby communities. Housing Stock Age of Housing Stock 556. The 2000 Census indicates most of Los Altos Hills' housing stock was primarily constructed during 1940-1980, similar to the entire County's stock. Approximately 70% of the Town's housing stock was built after 1960. An additional 24% of the Town housing stock was constructed between 1940 and 1960. 1939 - earlier 1940-1959 1960-1969 1970-1979 d 1980-1989 1990-1994 1995-1998 1999 -March 2000 Incomplete Plumbing Year Housing Built 0 100 200 300 400 500 600 700 800 Number of Units 557. The 2000 Census reported that all residential units in Los Altos Hills have complete plumbing. Incomplete plumbing usually refers to a lack of running water or flushing toilet and is sometimes associated with substandard rural housing. Housing Unit Value 558. 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, 90% of all housing units were valued at $1,000,000 or more in 2000. The 2000 Census listed a median home Draft Housing Element Los Altos Hills General Plan Page HE -15 A DRAFT value for single family homes in Los Altos Hills at $1,000,000 and today the range is estimated from $3 million - $3.9 million. A brief survey of listed vacant units on the market in January 2009 turned up a median asking price of $3,985,000 with a median size of 4,641 square feet. The Town's median home prices have historically been much higher than the County median. There is only a very small rental market in Los Altos Hills; about 6% of homes are renter occupied, including second units, rooms for rent, and whole homes for rent. 559. 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 as well as its access to area destinations. LABOR FORCE Employment Composition 560. According to the Bureau of the Census, the Town of Los Altos Hills had a labor force of 3,711 people in 2000, 98.2% of whom were employed and 1.8% of who were not. ABAG's Projections 2007 estimates there are 3,870 employed residents in the Town and Sphere of Influence in 2005, and that this amount will increase to 5,440 by the year 2030. 561. The industries which employ a majority of Los Altos Hills' residents are manufacturing (23%), education, health and social service (22%), and professional scientific, management, administrative, and waste management services (21%). 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 562. Because the Town is nearly completely residential in makeup, nearly all of Los Altos Hills' employed labor force commutes outside the Town's corporate boundaries to the work place, except the 10 percent who reported working at home in the 2000 Census. Of those who commute, 97% drive, 87% in single occupancy vehicles. About 64% of commuting workers traveled 20 minutes or more in each direction. For those employed within the Town's corporate limits most operate at-home businesses, or are employed by at-home businesses, or are employed by the several schools within the Town's corporate boundaries. There are no retail, business, or industrial employment centers located within the Town's corporate limits. Employment Projections 563. In Projections 2007, ABAG projects the number of employed residents of Los Altos Hills and its Sphere will increase from 4,475 in 2000, to 5,440 in the year 2030. The Town itself does not allow any traditional retail, business, or service uses which would normally be the source of new employment growth. One potential generator of employment growth, and a generator for which there are no known reliable statistics or reporting mechanisms, is household domestic workers. Some of the individuals employed as domestic workers are provided housing by their employers either within main residences or within detached guest quarters or residential second units. Draft Housing Element Los Altos Hills General Plan Page HE -16 .J DRAFT HOUSING NEEDS 564. It is evident from the preceding section of this Element that the Town has little localized unmet housing need. The Town does not allow any retail, service, or industrial uses which would generate employment, and in turn, 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 limits, along the San Francisco peninsula, Silicon Valley and in the East Bay. 565. 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. 566. The Association of Bay Area Governments (ABAG) is charged by the Legislature to determine the region's6 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 81 additional residential units in the Town and Sphere to meet the Town's share of the regional need7 for the period of 2007-2014. 567. 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 2007-2014 Income Category 2009 Income (4 person HH) Regional Fair Share Regional Fair Share Very Low Income $53,050 27 33% Low Income $84,900 19 24% Moderate Income $126,600 22 27% Above Moderate Income >$126,600 13 16% Total 81 100% 568. The California Government Code requires the Town to develop a Housing Element which establishes goals, policies, programs, and quantifiable objectives designed to ensure that the regional fair share is met. It can be presumed that 50 percent of very low-income households qualify as extremely low income households, which would be about 13 households with an income less than 30% of area mean income. b 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 7 Source: Housing Needs Plan, June 2008, Association of Bay Area Governments. Draft Housing Element Los Altos Hills General Plan Page 17 _4. A DRAFT SATISFACTION OF REGIONAL FAIR SHARE 569. Review of Town records indicates that from 2002 through 2006 there were 92 applications for new single family detached residential units reviewed and approved, compared with 137 applications between 1998 ' and 2002. It is reasonable to conclude that all of the new units constructed were within a price range affordable only to households classified as being "above moderate income." 570. 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 stock8. 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 400, based on a conservative use of information derived from the Town's 2002 Residential Second Unit Survey. The Town conducted a new Second Unit Survey in' 2009 to identify both the number of 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. This survey indicated that most occupied second units fall into the very low or low household income. 571. 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 2009 Residential Second Unit Survey. 572. That Survey was delivered to each of the Town's .2,850 households, 1043 of which returned it, representing a 37% 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. Draft Housing Element Los Altos Hills General Plan Page 18 J Table 4 Rent Ranges for Residential Second Units Income Category Rental Range Percentage Very Low No rent or Rent <$800 50% Low Rent = $800 - $1,200 24% Moderate Rent= $1,201 - $1,800 12% Above Moderate Rent - $1,801 - $2,500 or > $2,500 14% 573. It should be noted approximately 52% of all respondents with second units did not provide information on rent charges. Many respondents indicated that at the time of the survey no rent was charged for occupied residential second unit. It should also be noted that, based on 2008 income limits set by the State Department of Finance, the response on rental ranges indicates that approximately 50% of the Town's second units would be affordable to "very low" income households (up to $800 per month), 24% to "low" income households (up to $1,200 per month), 12% to "moderate" income households (up to $1,800 per month) and the remaining 14% to "above -moderate" income households (in excess of $1,800 per month). 574. The 2009 survey further indicates that 174 existing residential second units, and perhaps as many as 470 units (as the 1,043 responses represented a 37% response rate), were legalized by the Town's second unit ordinance adopted in 1988. The 2002 survey indicated at least 200 residential second units existed. 575. Town records of building permits issued from 2002 — 2006 show that an additional 34 residential second units have been constructed. The number of new second units account for 27% of all new residential units constructed during this period, up from 21% of all residential units constructed during the previous planning period. Based on percentages derived from the 2009 second unit survey, Table 5 distributes the new second units approved between 2002 and 2006 by income category. Table 5 Distribution of Residential Second Units by Income Category 2002-2006 Income Category # of Units Very Low Income 17 Low Income 8 Moderate Income 4 Above Moderate 5 Total 34 Draft Housing Element Los Altos Hills General Plan Page 19 A_ DRAFT 576. Add to the preceding, the 92 new primary single family detached residential units approved between 2002 and the end of 2006 and the following results: Table 6 Distribution of All Residential Units by Income Category 2002-2006 Income Category 2002-2006 ABAG Regional Fair Share 2002-2006 Actual Residential Permitted Very Low Income 10 17 Low Income 5 8 Moderate Income 15 4 Above Moderate Income 53 97 Total 83 126 577. Los Altos Hills met its overall 2002-2006 regional housing needs allocation of the 2002 Housing Element, producing enough very low, low, and above moderate income units, but falling slightly short in the moderate income category. However, the Town exceeded the very low and low income categories by atotal of 10 units. It came much closer in the 2002 cycle than in the previous cycle, partly because ABAG 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. During 2002 to 2006, the Town produced an average of about 25 housing units each year, including an average of about 7 second units per year. Given its rate of construction in the last planning period, it . is -reasonable to assume the Town will be able to meet its regional housing need allocation during the 2007-2014 cycle -through its second unit housing program, particularly if it can slightly increase its rate of production of second units to continue providing ample units affordable to moderate income categories and below. In the 2007 to May 2009 "gap period" in the Housing Element cycle, the Town has already produced 39 new residential units, 10 of which are second units. In addition to being on track to meet its regional housing needs allocation, the Town has expanded its Programs to include other measures to assist in the development of affordable housing and to provide a greater variety of housing opportunities in Los Altos Hills. Draft Housing Element Los Altos Hills General Plan Page 20 Of Mwe POPULATION GROUPS WITH SPECIAL NEEDS 5784"S State Housing Element Law9 requires "an analysis of any special housing needs, such as those of the elderly, persons with disabilities, large families, farmworkers, families with female heads of households, and families and persons in need of emergency shelter." Table 7 Special Needs Groups Special Needs Groups Persons Households Percent* Large Households** 319 11.3% Renter 19 5.96% Owner 298 93.42% Seniors (65+) J 1342 16.98% With a disability 286 21.31% Senior Households** 737 26.7% Renter 24 3.26% Owner 713 96.47% Seniors living alone 134 4.76% Persons with Disability 743 9.7% Female -headed Households 125 4.44% With related children 51 40.8% 14 Farmworkers* * * .18% Total Persons / M, Household 7902 2816 Source: 2000 Census (unless otherwise noted). * Numbers in () reflect the % of the special needs group, and not the % of the Town Population /Households **Source: socds.huduser.org/chas/reports *** Persons employed in Farming, Forestry or Fishing Occupations Large Household: S ersons or more Elderly Persons 579. 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. 580. 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 9 Government Code Section 65583(a)(7) Draft Housing Element Los Altos Hills General Plan Page 21 DRAFT 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), 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. 581. 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. It is anticipated that the increasing number of second units will allow elderly residents to remain in their homes if desired, with the assistance of caretakers. 582. Between 2003 and 2008, the Town contributed $5,550 to the Los Altos Senior Center and $74,150 to the Community Services Agency for the provision of such services as emergency assistance, nutrition and hot meal programs, information and referral, and senior care management. Large Households 583. 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, 2000 Census Data reported that homes in Los Altos Hills had a median of 8.2 rooms for all housing units, higher than the County median of 5 rooms per housing unit. Town records indicate that the construction of new residences have maintained this trend, resulting in the addition of large homes to the Town's housing stock. There is no information available to suggest that large families have a special housing need in the Town. Disabled Persons 584. According to the 2000 Census there were 425 persons between 21 and 64 years of age with a disability, making up 9% of the population of that age range. Nearly 75% of those individuals are employed. A public transportation disability is defined as a health condition which makes it Draft Housing Element Los Altos Hills General Plan Page 22 �11 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 Housing Element includes a program that requires review of the Zoning Ordinance to identify provisions that could pose constraints on the development of housing for persons with disabilities, and amending the ordinance as needed to expedite retrofit efforts to comply with the Americans with Disabilities Act (ADA). The program also requires ADA compliance in all new development subject to ADA, and provision of adequate flexibility in the development of housing for persons with disabilities. Students 585. The Town of Los Altos Hills is near a number of colleges and universities, including Stanford University, University of Santa Clara, Foothill College, DeAnza College, and Menlo College. In 2000, there were 499 persons residing in Los Altos Hills enrolled in college. About 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 586. 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. 587. While there are homeless individuals and families throughout Santa Clara County (4,049 homeless individuals were counted in the County), there are no known homeless individuals or families residing in the Town, as documented in the 2007 Santa Clara County Homeless Census and Survey. 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. Project Match program has recently been discontinued, replaced by Senior Housing Solutions. The Town contributed $74,150 to the Community Services Agency of Mountain View between 2003 and 2008. The Town also made three contributions to the Housing Trust of Santa Clara County between 2005 and 2007, totaling $15,000. Also, St. Nicholas School, a Catholic school located within the Town, is one of a number of churches in the region which provides Draft Housing Element Los Altos Hills General Plan Page 23 DRAFT 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. Draft Housing Element Los Altos Hills General Plan Page 24 DRAFT CONSTRAINTS TO AND OPPORTUNITIES FOR HOUSING DEVELOPMENT 588. 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 589. Development constraints can be divided among four main categories: 1) environmental, 2) economic, 3) governmental, and 4) infrastructure. 590. 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 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 591. The importance of environmental constraints in housing production is especially evident in a community with prominent topographical features such as those found in the Town of Los Altos Hills. Topographic characteristics in Los Altos Hills inhibit housing construction in some areas due to unsafe or difficult development conditions, including flooding, seismic motion, steep slopes, and soil instability. The Town's topography also affects the affordability of homes due to added costs created more costly construction techniques required, such as additional engineering, grading, soil stabilization, non-traditional foundation systems, and site access. Several of the naturally occurring environmental constraints can suitably be mitigated, the cost of which is significant and contributes to higher housing prices. As the Town has developed over the years, the lands left undeveloped have typically been those which present the greatest constraints and costs to development due largely to naturally occurring environmental factors. Slope and Soil 592. The Town of Los Altos Hills is characterized as having generally sloping terrain with frequently unstable and/or expansive soils beneath surface deposits. These two characteristics require that either the conditions be avoided, leaving tracts of land undevelopable, or alternatively, that engineering design be carefully reviewed to ensure that landslides and other slope/soil stability hazards are suitably mitigated. The necessity for additional engineering and construction Draft Housing Element Los Altos Hills General Plan Page 25 DRAFT 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 593. 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. 594. 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. 595. 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. 596. 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. 597. 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. Flood Zones 598. 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 Draft Housing Element Los Altos Hills General Plan Page 26 DRAFT on many of the valley floors, the cost of construction is higher due to the need to account for drainage and flood control, a cost which is passed on to the home buyer, as well as the requirement that the home buyer acquire Federal flood insurance, at a substantial additional cost. Areas most subject to flooding have often been left undeveloped due in part to the costs associated with mitigating the potential hazards. Wildland Fire 599. 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 600. Economic factors, in addition to governmental and environmental factors, can significantly affect the availability and cost of housing. A major difference between economic and governmental influences is that a jurisdiction has little or no control over the economic factors which affect the 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. Land Costs 601. The typically quoted cost for an acre of undeveloped land which has a reasonable potential for 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. Draft Housing Element Los Altos Hills General Plan Page 27 Construction Costs 602. 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 is considerably higher than elsewhere in the Bay Area. 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 could reach well above many Bay Area communities. 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 603. 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 604. 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 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 environment and community objectives to establish and maintain a rural -oriented residential community. 605. 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. 606. 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 are considered reasonable, and are not considered an impediment or constraint to development. Draft Housing Element Los Altos Hills General Plan Page 28 Land Use Controls 607. 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. 608. 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 trailers, day nurseries and kindergartens, public and private schools, public utility and services uses, fire and police stations, Town facilities, and commercial stables. o 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 uses. Accessory uses and structures other than buildings necessary to conduct a primary use are not permitted. Residential Design Standards 609. 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 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. Draft Housing Element Los Altos Hills General Plan Page 29 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 transportation serving the residential areas of the Town. 10 • Road Design Standards — The minimum right-of-way width for most new public and private roads serving 3 or more 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 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 use of individual septic systems does represent a limitation on the development of lands not served by public sewer systems. • Storm Drainage Improvements — Drainage systems must be designed to minimize the effects of erosion, siltation, and flooding on immediate or distant downstream neighbors and public facilities. Underground Utility Improvements — All new and existing public utility systems and service facilities must be installed underground when properties are proposed for subdivision. 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 Pathways Element, easements or in lieu fees must be provided 10 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. Draft Housing Element Los Altos Hills General Plan Page 30 for adequate trails when designated parcels are developed. Improvements are also usually required. The paths serve as the pedestrian circulation system which links most areas of the Town. Height of Structures — The vertical height limit of buildings is limited to 27 feet in order to maintain a consistent, low profile that is compatible with the Town's semi -rural character. Building height may be increased to a maximum of 32 feet if setbacks are increased as specified in the Town's Zoning ordinance. Maximum Development Area— The maximum development area (MDA) of a lot is that portion of a lot which 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. s 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. 610. 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. Draft Housing Element Los Altos Hills General Plan Page 31 DRAFT Development Review and Processing Time Frames 611. 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. 612. 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. 613. 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 basic purpose of the Site Development Permit 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, Development Area, etc.) and that its siting mitigates any potentially adverse impacts including such considerations as visual prominence, removal of vegetation, and excessive grading. It should be noted that 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. 614. Site Development Permit approval is also required for the development of residential second units. Since 2003, the Town has been processing second unit applications ministerially. The Town's ordinance was amended to comply with Government Code Section 65852 which requires local governments with a second unit ordinance to ministerially consider second unit applications. The net effect of the Ordinance change is to reduce processing times and costs for a residential second unit compared with other Permits. The approximate processing time frame for a second unit permit is less than 30 days. A public hearing may be required before the Planning Commission when a second unit project does not meet all applicable Town requirements. 615. 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. Draft Housing Element Los Altos Hills General Plan Page 32 Development and Permit Fees 616. 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. This fee structure reflects the Town's actual cost for 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. 617. 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 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. 618. The Town and special districts also impose new development fees for the construction and/or 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 $1,150 housing fee imposed on the issuance of each building permit for a new residence. The fee was initiated in 1978 and was reviewed a few years ago as part of an analysis of building permit fees. Starting in 2004, the housing fee is waived for second units. 619. 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 $1.98 per square foot for residential construction, the Mountain View -Los Altos High School District, which levies a fee of $0.99 per square foot for residential construction within the Town, and the Palo Alto Unified School District, levies a fee of $2.97 per square foot for residential construction within the Town. 620. As noted, the Town completed the evaluation of the fee schedules associated with the entitlement and development process and where possible, lowered fees while not compromising service levels or public health, safety, and welfare. Draft Housing Element Los Altos Hills General Plan Page 33 Infrastructure Constraints 621. 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. 622. 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. Circulation System 623. The existing circulation system is designed primarily for low volume rural residential use. Roads are rural in design with narrow widths averaging 20 to 24 feet without curbs and gutters. Some roads are gravel, or dirt, with limited paved surface. The overall road system conforms to the natural topography, which would be devastated if a more traditional, -suburban style roadway system were constructed. 624. 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. 625. 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 626. 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 Draft Housing Element Los Altos Hills General Plan Page 34 required today. The Town has made continuous effort to address storm drainage problems and make improvements necessary to control these problems. The Town created a Development Area policy to encourage limiting pervious paving in private development. Town government buildings are models in green design, including previous surfaces and solar energy, in order to serve as an example of environmentally sustainable design. 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. Wastewater Treatment 627. The Town's wastewater treatment needs are served by individual septic systems and by sanitary sewer service. Approximately one-half of the Town utilizes septic systems, one-quarter is served through contract with the Palo Alto sanitary sewer system, and one-quarter 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 200 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 200 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 Bills was completed in 2004 to determine under what conditions additional capacity may be granted. The Town is currently working with the City of Los Altos to measure actual capacity by installing flow meters throughout the system. Fire Protection 628. Fire protection service in Los Altos Hills is provided by the Santa Clara County Fire Department. The City of Palo Alto provides backup services when needed. 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 Draft Housing Element Los Altos Hills General Plan Page 35 629. 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 630. The Town's drinking water is provided by two water suppliers: Purissima Hills Water District and the California Water Service Company (Cal Water). Purissima Hills Water District is a public agency that provides water to residents in the northern two-thirds of Los Altos Hills; Cal Water is an investor-owned utility that serves the remaining area. A few residents supplement their water supply with well water. 631. The amount_ of water available is constrained. Purissima Hills presently obtains all of its water from San Francisco's Hetch Hetchy system and is exceeding its supply assurance by 25-35 percent. Capacity limitations in the Hetch Hetchy system may be reached in six to eight years, or sooner in times of drought. Cal Water obtains the water supplied to Los Altos Hills from the Santa Clara Valley Water District via pipelines from the SCVWD's Rinconada treatment plant and from company-owned wells. During the dry season, the plant and pipelines are at capacity. 632. When system capacity limits are reached, or in times of drought, water use may be subject to rationing or other restrictions. Purissima Hills may be limited to its contractual allotment, and Cal Water may have to implement some restrictions based on the supply available during drought or other. occasions of constrained supply. Landscaping that is, heavily dependent on irrigation may not survive. The 2007 Conservation Element includes policies encouraging native, water -efficient vegetation. 633. Over two-thirds of all water used each year in the Purissima Hills Water District is for irrigation of landscaping. During the summer dry season (June through September) water used for landscaping on average is five times that of the rainy season. School Districts 634. Los Altos Hills is located within portions of three school districts, the Los Altos 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 district indicate that there is concern about potential over -crowding in the future if development continues to occur in the areas served by the districts. Gardner -Bullis School, renovated and reopened in 2008, is the only public elementary school within Town limits. Public Transportation 635. 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 2,816 properties in Town are within 1/2 mile of Draft Housing Element Los Altos Hills General Plan Page 36 'j- 1a7•�ul public transportation. Transportation for seniors and disabled persons unable to utilize conventional public transportation is provided by the District's paratransit service. Commercial Services 636. There is 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. They are available in adjoining suburban communities, and within close proximity by automobile. OPPORTUNITIES FOR HOUSING 637. 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. Vacant and Underutilized Parcels 638. The Town's zoning requires that residential lots have a minimum lot size of 1 acre. Given that additional development constraints such as topography, creeks, 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 132 vacant or underutilized parcels which are at least 3 acres with potential to be subdivided. The results of the study are provided in Appendix F. 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 84-168 additional units each may be added through subdivision of these parcels. Sites Suitable For Low and Moderate Priced Housing 639. It is very unlikely that any of the parcels located within the boundaries of the Town and as identified in Appendix F 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 area is an established residential neighborhood located in the southern half of Town in the unincorporated lands of Santa Clara County. As a result of the last Housing Element, these Draft Housing Element Los Altos Hills General Plan Page 37 0.. 95 lots in the Town's Sphere of Influence were prezoned. Of the 95 lots, 40 are one quarter of an acre in size or smaller, and upon annexation will remain legal non -conforming and will be allowed to redevelop at the same density and development standards. Similarly, secondary units will be allowed in accordance with existing County of Santa Clara standards, in order to provide additional housing options in an otherwise very low density area. Sites Suitable for Residential Second Units 640. All vacant and underutilized parcels identified in Appendix F 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. Community members expressed interest in pursuing second units and the Town has promoted this type of unit as a source of housing. Additionally, the Town's sphere of influence offer opportunities for development of second units. Annexation of Sites Suitable for development 641. In 2002, the Town prezoned a total of 286 acres'of land known as San Antonio Hills that includes primarily one -acre lots. Some of lands have been annexed to the Town of Los Altos Hills and it is anticipated most will be annexed, over time. In late 2002, the 58 acres of Ravensbury Area within San Antonio Hills was annexed by the Town. In September 2007, an additional 82.83 acres (65 parcels) known as the West Loyola neighborhood within San Antionio Hills was annexed. This added 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 Manufactured Housing and Mobile Homes 642. All vacant parcels identified on Appendix F are available for rental, factory -built, manufactured, 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 643. Certain institutional uses (i.e. Fremont Hills Country Club, Packard Foundation, Westwind Barn) offer opportunities for the development of housing for employees. Institutional uses are 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 Hills while helping in the reduction of commute traffic and contributing to the Town's jobs/housing balance efforts. The Town has indicated to Foothills College representatives that the Town would be supportive of exploring options for on -campus faculty housing if the College should pursue such housing opportunities. Draft Housing Element Los Altos Hills General Plan Page 38 D 'AM Emergency Shelter 644. 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. a 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. a 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. a Alpha Omega Homeless Shelters 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. a 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. Draft Housing Element Los Altos Hills General Plan Page 39 DRAFT • 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) Whenever possible, refers both families and singles to transitional housing facilities. In limited cases, provides vouchers for a maximum of two to three nights stay at a motel. Housing and Community Development Block Grants 645. 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. 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. Since 1989, the Town of Los Altos Hills has included its population in the Urban County to participate in the County's CDGB programs. The Urban County is defined as the jurisdictions of Campbell, Los Altos, Los Altos Hills, Los Gatos, Morgan Hill, Monte Sereno, Saratoga and the County's Unincorporated Area. Income eligible homeowners in Los Altos Hills can access the Housing Rehabilitation Loan Program offered by the County Office of Affordable Housing. 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 Senior Housing Solutions (formerly Project Match) and Mid -Peninsula Housing Coalition projects. Draft Housing Element Los Altos Hills General Plan Page 40 DRAFT OPPORTUNITIES FOR ENERGY AND RESOURCE CONSERVATION 646. Energy 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. 647. In the Los Altos Hills area, energy costs and consumption result mainly from space and water heating. In 2000, 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 (11.6%), bottled or tank gas (3.4%), or fuel oil (1.4%). 648. Initially, most energy conservation measures were applied 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 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 • Efficient gas cooking appliances. 649. For further information on detailed requirements, refer to the Climate Zone 4 Manual issued by the California Energy Commission. 650. On October 9, 2008, the City Council adopted mandatory green building requirements for new residential construction. All new residence applications submitted for Site Development review must incorporate green building measures using either Build It Green's GreenPoint Rated or US Green Building Council's LEED for Homes checklists. The Green ]Building program is designed to be accessible, flexible and attainable, and encourages voluntary participation for remodels and additions. The program requires the equivalent of a GreenPoint Rated score of 50 points or a LEED for Homes score of 45. Expedited permit processing, guaranteed building inspections, and special recognition incentives are built in for projects exceeding minimum points. Draft Housing Element Los Altos Hills General Plan Page 41 DRAFT 651. The Town encourages the use of both passive and active solar energy conservation techniques in building design and siting. To encourage the use of solar power, Los Altos Hills has developed the following incentives: Building permit fees are waived for the construction or installation of solar energy generation equipment. For ground -mounted photovoltaic systems, up to 500 square feet may be exempt from development area calculations. For roof -mounted photovoltaic systems, a bonus of up to 500 square feet of development area may be granted. 652. Other measures may be proposed by the Environmental Initiatives Committee, a standing committee charged with the development of incentives for energy conservation and other environmental objectives. 653. To encourage the conservation of water resources, Purissima Hills Water District has established a progressive, multi -tiered rate structure. In addition, Purissima Hills and Cal Water have implemented programs such as the provision of homeowner assistance in water management and the distribution of water -efficient appliances. These water conservation programs have the added benefit of reducing energy consumption. Statewide, pumping water is the leading use of electrical power. For Purissima Hills Water District, the cost of power is a significant expenditure, trailing only the costs for water and manpower. 654. In addition to green building, solar, and water conservation efforts, Los Altos Hills can promote energy conservation by advertising utility rebate programs and energy audits available through Pacific Gas and Electric, particularly connected to housing rehabilitation programs. Lower-income households, while few in Los Altos Hills, are also eligible for State sponsored energy and weatherization programs. 655. Pacific Gas & Electric (www.pge.com) Pacific Gas & Electric provides both natural gas and electricity to residential consumers in Santa Clara County, including Los Altos Hills. The company provides a variety of energy conservation services for residents and PG&E also participates in several other energy assistance programs for lower-income households, which help qualified homeowners and renters conserve energy and control electricity costs. These include the following: • The California Alternate Rates for Energy (CARE) Program - Provides a 20 percent monthly discount on gas and electric rates to income qualified households, certain non -profits, facilities housing agricultural employees, homeless shelters, hospices and other qualified non-profit group living facilities. • The Relief for Energy Assistance through Community Help (REACH) Program - Provides one-time emergency energy assistance to low income customers who have no other way to pay their energy bill. REACH aims to assist who are in jeopardy of losing their electricity services, particularly the elderly, disabled, sick, working poor, and the unemployed, who experience severe hardships and are unable to pay Draft Housing Element Los Altos Hills General Plan Page 42 W MI for their necessary energy needs. Customers who have experienced an uncontrollable or unforeseen hardship may receive an energy credit up to $200. The Balanced Payment Plan (BPP) - Designed to eliminate big swings in a customer's monthly payments by averaging energy costs over the year. On enrollment, PG&E averages the amount of energy used by the household in the past year to derive the monthly BPP amount. PG&E checks the household's account every four months to make sure that its estimated average is on target. If the household's energy use has increased or decreased dramatically, PG&E will change the amount of monthly payment so that the household does not overpay or underpay too much over the course of a year. The Low -Income Home Energy Assistance Program (LIHEAP) Block Grant - Funded by the federal Department of Health and Human Services, it provides two basic types of services. Eligible low-income persons, via local governmental and nonprofit organizations, can receive financial assistance to offset the costs of heating and/or cooling dwellings, and/or have their dwellings weatherized to make them more energy efficient. This is accomplished through these three program components: o The Weatherization Program provides free weatherization services to improve the energy efficiency of homes, including attic insulation, weather-stripping, minor home repairs, and related energy conservation measures. o The Home Energy Assistance Program (HEAP) provides financial assistance to eligible households to offset the costs of heating and/or cooling dwellings. o The Energy Crisis Intervention Program (EC1P) provides payments for weather-related or energy-related emergencies. The Family Electric hate Assistance (FERA) Program - PG&E's rate reduction program for large households of three or more people with low- to middle-income. It enables low income large households to receive a Tier, 3 (131 percent to 200 percent of baseline) electric rate reduction on their PG&E bill every month. Medical Baseline Allowance Program - PG&E offers additional quantities of energy at the lowest (baseline) price for residential customers that have special medical or heating/cooling needs. 656. In addition, PG&E launched a campaign to hand out one million compact fluorescent light bulbs (CFLs) as part of Energy Star's "Change a Light, Change the World" campaign in October 2007. PG&E is also educating its customers on how to work directly with manufacturers and retailers to discount the bulbs at the point of sale and are working with state and local governments to promote fluorescent lamp recycling through the California Take -It -Back Partnership. ,-1-p jr Los Altos Hills has a Conservation Element, adopted April 26, 2007 as part of its 2007-2008 General Plan Update in order to comprehensively conserve resources and habitat in Los Altos Hills. The Conservation Element provides guidance to residential development to meet the Town's conservation goals. Draft Housing Element Los Altos Hills General Plan Page 43 M -1)7.10y HOUSING GOALS, POLICIES, PICOGRAMS, AND OBJECTIVES GENERAL STRATEGY 658. The Regional Housing Needs Allocation is based on regional housing needs. The Town remains committed to ensuring that residential development and housing opportunities within the Town continue along the course established by the 1988, 1998 and 2002 Housing Elements. 659. In particular, the Town's approach to providing additional low and moderate income housing opportunities will continue to 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 Town has had success with this affordability strategy in the last Housing Element Update cycle and continues to build on that success with minor modifications based on public feedback. The advantages and benefits that second units offer includel l: • Increasing residential units with minimal impacts to the Town's semi -rural environment; • Affordable rents due to the lower costs of building second units compared to single family homes; • Rental income for elderly or young homeowners who might not otherwise be 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. 660. 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 will be to further encourage second unit construction through incentives, reduced fees and review time for processing second unit requests, and enhanced public awareness of the opportunity to construct second units. The Town has conducted two in-depth Second Unit Surveys to garner feedback on hurdles to second unit production and continues to be proactive in removing barriers to second unit production. 661. 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. 11 From Rural by Design: Maintaining Small Town Character, Randall Arendt, et. al., American Planning Association (1994). Draft Housing Element Los Altos Hills General Plan Page 44 GOALS, POLICIES, AND PROGRAMS -2009 HOUSING ELEMENT 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 preserves 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 Continue to guide residential development in a manner that is sensitive, particularly in areas with significant environmental constraints. C. Policy Protect areas with exceptional natural value. D. Policy Ensure that reasonable opportunities are available for new residential development and reconstruction, and rehabilitation of existing residences while preserving, as much as possible, existing views, hills, ridgelines, water courses, riparian vegetation, significant open spaces, and native trees. E. Policy Require landscaping to soften the visual impact of new development on the surrounding community. P. 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. Programa 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 Draft Housing Element Los Altos Hills General Plan Page 45 2. DRAFT Program Work with County of Santa Clara, midpeninsula cities, the Midpeninsula Regional Open Space District and other public agencies to promote open space programs that are compatible with the Town's goals and policies, especially within the Town and its Sphere of Influence. (Policies A - D) Time Frame: Responsible Agency: Quantified Objective: Ongoing Planning/Public Works N/A H. Goal Maintain and preserve the quality of the Town's housing stock. G. Policy Rely on individual property owners to maintain the quality of the Town's housing stock on an individual basis. 3. Program Participate through Santa Clara County in the Federal Housing and Community Development Block Grant Program to provide housing rehabilitation loans for low and moderate income housing units/households. Make available to the Town residents information about CDBG funds on the Town Website. Time Frame: Responsible Agency Quantified Objective: Ongoing Planning/City Manager 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: Responsible Agency Quantified Objective: Ongoing Building Department N/A III. Goal Ensure that all local housing needs and the Town's fair share of the regional housing needs are met. H. Policy Facilitate the private development of new residential units and the reconstruction and rehabilitation of existing residential units to meet the Draft Housing Element Los Altos Hills General Plan Page 46 M11717M1 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 the rehabilitation and reconstruction of existing residential units. The prompt processing of subdivision and Site Development 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 property owners and development community in the housing development process. Time Frame: Ongoing (Yearly Update) Responsible Agency: Planning/Building Quantified Objective: 13 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. Time Frame: Ongoing Responsible Agency: Planning/City Council Quantified Objective: 3 very low, 3 low and 3 moderate 7. Program Consider the annexation of the prezoned 95 lots within the Spalding/Magdalena neighborhood Time Frame: Consider Annexation: 2012 Responsible Agency: City Council Quantified Objective: 10 moderate units 3 low units 8. Program Modify the Zoning Ordinance to allow institutions located 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, Draft Housing Element Los Altos Hills General Plan Page 47 k Packard Foundation, Westwind Barn) to allow housing for employees. Through this revision, institutions will be able to create opportunities for a 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 change January 2010 Responsible Agency: City Council Quantified Objective: 2 very low, 3 low income units 9. Program Maintain and make available on the City's website information on the construction of new, and rehabilitation of existing, residential units. Time Frame: Ongoing 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. The Town's goal is that 20% of all newly constructed residential units are new or converted secondary units. 10. Program Continue to provide a review process to allow staff level approval of all residential second units. Draft Housing Element Los Altos Hills General Plan Page 48 .7 i 11. 12. Since the adoption of the 1998 Housing Element, the Town has successfully adopted an administrative review process for residential second units whereby any second units that conform to development standards may be approved at staff level. This has resulted in an expedited process and the production of 27 -second units from 1999 through 2002, and 34 second units from 2003 through 2006. 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: 27 very low, 19 low and 10 moderate units 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 expedient administrative review process and waiver of the housing fee. Additionally, the secondary unit brochure and/or information contained therein shall be included in the Town's website. Time Frame: December 2009 Responsible Agency: Planning/Building Quantified Objective: N/A Program Develop reasonable criteria for reducing or waiving the building permit fees for second units. Time Frame: Responsible Agency: Quantified Objective: Draft Housing Element Los Altos Hills General Plan Page 49 August 2010 Planning/Building N/A DRAFT 13. Program Develop reasonable criteria for reducing or waiving the sewer hookup fee for second units. Time Frame: Responsible Agency: Quantified Objective: August 2010 Planning/Building N/A 14. Program Consider eliminating the prohibition on tandem parking for second units (i.e., maintaining the number of parking spaces required but not prohibiting tandem spaces). Time Frame: Responsible Agency: Quantified Objective: August 2010 Planning/Building N/A J. Policy Work and cooperate with the Foothill-DeAnza Community College District in the development of student, faculty and employee housing apartments at Foothill College by processing development applications in an expedient manner. 15. Program Support Foothill College in potential future development of affordable student, faculty, and employee housing on the College properties, and provide incentives for development through an expedited review process. The Town has expressed their support in such future development to College District Representatives. Time Frame: ongoing/depends on College Responsible Agency: Planning/City Manager/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. Draft Housing Element Los Altos Hills General Plan Page 50 16. Program At least once every eight years participate in the determination of the Town's local housing needs. Time Frame: 2014 Responsible Agency: Planning/City Council Quantified Objective: N/A 17. Program Maintain an inventory of sites, either manually or by computerized data base, suitable for residential development, based on available environmental and infrastructure information. Time Frame: Ongoing Responsible Agency: Planning/Public Works Quantified Objective: N/A 18. Program At least once at the beginning and once at the end of the eight-year timeframe of the Housing Element, conduct Town -wide surveys to ascertain information on rental rates of rooms and second units, occupancy status, structural condition of unit or room. Time Frame: 2009, 2014 Responsible Agency: Planning Quantified Objective: N/A 19. Program Maintain an inventory of second units and provide monthly and yearly updates on the construction of second units. At mid -point in the timeframe of the Housing Element, the Town will compare the results of the tracking system with its regional housing needs allocation (RHNA) for 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. Draft Housing Element Los Altos Hills General Plan Page 51 DRAFT Time Frame: Responsible Agency: Quantified Objective: Yearly Updates—Survey 2009 Building/Planning 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. 20. Program Review all building and planning fees on a regular basis to assure that fees charged provide for but do not exceed the Town's costs of delivering services and adjust accordingly. The Town completed a review of development fee charges in Fall of 2002 that resulted in the recommendation to reduce building permit fees for new single-family residences and residential second units. Town Council approved the recommended reductions and adopted the Ordinance in March 2003. 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. 21. Program Develop, maintain, and make available pamphlets, brochures, and other written information on the Town's development and environmental constraints and permitting process. 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, reduce greenhouse gas emissions, and preserve non-renewable resources. Draft Housing Element Los Altos Hills General Plan Page 52 DRAFT O. Policy Recommend and promote energy conservation in existing and new housing. 22. 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. Time Frame: Ongoing Responsible Agency: Building Quantified Objective: N/A 23. Program Refer interested citizens to PG&E for information on energy conservation. Time Frame: Ongoing Responsible Agency: Building Quantified Objective: N/A 24. Program Monitor the results of the Town's solar panel density bonus program to quantify new solar panels annually. Time Frame: Ongoing Responsible Agency: Building Quantified Objective: N/A 25. Program Monitor the results of a pervious surface development area program. Time Frame: Ongoing Responsible Agency: Building Quantified Objective: N/A 26. Program Monitor the results of the Town's Green Building Ordinance. Draft Housing Element Los Altos Hills General Plan Page 53 DRAFT Time Frame: Responsible Agency: Quantified Objective: Ongoing Building/Planning N/A P. Policy Recommend and promote water conservation in existing and new housing. 27. Program Study, create, and implement a plan incentivizing and enforcing water conservation measures in new residential construction to comply with state law. 28. Time Frame: .August 2010 Responsible Agency: Planning/Building Quantified Objective: N/A Program Publicize the County Water -Wise Audit and Lawn removal incentive program. Under the program residents can receive up to a $1,000 rebate and commercial, industrial, and institutional properties can receive up to a $10,000 rebate by replacing high water using plans such as turf grass, with low water using plants from our Approved Plant List or by installing permeable hardscape. Time Frame: August 2010 Responsible Agency: Planning/Building Quantified Objective: N/A V. Goal Encourage older residents/senior citizens to remain members of the community. P. Policy Support and encourage participation in programs for seniors in cooperation with local and regional non-profit agencies. 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 Draft Housing Element Los Altos Hills General Plan Page 54 Nom: G M 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. 29. Program Continue to provide financial support to the Community Services Agency and the Los Altos Senior Center for the provision of such services as emergency assistance, nutrition and hot meal programs, information and referral, and senior care management. Time Frame: Ongoing Responsible Agency: City Council/City Manager Quantified Objective: $10,000 in annual contributions 30. Program Support Senior Housing Solutions (formerly Project Match), a home sharing service that matches seniors interested in sharing their homes with other seniors, including publicizing Senior Housing Solutions its services via articles in local newspapers and newsletters, and including financial support to assist Senior Housing Solutions. Senior Housing Solutions is headquartered in Milpitas and operates throughout the Peninsula. 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. Time Frame: Responsible Agency: Quantified Objective: Draft Housing Element Los Altos Hills General Plan Page 55 Ongoing Planning/City Manager NA Q k. DRAFT Policy Address the housing needs of special population groups. 31. Program Refer any individual or household in need of emergency shelter to appropriate agencies and organizations. Time Frame: Responsible Agency: Quantified Objective: Ongoing Planning/City Manager 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. 32. 33. Program Establish procedures for review of new residential developments to ensure ADA compliance, where applicable. Time Frame: December 2009 Responsible Agency: City Council Quantified Objective: N/A Program As required by State Law, amend the Zoning Ordinance to allow single room occupancy structures at the Foothill College District by conditional use permit. The College District has close proximity to transit and other resources, given that the Town is nearly entirely residentially zoned. Time Frame: November 2009 Responsible Agency: City Council Quantified Objective: N/A 34. Program As required by State Law, amend the Zoning Ordinance to allow emergency/homeless shelter at the Foothill Community College District by right. The size of the Draft Housing Element Los Altos Hills General Plan Page 56 I I, ,�.IIWI District property is adequate to accommodate future, potential homeless population in the Town. Time Frame: November 2009 Responsible Agency: City Council Quantified Objective: N/A 35. Program Meet with Bidden Villa, an educational community organization in the Town's Sphere of Influence, to discuss potential partnership on transitional housing services. Time Frame: August 2010 Responsible Agency: Planning Quantified Objective: N/A VII. Goal Preserve neighborhood quality while ensuring an expedient development review process. T. Policy Review all new proposed residential development via the Site Development Permit process to ensure compatibility among existing community standards. 36. Program Review and update development review procedures in coordination with city departments and other responsible agencies to ensure efficient customer service and expedient delivery of development review services. Time Frame: Responsible Agency: Quantified Objective: June 2010 Planning/City Council N/A U. Policy Encourage rehabilitation and reconstruction of existing residential units compatible with the established neighborhood character. 37. Program Establish and implement residential development guidelines to assist in design and review. Time Frame: Responsible Agency: Quantified Objective: Draft Housing Element Los Altos Hills General Plan Page 57 Ongoing Planning/City Manager N/A DRAFT V. Policy Maintain and improve necessary community services as needed to accommodate new residential development. 38. Program Update 2006 Community Survey that evaluates the condition and need for community services and report to City Council. Time Frame: June 2010 Responsible Agency: Planning Quantified Objective: N/A 39. 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. Time Frame: Ongoing Responsible Agency: Planning/City Manager Quantified Objective: N/A VIII. Goal Prevent loss of housing due to wild land fire. W. Policy Encourage undergrounding of overhead transmission lines in areas of relatively high risk for wildland fires. 40. Program Make available material including brochures and pamphlets to educate the Town public on the benefits of undergrounding utility lines. Time Frame: August 2010 Responsible Agency: Public Works Quantified Objective: N/A X. Policy Cooperate with the Fire Department on fire prevention efforts including brush and weed abatement. Draft Housing Element Los Altos Hills General Plan Page 58 y 41. 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: August 2010 Responsible Agency: Fire/Building Quantified Objective: N/A Y. Policy Cooperate with Purissima Hills Water Department on hydrant upgrades. 42. Program Make available material on the Town's Web Site to educate the Town public on the hydrant upgrades requirements. Time Frame: August 2010 Responsible Agency: Public Works Quantified Objective: N/A Z. Policy Continue to implement Wildland-Urban Interface Area policies for major additions and neva home construction. Time Frame: Responsible Agency: Quantified Objective: Draft Housing Element Los Altos Hills General Plan Page 59 Ongoing Fire/Building N/A Summary of Objectives 662. The Town is required in the Housing Element to quantify the objectives of the Town for the period 2009-2014 so as to project the number of new residential units which could 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 39 new residences during January 2007 -June 2009. During this same period 10 new second units were permitted. Data on the Town's rate of residential second unit construction suggest the possibility of 22 new second units being constructed for the period 2009-2014. A 2008 Second Unit Survey reported that over 17%, totaling 155 households, were considering building 2nd units by 2014. The Survey also showed that about one third of occupied second units are not currently paying rent, indicating that these units are an important source of affordable housing in Los Altos Hills. This Housing Element community input process revealed some measures the Town can take to make second units more feasible, including potential reduction of building and sewage hookup fees. Thus, the Town aims to significantly increase the rate of production of second units by removing governmental constraints. This approach is expected to produce the desired number of units, considering the high level of interest by homeowners. 663. Table 8 below represents the Town's residential construction objectives for this housing element period. Data for 2007-2009 is based on actual permits issued. Using the Town's current rate of new residential construction, an estimated 22 second units will be added to the housing stock during 2009-2014. The distribution of new units by income categories is based on the Town's 2009 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 Estimated Residential Unit Construction Objectives 2007-2014 *Estimated future production based on 5 second units/year and 20 new residences/year. Draft Housing Element Los Altos Hills General Plan Page 60 ABAG Regional 2007-2009 2009-2014 Residential Unit Fair Share (already (Estimated Total Type 2007-2014 produced) Future Production* Above Moderate 53 40 120 160 Moderate 15 1 5 6 Low 5 3 9 12 Very Low 10 5 20 25 Total 83 49 154 203 *Estimated future production based on 5 second units/year and 20 new residences/year. Draft Housing Element Los Altos Hills General Plan Page 60 Appendix A — Second Unit Survey APPENDIX A iksAlaosR>LLs Los Altos Hills 2009-2014 Housing Element Update CALIFORNIA Second Unit Survey A key component of the Housing Element update is planning for future housing needs, including the provision of affordable housing. In Los Altos Hills, second units provide the greatest opportunity to meet affordable housing requirements while maintaining the rural character of the Town. For this reason, the Town is collecting information on second units to determine who lives in them, rent ranges (if applicable), size, and additional steps the Town can take to encourage construction of second units. Note: Please be advised that this survey is to be completed anonymously and that no identifying information is required or requested from the person completing the survey, A second unit, as defined by the State, is a self-contained residential dwelling either attached to the main house or in a separate structure on the property. The unit shall include all of the following: a. A bedroom b. A full bathroom c. A separate cooking facility If you have a second unit, please circle the appropriate letter for the responses in Section A and then proceed to Section C. If you do not have a second unit, please fill out Sections B and C. SECTION A 1. Is the unit a) Attached to your main house? b) Detached from the main house? 2. Type of unit: a) Studio b) 1 bedroom C) 2 bedrooms 3. About how old is your unit? Draft Housing Element Los Altos Hills General Plan Page 61 L Appendix A — Second Unit Survey a) Built before 1956 b) Built between 1956 and 1989 C) Built between 1989 and 1999 d) After 1999 4. Is the unit occupied? a) Yes (if "yes," please answer questions 5 through 9) b) No (if "no," ignore questions 5 through 9 and go to question 10) What is the monthly rent of your unit? a) No rent is charged b) Under $800 C) $800 to $1,200 d) $1,201 to $1,800 e) $1,801 to $2,500 f) Over $2,500 (please fill in amount): $ 6. If currently occupied, how many people live in your second unit? a) 1 person b) 2 people C) 3 people d) Other 7. Please select the age groups of current occupants of your unit. a) Under 16 years b) 16-30 years C) 31-55 years d) Over 55 years 8. Second unit's occupants' primary form of transportation: a) Car (if yes, how many? b) Public transportation a) Bicycle b) Walk 9. Second unit occupants' occupation: a) Student b) Caretaker C) Retired d) Professional Draft Housing Element Los Altos Hills General Plan Page 62 I Appendix A — Second Unit Survey e) Other f) Don't know 10. If you don't currently rent your unit, what would you expect to charge if you did? a) Under $800 b) $800 to $1,200 C) $1,201 to $1,800 d) $1,801 to $2,500 e) Over $2,500 (please fill in amount): $ SECTION B (To be completed by residents with no secondary dwelling) 11. To your best knowledge, do you have at least 500 square feet of undeveloped Floor Area (building square footage) and Development Area (buildings plus all other structures including driveway, patios, pool, etc.) available for additional development? a) Yes b) No C) Don't know 12. Are you considering building a second unit in the next five years? a) Yes b) No SECTION C 13. Would you support granting a Floor Area/Development Area bonus allowing increased Floor Area/Development Area for the exclusive purpose of constructing a second unit? a) Yes b) No 14. Please provide any additional thoughts or suggestions on second units in Los Altos Hills, including possible ways the Town can encourage their construction. Draft Housing Element Los Altos Hills General Plan Page 63 Appendix B — Second Unit Survey Results APPENDIX B 2009 SECOND UNIT SURVEY RESULTS ��©09 2ntlUnit Suruey Resulisr f' 9 f C� L Total Surveys Mailed: 2850 Total Responses Received by 4/6/09: 1043 36.60% Response Respondents with a 2nd Unit: 174 Respondents without a 2nd Unit: 869 SEC770N'A,Respondents vw�th a 2nd£Unii `'., ... ':, . Questionll -IS THE UNIT ATTACHED OR DETACHED? A ATTACHED TO MAIN HOUSE 63 37.28% B DETACHED FROM MAIN HOUSE 106 62.72% Total: 169 Question 2 -TYPE OF UNIT A STUDIO 48 28.07% B 1 BEDROOM 84 49.12% C 2 BEDROOM 39 22.81% Total: 171 Question 3 -HOW OLD IS YOUR UNIT? A BEFORE 1956 27 15.52% B 1956-1989 66 37.93% C 1989-1999 36 20.69% D AFTER 1999 45 25.86% Total: 174 Question 4 -IS UNIT OCCUPIED? A YES 71 43.03% B NO 94 56.97% Total: 165 Question 5 -WHAT IS THE MONTHLY RENT? A No rent charged 35 42.17% B <$800 6 7.23% Draft Housing Element Los Altos Hills General Plan Page 64 Appendix B — Second Unit Survey Results C $800-$1,200 20 24.10% D $1,20141,800 10 12.05% E $1,80142,500 11 13.25% F >$2,500 1 1.20% Total: 83 Question 6 - HOW MANY PEOPLE LIVE IN UNIT? A 1 Person 40 54.05% B 2 People 24 32.43% C 3 People 5 6.76% D Other 5 6.76% Total: 74 Question 7 -AGE OF OCCUPANTS A UNDER 16 5 6.33% B 16-30 17 21.52% C 31-55 38 48.10% D OVER 55 19 24.05% Total: 79 Question 8 -OCCUPANT'S PRIMARY MEANS OF TRANSPORTATION A-1 CAR -1 49 64.47% A-2 CAR -2 19 25.00% A-3 CAR -3+ 2 2.63% B PUBLIC TRANSPORT 2 2.63% C BIKE 2 2.63% D WALK 2 2.63% Total: 76 Question 9 -OCCUPANT'S OCCUPATION A STUDENT 11 14.47% B CARETAKER 4 5.26% C RETIRED 12 15.79% D PROFESSIONAL 34 44.74% E OTHER 14 18.42% F DON'T KNOW 1 1.32% Total: 76 Draft Housing Element Los Altos Hills General Plan Page 65 Appendix B — Second Unit Survey Results Question 10 -EXPECTED RENT A No rent charged 9 8.04% B <$800 39 34.82% C $800-$1,200 D $1,201-$1,800 36 19 32.14% 16.96% E $1,801-$2,500 9 8.04% F >$2,500 0 0.00% Total: 112 Question 11 -HAVE 500 SQ. FT OF DEVELOPMENT AREA? A YES 392 44.39% B NO 316 35.79% C NOT SURE 175 19.82% Total: 883 Question 12 -ARE YOU CONSIDERING BUILDING 2ND UNIT IN 5 YEARS? A YES 155 17.75% B NO 716 82.02% C NOT SURE 2 0.23% Total: 873 �SECTIOhI C De�elo�rnent��onusP Question 13 -DO YOU SUPPORT F.A or D.A. BONUS? A YES 519 49.76% B NO 384 36.82% NO ANSWER 140 13.42% Total: 1043 Draft Housing Element Los Altos Hills General Plan Page 66 Appendix C — Housing Element Community Survey APPENDIX C HOUSING ELEMENT COMMUNITY SURVEY >ASAL7bs111Ls Los Altos Hills 2009-2014 Housing Element Update CALIFORNIA Public Comment Card The Town of Los Altos Hills is in the process of updating its Housing Element. The Housing Element is part of the General Plan, a comprehensive, long-term planning document which guides the physical development of the Town. As required by State law, the Housing Element is updated every five years and must identify key policies, strategies and programs to maximize affordable housing opportunities for the community and plan for housing to meet the Town's "fair share" of regional housing needs. Please provide us with your input for the Housing Element update: 1. What do you see as the greatest strengths of Los Altos Hill's housing and community? (Check as many as needed) ❑ Small town atmosphere ❑ Single-family residential character ❑ Quality of housing ❑ Semi rural setting, with large (1 acre +) lots ❑ Open space & natural environment ❑ Other 2. What do you think are the most pressing housing issues facing Los Altos Hills? (Check as many as needed) ❑ Affordability ❑ Lack of housing options ❑ Adequate housing for seniors ❑ Housing options for future generations ❑ Other 3. How do you think the Town should address housing issues in the Housing Element Update? (Check as many as needed) Draft Housing Element Los Altos Hills General Plan Page 67 Appendix C — Housing Element Community Survey ❑ Encourage more second units ❑ Allow development of senior housing ❑ Allow employee housing on non-residential properties (i.e. Foothill College, etc.) ❑ Other 4. Any additional Comments for -the Housing Element? When you have completed this form, please mail it in the enclosed envelope. No stamp is needed. Draft Housing Element Los Altos Hills General Plan Page 68 Appendix D — Housing Element Public Comment Card Results APPENDIX D HOUSING ELEMENT PUBLIC COMMENT CARD RESULTS 2009 Public Comment Card Results 1043 Total Responses Total % 1 ;What do you see as the greatest strengths ofi Id9WtoS Hill's =a housipg andencommun�ty? (Check as many Small Town Atmosphere 549 53% Quality and condition of houses 413 40% Open sace & natural environment 777 75% Single-family residential character 617 59% Semi rural setting, with large (1 acre +) lots 876 84% 2 :What do yob think are the most pressing hous�ng,�ssues faang . Los Altos Hills (Ch3eck as b7v Y Affordability 370 35% Adequate housing for seniors 205 20% Lack of housing variety (only single-family) 56 5% Housing options for future generations 260 25% 3 How do you -think the Town should address housing issues m the Housing' Element U,pdate� (Check,as many;as needed), r <f3 t , ;;A Encourage more second units 407 39% Allow employee housing on non-residential 255 properties 24% Allow development of senior housing 262 25% Draft Housing Element Los Altos Hills General Plan Page 69 } Appendix E— 2002 Housing Element Implementation APPENDIX E 2002 HOUSING ELEMENT MPLEMENTATION The following presents a program by program analysis of the Town's implementation of the 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 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 open space and conservation programs. 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 Draft Housing Element Los Altos Hills General Plan Page 70 Appendix E— 2002 Housing Element Implementation development siting as well as issues of grading, drainage, access, and landscape screening as visual mitigation. (Policies A - F) 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) The Town continues to be committed to pursuing its own open space policies outlined in its General Plan, as well as supporting any future regional efforts to promote open space that are consistent with the Town's policies. This program has been carried into the current Element as Program 2. II. Goal Maintain and preserve the quality of the Town's housing stock. G. Policy Rely on individual property owners to maintain the quality of the Town's housing stock on an individual basis. 3. Program Participate 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. Make available to the Town residents information about CDBG funds for housing rehabilitation loans for low and moderate income housing units/household on the Town Website. Ongoing. As previously discussed, the Town's housing stock is in good condition and the average household income is among the highest in the County. Because of this there has been relatively little need for participation in the CDBG Program. Draft Housing Element Los Altos Hills General Plan Page 71 } Appendix E— 2002 Housing Element Implementation However, the Town did publicize this program in the Town newsletter in June 2004 and again in December 2008. 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 program has been carried forward into the current Element as Program 3. 4. Program Enforce the Uniform Housing Code through an on-going program of enforcement and abatement based on complaints from Town residents. Ongoing. The Town's Municipal Code has provisions for enforcement, including the use of abatement procedures if warranted. Abatement procedures are initiated by the Town's 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 Continue to facilitate and expedite the development of new and the rehabilitation and reconstruction of existing residential units. Ongoing. 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. The Town permitted 126 residential permits in the previous cycle, exceeding the 2002-2006 RHNA number of 83 units. The Town has made available a `fast-track" program for developers and homeowners that expedites the review process Draft Housing Element Los Altos Hills General Plan Page 72 T Appendix E— 2002 Housing Element Implementation which meet all of the Town's regulations and 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 S. 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. Ongoing. The Town pre -zoned 11 lots in the La Loma Drive area in March 2009 for future annexation, to be completed later in 2009. The Town prezoned 82 parcels (about 20 acres) in the Eastbrook Magdalena area in March 2006 That area encompasses lots of about I/ acre in size; in has not been annexed yet but may be in the future. Annexation adds 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. While some prezoned land has not yet been annexed, pending more analysis and more public support, the land is at least appropriately prezoned fog° future annexation This program will be carried into the current Element as Programs 6 and 7. 7. Program Study and pursue additional sewer capacity for the Los Altos Basin area. Ongoing. A Sanitary Sewer Master Plan was prepared in January of 2004. More than half of the town's parcels are currently served by septic tanks. Sewer demands will increase with new development, annexation, and failure of existing septic systems. The Town is currently working with the City of Draft Housing Element Los Altos Hills General Plan Page 73 Appendix E— 2002 Housing Element Implementation Los Altos to measure actual capacity by installing flow meters throughout the system. 8. Program Prezone 95 lots within the Spalding/Magdalena neighborhood and 1) adopt minimum development standards consistent with current County zoning standards for the RIE District, 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). Completed. The City Council pre -zoned this area to R -A (Residential Agriculture) in March 2006, but annexation has yet to occur. 9. Program Modify the Zoning Ordinance to allow employee housing (e.g. caretaker residences) on institutional properties. Not completed. Some non-residential properties, such as the Fremont hills Country Club and the Packard Foundation, have employee caretaker housing as part of their Conditional Use Permits. This program is continued to the next Housing Element as Program 8. It remains an appropriate program, considering high housing costs in Los Altos Hills. 10. Program Develop, maintain, and make available on the City's website information on the construction of new, and rehabilitation of existing, residential units. Ongoing. A new website was launched in December 2008, which includes information on the process of obtaining Site Development and Building permits for the construction of new residential units and the rehabilitation of existing residential units. This program is continued to the next Housing Element as Program 9. 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. Draft Housing Element Los Altos Hills General Plan Page 74 T j. Appendix E— 2002 Housing Element Implementation 11. Program Provide a review process to allow staff level approval of all residential second units. Completed. Staff level approval is in place. 34 second units were approved between 2002-2006. The Town will continue to encourage and facilitate the production of second units through the expedited administrative review process. Survey results reveal high level of interest in second units among residents. This program is continued to the next Housing Element as Program 10. 12. Program 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. Completed. The Town's secondary unit ordinance was officially revised in January 2009, though second units have been processed administratively since 2003. A total of 34 second units were approved between 2002 and 2006. 13. Program Waive the housing fee ($1,150) for all residential second units. Completed. The City Council waived the housing fee for second units in January of 2004. 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. Ongoing. A pamphlet explaining the review process for second units has been developed and is freely available at the public counter, and this information has been made available on the Town's website as of December 2008. This program will be carried over into the current Element as Program 11. Draft Housing Element Los Altos Hills General Plan Page 75 } Appendix E— 2002 Housing Element Implementation J. Policy Work and cooperate with the Foothill Community College District in the development of student, faculty, and employee housing at Foothill College by processing development applications in an expeditious manner. 15. Program Meet with College District Representatives to explore opportunities with the Foothill 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. Ongoing. Town staff met with representatives of Foothill College in early 2009 to express support for future student, faculty, and employee on -campus housing. The Community College District is not proposing any on -campus housing at this time. This program is continued to the next Housing Element as Program 15. 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. This action was not completed. Since the Town is only zoned for singe family residences on lots of one acre or more, the only potential "density bonus" would be a Floor Area and Development Area bonus for second units. This concept is supported by about 44% of Town residents, judging from responses to the 2009 Second Unit Survey. 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. Program At least once every five years participate in the determination of the Town's local housing needs. . Completedlongoing. This Element Update assesses the Town's housing needs since the 2002 Element. The Town is committed Draft Housing Element Los Altos Hills General Plan Page 76 r Appendix E— 2002 Housing Element Implementation 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, with the review period extended to every eight years in line with changes in review times for housing element updates required by the State. 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. Completedlongoing. A chart and map identifying underutilized parcels with potential for residential development was prepared in Spring 2009 as part of the current Housing Element update, which will be updated periodically. This program has been carried forward into the current Element as Program 17. 19. Program At least once at the beginning and 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. Completedlongoing. A second unit survey was sent to all residents of the Town in March 2009, inquiring about the size and rent of second units within the Town. No such work has been done for room rentals, although a review of local rental listings as background research for the current Housing Element provides cursory information on room and home rentals. This program is continued to the next Housing Element as Program 18. 20. Program Maintain an inventory of secondary units and provide monthly and yearly updates on the construction of secondary units. Ongoing. A list of all approved second units is maintained by the Town, and monthly reports on building permit activity for new residences include permits issued for second units. This has remained an effective strategy to track the number of Draft Housing Element Los Altos Hills General Plan Page 77 r Appendix E— 2002 Housing Element Implementation second units approved within the Town. This program is continued to the next Housing Element as Program 19. 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 do not exceed the Town's costs of delivering services and adjust accordingly. Ongoing. The Town reviews its fee structure on an annual basis to ensure that fees cover the cost of services for the community while not being to excessive. This program has been carried forward into the current Element as Program 20. 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 the Town's development and environmental constraints and permitting process. Ongoing. The Town maintains brochures and handouts on the development review process both at the front counter and on the Town's website. Handouts and website documents are updated regularly. This program has been carried forward into the current Element as Program 21. 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. Draft Housing Element Los Altos Hills General Plan Page 78 Appendix E— 2002 Housing Element Implementation Ongoing. The Town's Building Department reviews all building permits for compliance with applicable energy conservation requirements including Title 24 of the Uniform Building Code. This program has been carried into the current Element as Program 22. 24. Program Refer interested citizens to PG&E for information on energy conservation. Ongoing. Contact information and referrals to PG&E are made readily available by the Town to residents interested in energy conservation. This program has been carried forward into the current Element as Program 23. 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. 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. Ongoing. The Town has contributed $74,150 to the CSA of Mountain View between 2003 and 2008, and $5,550 to the Los Altos Senior Center between 2006 and 2008. The town intends Draft Housing Element Los Altos Hills General Plan Page 79 Appendix E— 2002 Housing Element Implementation to continue this financial support. This program has been carried forward into the current Element as Program 29. This remains an appropriate mechanism for Los Altos Hills to assist with regional homeless and emergency needs. Due to rural setting and lack of homeless population, assisting.other facilities is the most effective way for the Town to prevent homelessness. 26. Program Support Project Match, a homesharing 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. Ongoing. Project Match no longer exists, but has been replaced with Senior Housing Solutions which manages 37 units of affordable, shared housing for low-income seniors. This program is amended and continued to the next Housing Element as Program 30. Vl. 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. 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 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, the Internet, and at kiosks and bulletin boards at nearby colleges and Draft Housing Element Los Altos Hills General Plan Page 80 Appendix E— 2002 Housing Element Implementation universities. This program will be amended and carried into the current Element as Program 26. 28. 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. 29. Program As required by State Law, amend the Zoning Ordinance to allow board and care facilities (defined as a facility serving six or fewer persons) is a residential use and must be permitted wherever residential uses are allowed. Completed. No applications for board and care facilities have been received since adoption of the ordinance. 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. Not completed. Since the Town is comprised almost entirely of single-family residences, ADA standards do not apply to most new construction. The Town has supported remodels to existing homes and new homes designed for accessibility. This program has been carried forward into the current Element as Program 32. Draft Housing Element Los Altos Hills General Plan Page 81 Appendix E— 2002 Housing Element Implementation VII. Goal Preserve neighborhood quality while ensuring an expeditious development review process. 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. Ongoing. This program has been carried forward into the current Element as Program 36. 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. Ongoing. This program has been carried forward into the current Element as Program 37. V. Policy Maintain and improve necessary community services as needed to accommodate new residential development. 33. Program Update 2001 Community Survey that evaluates the condition and need for community services and report to City Council. Completed. Community services survey completed in May 2007. This program is continued to the next Housing Element as Program 38. 34. Program Continue to participate with Santa Clara County in the Federal Housing and Community 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. Draft Housing Element Los Altos Hills General Plan Page 82 Appendix E— 2002 Housing Element Implementation Ongoing. The Town contributed $15,000 of CDBG money between 2005 and 2007 to the Housing Trust of Santa Clara County. This program has been carried forward into the current Element as Program 39. VIII. Goal Prevent loss of housing units due to wildland fire that cost Los Altos Hills 15 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) Ongoing. This program is continued to the next Housing Element as Program 40. 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. Ongoing. Information available both at the front counter and on the Town's website. This program is continued to the next Housing Element as Program 41. 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. Not completed. This program is continued to the next Housing Element as Program 42. Draft Housing Element Los Altos Hills General Plan Page 83 Appendix F-1- Vacant and Underutilized Site Inventory APPENDIX F VACANT AND UNDERUTILIZED SITE INVENTORY Draft Housing Element Los Altos Hills General Plan Page 84 Jf'.-F r •k" Y''4.?`l'j". '.': F '.S a.s3➢•Y S#" .'? .. <� S `,:. ,. 3 3. k....a.'r� Qj } co` 3% Dene .:..%xm".S . '�-•Y 3 3F "� 'S.3 k A �.Devela ;trent. �z�stcn � xx APN r� . Address F : Aevelann d IUPC a A i Acmes Numbs i p £ Coitstraxntts. ;V,se NEI is Goristratrnt Cornrne� , � , C F' ea rn a'"✓' .£K . � 3. «..1y 1. 3 t v `:� C`fi.' :'. `Si£� 6- '': Aat //77�- � Subaiv��nn I1nit� n4 .... d ...0 r k x 2 v ly�.., t 1 182 31 065 2000 Old Page Mill Rd D 10.9 3 to 4 A SFD - Open space designation in GP; 2 182 31 067 2050 Old Page Mill Rd V 7.2 1 to 2 C _ Moderate slope 3 182 31 078 2055 Old Page Mill Rd D 3.5 0 to 1 A SFD - 4 182 31 064 - V 5.4 1 to 2 C - Open space designation in GP 5 18232017 14000 Tracy Ct D 3.6 0 to 1 B SFD 50% of lot >30% slope 75% of lot has 50% slope. Rest 6 182 32 030 13920 Mirmirou Dr D 3.8 0 to 1 B SFD 17% 7 182 32 029 13875 Mirmirou Dr D 3.6 0 to 1 B SFD 80% of lot has 30%+ slope 8 18232025 13735 Paseo Del Roble Dr D 4.1 0 to 1 B SFD Consistent average slope of 33% 9 18232024 14975 Page Mill Rd D 3.9 0 to 1 B SFD 75% has 34.25%, rest is 10% 10 182 08 012 13906 Page Mill Rd D 3 0 to 1 A SFD - 11 182 08 011 13830 Page Mill Rd D 5 1 to 2 A SFD - Odd lot configuration + Matadero 12 182 08 034 13816 Page Mill Rd D 3.4 0 to 1 F SFD Creek 13 182 50 029 27925 Roble Alto Dr D 3 0 to 1 A SFD - 60% of lot has 30% slope, rest 14 182 08 004 13818 Page Mill Rd D 9.4 2 to 3 B SFD 20% 50% of lot has 30% slope, rest 15 182 08 02213820 Page Mill Rd D 4.3 0 to 1 B SFD 25% Draft Housing Element Los Altos Hills General Plan Page 84 Appendix F-1- Vacant and Underutilized Site Inventory +� � t.� 4 � A . 4 : F VaCan i� '., a � �• FDevelo ment \ , k �.,•� .�.ar'..R... alk ..vx' x x �. Y-., z ...,y. .. i• ... t... � a c.. rr. ... •t ;:�`3 P ..:ate.. y S 3 ...=s. /r S 3 .F` �E:� `i :. ter. ... .,. ..: � to . ..•.. ,... ,. ..,. • :. . i _.. , • :..,.., w R., �::.. � .2 t o 'l. 3 :a v w, x �:. ,.Code � � m .,s t �'Adt)ress .r ...: r s � � .�: �t � ., h P <. � s ::� `Dewed ec3�# : �....n .. � a .-, r . ,,:.. A ea �n Acres �.� •. :� � Number of .., � ,. ,. Constramt�•s, K .. • „� , .M . > Constrar�it omments � �. _ � .e. � +�y; � . . � ,.t .R'`4:: s ✓'. i `' 3x � a .,t d N h'Fy A'- '^V 3• :. ! _.`� �' � `} e P° ....are, i `iY'`w .; �.. �� Y,8 4, '. +M ' ,..� �.�� :Use.. ;G € � b ,., .. r' .� a' ,�• : .. tF. _•_� £ A ..... .-2t.s� ,_..• ..:, ��,., �.y be^ , ..n ,, a ff€ �Subdavis�o n iUmts" Y;,3 16 182 08 020 13822 Page Mill Rd D 3.6 0 to 1 E SFD landslide deposit at southwest corner of lot 17 175 55 049 12889 Viscanio PI D 17.04 1 I SFD Fremont Hills Country Club 18 182 02 014 - D 4.3 1 to 2 A SFD - 19 182 02 016 28011 Elena Rd V 41.2 4 to 6 B _ Over 50% of lot is steeper than 30% 20 182 24 012 2600 Altamont Rd D 44.5 1 G Convent Daughters of Charity -Senior Housing 21 18203 038 13115 Maple Leaf Ct V 10.7 2 to 3 E _ Monta Vista Fault, mudslides, slopes, and gorge 22 182 09 001 13466 N. Fork Ln D 7 1 to 2 A SFD - 23 182 09 044 13480 N. Fork Ln D 9.8 2 to 3 A SFD - 24 182 10 034 13124 Byrd Ln D 3 0 to 1 A SFD - 25 182 10 006 27501 Elena Rd D 4.8 0 to 1 A SFD - 26 182 18 029 13400 Country Way D 3.1 0 to 1 A SFD - 27 182 18 030 13430 Country Way D 3.4 0 to 1 A SFD - 28 182 18 049 28525 Matadero Creek Ln D 3.4 0 to 1 B SFD Average slope of lot >30% 29 182 18 050 28520 Matadero Creek Ln D 3.5 0 to 1 B SFD Average slope of lot >30% 30 182 52 003 28120 Story Hill Ln D 5.6 0 to 1 B SFD Average slope of lot is 40-45% 31 182 52 002 28130 Story Hill Ln D 6.1 0 to 1 B SFD 45% of lot has 60% slope, rest >25% Draft Housing Element Los Altos Hills General Plan Page 85 Appendix F-1- Vacant and Underutilized Site Inventory Draft Housing Element Los Altos Hills General Plan Page 86 40 Vacant (V) bevelapment Ma"- �� . � Or': A rozimate Develo `nent� �-Existin 7 Codec A1N> Address ,� ,x 1 , DeJelo`"ed . .:Area iriAcres .Potential<ip Ni 6eraof' aConstrain � Use , Constraint Comments .. " U�tt►ts .. �� ...... . : . ........�,�_.... _ ...... .....�...' �_.'.. � .r . � .. _�.;:, �_ � � S�ub�livis�on � f.. �. . �. s � �. 32 182 18 053 28505 Matadero Creek D 3.8 0 to 1 A SFD - 33 182 1854 28500 Matadero Creek Ln D 4.4 0 to 1 A SFD - 34 182 18 044 28555 Matadero Creek Ln D 5.2 0 to 1 A SFD - 35 182 18 043 28560 Matadero Creek Ln D 4 0 to 1 A SFD - Land slides areas, Monta Vista 36 182 10 057 28030 Natoma Rd D 18.1 1 to 3 E SFD Fault 37 18211 029 12400 Melody Ln D 3.7 0 to 1 A SFD - 38 182 11 084 27861 Natoma Rd D 3 1 F SFD Long and narrow lot 39 182 12 078 27860 Black Mountian Rd D 3.2 0 to 1 A SFD - 40 182 42 011 27600 Via Cerro Gordo D 3.4 0 to 1 A SFD - 41 182 42 042 12606 Page Mill Rd D 3.3 0 to 1 A SFD - 65% of lot has 23.5% slope, rest 42 182 52 017 28140 Story Hill Ln D 6.5 1 B SFD 35.7% Lot has an average slope of about 43 182 27 001 12345 Page Mill Rd D 10 1 to 2 B SFD 77% 44 182 26 046 12320 Page Mill Rd D 3.04 0 to 1 A SFD - 50% near 100% slope, rest 10%: 45 182 26 045 27927 Briones Way D 3.2 1 B -F SFD Odd shape 46 182 30 027 27361 Moody Rd D 1.13 1 A SFD 47 182 26 001 27241 Altamont Rd D 6.6 2 to 3 A SFD - Draft Housing Element Los Altos Hills General Plan Page 86 Appendix F-1- Vacant and Underutilized Site Inventory .. -� 21, .5. �...: ',a+.s ...>:"d f Se.. '4..f A R mat ',V �. otc�nfrnl.m Develo inettf Exrstrn tr �:., i• t.;+�y C.. vt _.P � - .:.APN R_ �, Addxess� Develb Ar�ea.rn..A.cr..esW,, bei t ..,_« .. � � ,. k. .. .,��.. .. ed . ;�-.Nh of .Co • � ts.. �. � �, r .� �. s 48 182 20 012 27270 Natoma Rd D 8 2 A SFD Lands of Homa--Subdivided-2 Lots Pending 49 182 20 051 12833 La Vida Real D 4.84 2 A SFD - 50 182 20 052 12821 La Vida Real D 6.1 1 C SFD Purissima Creek Conservation Area 51 182 20 060 27500 La Vida Real D 5.5 1 C SFD Purissima Creek Conservation Area 52 182 05 041 26437 Elena Rd D 3.3 1 F SFD Steep and oddly shaped 53 182 05 038 26201 Elena Rd V 6.7 2 B - Lot has an average slope of 25% 54 182 13 031 26541 Taffee Rd D 3.3 0 to 1 H SFD - 55 182 14 003 26498 Taffee Rd V 4.9 0 to 1 B - 50% of lot has >30% slope 56 182 14 030 26580 Taffee Rd D 38.4 6 to 8 B SFD 30% of lot has >30% slope 57 182 14 034 26790 Taffee Rd D 5.6 0 to 1 B SFD Lot has an average slope fo 15.5% 58 182 29 043 27650 Central Drive D 15.7 2 to 3 B, H SFD 80% of lot has >35% slope, rest 16% 59 182 29 016 27800 Central Drive D 5 0 to 1 B, F, H SFD 80% of lot has >32% slope; two opposing slopes 60 182 29 063 - V 9.8 2 to 3 B, F, H _ Lot has an average slope of 39%:two opposing slopes 61 182 29 060 11641 Buena Vista Dr D 10.2 1 to 2 B, H SFD Lot has an average slope of 32.2% 62 182 28 016 27961 Central Drive D 3 0 to 1 B, F, H SFD Average slope of lot is 11.5%: odd slopes 63 182 28 006 11990 Page Mill Rd D 3.2 2 H SFD Lands of Brockway -2 Lot Subdivision Pending Draft Housing Element Los Altos Hills General Plan Page 87 Appendix F-1- Vacant and Underutilized Site Inventory Draft Housing Element Los Altos Hills General Plan Page 88 P PP �mat `:Develo inept Exist�n �x >- e Cod. APN * _ .:"ro�ie Ad > di ess DeveIo ..,.> _.Potentialn t Dumber of p �onstratnts g Use Co:tistrhmt C,olinments ,, a ed es.,> III es Property is oddly shaped: hole in 64 182 29 022 27490 Sherlock Rd V 5.1 1 F, H _ center 65 182 30 044 27461 Sherlock Ct D 4.4 0 to 1 B, H SFD 70% of lot has 46.4% slope, rest is 31.03% Oddly shaped and with steep 66 182 29 036 27168 Moody Ct V 3.2 1 F, H _ slopes over 1/2 of lot 67 182 29 020 27150 Moody Ct D 3.4 0 to 1 H SFD - 68 182 30 027 27271 Mood Rd D 3.3 1 B, H SFD Average slope of lot is 35.29% 69 182 30 023 27161 Moody Rd D 3 1 B, H SFD Uniform steep slope 50% 60% of lot has 30% slope, rest 70 182 30 014 27260 Sherlock Rd D 3.2 1 B H ' SFD 18% 71 182 30 015 27070 Sherlock Rd D 3.6 0 to 1 B, H SFD Average slope of lot is 32.5% 72 182 30 004 26950 Moody Ct D 4.5 0 to 1 B, H SFD Average slope of lot is 57% 73 182 48 036 27431 Deer Springs Way D 3.5 0 to 1 B, H SFD Uniform steep slope 50% 74 18223 023 27369 Chaparral Way D 3.3 0 to 1 H SFD - 45% of lot has 27% slope, rest 75 182 25 004 26045 Moody Rd D 4.4 0 to 1 B' H SFD 15% 76 182 23 039 26420 Eshner Ct V 3.3 1 to 2 B, H - Average slope of lot is 10% Open space conservation 77 18223 031 26285 Altamont Rd D 12.9 0 to 2 C, H SFD easement north of lot 65% of lot has 18.5% slope, rest 78 18223 032 - V 9.6 0 to 2 B _ 12% 79 182 16 048 12500 Corbetta Ln D 4.7 0 to 1 G SFD Creek & oddly shaped Draft Housing Element Los Altos Hills General Plan Page 88 Appendix F-1- Vacant and Underutilized Site Inventory 6q -a ,lY1a 3C . Mi Or; 4 A roxitiiatcntcnt►alsm pp a u Delo mein Etn t r =aGode A t �.. `, ,. `DeYe b ed l,, .;•: ,r , A ea in Acres- , N ' _ - � �. _ Use:: Constraint -Co mmeits �, ,., :� ,.. ... . ...:� .. _ 5`} ., � 8'St ,; �3 , ; .., �, tuber, of � � : .,.C.� stramts..t.. , . •�: � � ,f`.. t•,:.n' ..Y t +,C t ' r. ,�17� IOn�unit5 a'' , Y, i.,. A P. 80 182 15 020 25750 Elena Rd D 21.5 0 to 4 H Orchard Packard Foundation 81 182 16 050 25810 Vinedo Lane D 4.1 0 to 1 H SFD - 82 182 25 014 26030 Altamont Rd D 8 0 to 1 B, H SFD 85% of lot has > 35% slope, rest 5% 83 182 25 019 26041 Moody Rd D 9.6 1 to 2 B, H SFD 70% of lot has >50% slope, rest 23% 84 182 25 012 26747 Tanglewood Ln D 3.9 0 to 1 B, H SFD Average slope of lot ranges from 35-50% 85 182 25 013 26789 Tanglewood Ln D 4.2 0 to 1 B, H SFD Average slope of lot ranges from 33-50% 86 182 25 010 26750 Tanglewood Ln D 3.1 1 B, H SFD 80% of lot has >38% slope, rest 10% 87 182 24 002 26100 Moody Rd D 6.1 0 to 1 B, H SFD 80% of lot has >40% slope, rest 20% 88 351 37 012 26220 Moody Rd D 44.4 1 to 3 B, H SFD Adobe Creek, 90% of lot>60% slope 89 351 03 018 11888 Francemont Rd D 21.3 1 to 2 B, H SFD Ave. slope =55%; odd shape lot 90 35103 016 11800 Francemont Rd D 3.2 0 to 1 F, H SFD Adobe Creek 91 336 31 019 12001 Rhus Ridge Rd D 5.3 0 to 1 B, H SFD 60% lot has 63% slope; rest is 16% 92 336 32 084 25400 La Loma Dr D 4.5 1 H SFD - 93 336 32 083 25398 La Loma Dr D 3.1 0 to 1 H SFD - 94 336 27 003 24840 Prospect Ave D 17.1 2 to 3 B, H SFD 50% of lot > 38% slope; 2 summits 95 336 27 012 12012 Emerald Hill Ln D 3 1 B, H SFD Ave. slope =38% Draft Housing Element Los Altos Hills General Plan Page 89 Appendix F-1- Vacant and Underutilized Site Inventory Draft Housing Element Los Altos Hills General Plan Page 90 ,Ma pN r F ,> >.. Or. A eozimate.,.. PP Potential yn p m X� g Code APN s Addy ess � � ed n �y'`Ql.e es� Numbeh�bf h ra is � U e; Constra►ntoxnmenfs .� .>aDevelo ' � .:Area �,Con� � � x �.�� , . � :... �. • , � � � � . Subd• ,rsion xL�nit� ,� 93 336 27 005 24680 Prospect Ave D 3.8 0-1 B, H SFD Ave. slope =23% 97 336 25 022 24008 Oak Park Cir V 3.8 1 B, H - Ave. slope =23% 98 336 34 018 28120 Laura Ct V 3.9 1 B, H - Ave. slope =26% 99 336 26 030 12260 Kate Dr D 9.6 0 to 2 H SFD - 90% of lot =38% slope; 10% is 100 336 25 025 24020 Oak Knoll Cir D 3.5 1 B, H SFD 25% 101 336 40 026 24301 Elise Ct D 3 0 to 1 F, H SFD Ravine runs throught lot 102 336 42 018 11627 Dawson Dr D 5.7 0 to 1 H SFD - 80% of lot has >40% slope, rest 103 33641 001 11481 Magdalena Rd D 6 0 to 1 B, H SFD 10% 104 336 37 010 - V 3.5 0 to 1 B, H - Steep slopes 105 336 37 011 23219 Ravensbury Ave D 3.1 0 to 1 H SFD - 106 336 42 021 - V 12.5 2 to 3 D - - 107 336 25 045 12131 Oak Park Ct V 3.2 1 to 2 H - - 108 336 28 003 12355 Stonebrook Dr D 3.8 0 to 1 H SFD - 109 336 20 033 24500 Voorhees Dr D 3 0 to 1 H SFD - 110 175 39 018 25295 Cantata Way V 4.4 1 to 2 F, H - Odd shape lot 111 175 37 011 13190 Burke Rd D 3.1 0 to 1 F, H SFD Odd shape and slope Draft Housing Element Los Altos Hills General Plan Page 90 Appendix F-1- Vacant and Underutilized Site Inventory Draft Housing Element Los Altos Hills General Plan Page 91 E ,� d -. �• Asea � �� ant Comments _ � , � �n flares �1�;umber of 1 Cyan"str"amts .Use:;. <� � � , � x .n. .yd.u�� <.�_...: _.,,.,x _....�.�....,. ,.n, �...:.. x.,,. • ....,�.: �.,.D,.,, .,. ,. ,�. � _S,ubirlv�s� ;`Units 112 175 37 038 12800 Sunset Drive W D 4.3 0 to 1 B, H SFD 60% of lot has slope of 36%, rest 22% 113 182 18 035 28600 Matadero Creek D 3 0 to 1 F SFD Oddly shaped, Matadero Creek 114 175 27 039 12995 Sunset Drive W D 3 1 B, H SFD Ave. slope=37%; Steep slope in center of lot 115 175 37 033 12940 Atherton Ct D 3.3 0 to 1 B, F, H SFD Odd shape and slope;creek runs through lot 116 175 48 055 12870 Robleda Rd D 4.5 0 to 1 B, H SFD 55% of lot has 26.4%; creek runs through lot 117 175 46 002 13171 S Alta Lane D 3.3 0 to 1 B, H SFD 50% of lot has 27% slope 118 175 47 003 26481 Purissima Rd D 3.1 0 to 1 A SFD - 119 175 46 014 13310 La Paloma Rd D 3.6 0 to 1 B SFD 30% of lot has 37% slope, rest isunder 30% 120 175 36 032 13310 La Paloma Rd D 11.5 2 to 3 A SFD Evershine, already has 27,000 sq.g, building on site 121 182 19 054 27800 Edgerton Rd D 3.5 0 to 1 F SFD Oddly shaped, Matadero Creek 122 175 45 066 25855 Westwind Way D 4.8 1 to 2 A SFD - 123 175 36 042 13445 Robleda Rd D 5 0 to 1 H SFD - 124 175 36 036 13441 Robleda Rd D 3.6 0 to 1 H SFD - 125 175 25 020 13850 Templeton PI D 3.1 0 to 1 H SFD - 126 182 15 020 25750 Elena Rd D 7.9 0 to 2 H SFD - 127 175 43 011 27575 Purissima Rd D 3.3 0 to 1 F SFD Gulch, w/creek Draft Housing Element Los Altos Hills General Plan Page 91 Appendix F-1- Vacant and Underutilized Site Inventory P z �, z � � ,�.. � r� It e.�^ � }i z 1i � �• ''%z z ?ffvx �,. -s, ,� .�` g`3 ap � �. � Or A �oxirnate Pate t ._� � � � •� pig �., - n tramts•.•.��.. se' � . r_� . ;Ai=ea '� - a a ,YE•� a` 3 .� <`'� pfi `� � M< t ,n,zz� � , s ;? �,� � ,�� "� a$, r �,�.. .�; � r, 3 .€'.J: a 4'` .i,Et a fN�� s ♦ . � 2» � <- � ;'�_,z �, a-< 128 17543 035 27641 Purissima Rd D 12 3 to 4 F SFD Gulch, w/creek 129 175 32 001 26790 Arastradero Rd D 9.2 3 G SFD Beth -Am Synagogue 130 175 32 059 27060 Old Trace Rd D 3.2 0 to 1 A SFD - 131 17503 047 26026 Scarff Way D 10.5 3 to 4 A SFD - 132 17521 102 26228 Scarff Way D 3.5 0 to 1 H SFD - �;� « � .. a _.. .<. .- � #•. � .:a �' ..: �� ...E :. ..<� � .. a,- <.� ...,.. �Yva*'.. � y � r .� .�� Y i, � � �,• , � � s �.•.fi a�.,gc ..:� �.+a"k, i.Ya a '2. _ ar Y 7°E S a;Y-:� yak;6 Y Y � u�ti�5 � i<':. a w ��, �. � � ,� } ��t0� � 68 •'� '� `�'f�^' 1'. r �' �' � d $�'�+ z'" _ e General Plan and Zoning Designation: All properties have a General Plan and Zoning Designation of R -A (Residential Agricultural) 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. Geological (landslides, fault zones, E. etc.). F. Irregular lot size and shape and/or unusual property features (creeks, tree cover, etc.) G. Religious institution. H. Limited sewer capacity -Los Altos sewer basin I, Other Draft Housing Element Los Altos Hills General Plan Page 92 Appendix F-2- Vacant and Underutilized Parcel Map Town of Los Altos Hills VACANT & UNDERDEVELOPED LAND INVENTORY 3 ACRES OR MORE April 8,2009 -N w `' E s pQp�'.p4.�y�!iD C (p4PgOO GO�d, 0 ��D��OOADO� 0 b"OQ�' Qno°=? ve�eoAPn ,, o 00 o eo< 000 0, e P e aQR v. • De�D� GP■ Qpo �?aeC 4De�o pG 6e gop0\wal 6�;*.C9 ,,�=�ppt,o�°4 yov ov�,,o`�. 0°�6 � '�e�� ae4•ed� a✓�e o .`i► O[oa o��POa�o�oos o ,�o� • wp D'•oe� oeQ� e� ,y p epdc -w oil e'°�oO�Oo�ov. �ooe��ee�o�oo. a�oo0a• �O eeQo�De Dc,OpGep' �, / CC�pOob Oa �iCC�O�p C•' v a veooC e� ��op'�►C:Voo, 7�'O v OCGo Io _ - wpm. �C� eD v�op ��Z�•C� �C �o°moo r Draft Housing Element Los Altos Hills General Plan Page 93 Q' EYE O\-.1G\x°001 YE •■off o�pe�D�oG O o eQ�:bi�oi J Coq 1 1 ve��F � 4 s. • va■■�Q �CS•7o oeQ��• s . �.■®r� �eC7Q'OC.�woo v s7 �GCGLr_. A .-beq Deo'Ce"?v0 �°o_°°p'a'GQ_40►` ��o\evoavaCo�oap��oe� �e� CC�C7o�0 0QDp6�o�a oo@ nCD.DD• 00 4.�:CD00� /r�0 �O i'4AQOO Ca Qveop� ,pyo � ov°° �p4a9'�� oLa>ed Ldp_ oueoee G L -~ Cn' OP\ppep'� �p'Jl�Q°COGee d4 voce �foep O� °aea.��?- Qae a� -o.eo. A eD =00a pP� '�e�e mob vD ;:Ovoo°dee:4:ed Town of Los Altos Hills VACANT & UNDERDEVELOPED LAND INVENTORY 3 ACRES OR MORE April 8,2009 -N w `' E s pQp�'.p4.�y�!iD C (p4PgOO GO�d, 0 ��D��OOADO� 0 b"OQ�' Qno°=? ve�eoAPn ,, o 00 o eo< 000 0, e P e aQR v. • De�D� GP■ Qpo �?aeC 4De�o pG 6e gop0\wal 6�;*.C9 ,,�=�ppt,o�°4 yov ov�,,o`�. 0°�6 � '�e�� ae4•ed� a✓�e o .`i► O[oa o��POa�o�oos o ,�o� • wp D'•oe� oeQ� e� ,y p epdc -w oil e'°�oO�Oo�ov. �ooe��ee�o�oo. a�oo0a• �O eeQo�De Dc,OpGep' �, / CC�pOob Oa �iCC�O�p C•' v a veooC e� ��op'�►C:Voo, 7�'O v OCGo Io _ - wpm. �C� eD v�op ��Z�•C� �C �o°moo r Draft Housing Element Los Altos Hills General Plan Page 93 Appendix G- Residential Construction 2002-2008 APPENDIX G RESIDENTIAL CONSTRUCTION 2002-2008 Type of BuOldtng 1?erm�t 2002 20D3 ,2004 ; 2005 '= 2006 2007r 2008 2009 SSU-'-d"'F�� tUnti pri115) { i New Single -Family 17 24 14 25 12 22 15 2 Residence Second Dwelling 6 11 6 5 6 2 8 0 Unit Draft Housing Element Los Altos Hills General Plan Page 94 Appendix H — Estimated Fees For Housing Construction in 2009 APPENDIX H ESTIMATED FEES FOR HOUSING CONSTRUCTION IN 2009 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 Draft Housing Element Los Altos Hills General Plan Page 95 Building Permit $ 10,580 Schools Fees $ Varies- Set by Palo Alto or Los Altos School Districts Planning Fees (Fast Track $ 4,625 or Planning Commission) Pathway In -Lieu Fee (Varies- $42 per linear ft. $ 7,500 (Estimate based on 1 acre parcel with based on average width of average lot width of 150') lot) Energy Fee: $ 6,000 (15% of building permit fee) Sewer Connection $ 7,950 + (depending on number of fixtures) Planned Drainage Facilities: $ 4,050 (varies, $0.90 per sq. ft. of impervious surface) Housing Fee (not for 2°d $1,150.00 units) Total: $ 32,230 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 Draft Housing Element Los Altos Hills General Plan Page 95 Attachment 2 TOWN OF LOS ALTOS HILLS NEGATIVE DECLARATION PROJECT TITLE: 2009 General Plan Housing Element Update NAME AND ADDRESS OF PROJECT SPONSOR: Town of Los Altos Hills, 26379 Fremont Road, Los Altos Hills, California 94022 LOCATION OF PROJECT: Town of Los Altos Hills PROJECT DESCRIPTION: Mandatory update (amendment) to the Town's General Plan Housing Element. MITIGATION MEASURES, IF ANY, INCLUDED IN THE PROJECT TO AVOID POTENTIALLY SIGNIFICANT EFFECTS: The project is not anticipated to have" any potentially significant effects on the environment and therefore no mitigation measures are proposed. 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 project will not have a significant effect upon the environment for the following reasons: a. For the reasons specified in the attached Initial Study (Exhibit "A"), the project does not have the potential to degrade the quality of the environment, substantially reduce the habitat 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 species, or eliminate important examples of the major periods of California history or pre -history. b. For the reasons specified in the attached Initial Study (Exhibit "A"), the project does not have the potential to achieve short-term goals to the disadvantage of long-term environmental goals. c. For the reasons specified in the attached Initial Study (Exhibit "A"), the project does not have impacts which are individually limited but cumulatively considerable. d. For the reasons specified in the attached Initial Study (Exhibit "A"), the project does not have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly. Debbie Pedro, AICP, Planning Director TOWN OF LOS ALTOS HILLS CfZ6(o� Date Circulated on: June 26, 2009 Adopted Exhibit "A" Town of Los Altos gulls 26379 Fremont Road Los Altos Hills, CA 94022 INITIAL STUDY AND NEGATIVE DECLARATION 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 and, subsequently the Negative Declaration on the subject project. The initial study portion provides the basis for the determination of whether the project may have a significant effect on the environment. If it was determined that the project may have a significant effect on the environment, an Environmental Impact Report would be prepared which focuses on the areas of concern identified by this initial study. If it was determined that the project would not have a significant effect on the environment, it would be eligible for a Negative Declaration. If it is determined that the proposed project could have a significant effect on the environment, however, the significant effects of the project have been reduced to a less - than -significant level because revisions in the project have been made by or agreed to by the project applicant, then the project would be eligible for a Mitigated Negative Declaration. It is found the project would not have a significant effect on the environment, therefore this document and its attachments constitute a Negative Declaration. 1. Project Title: 2009 Housing Element 2. Lead Agency Name and Address: Town of Los Altos Hills 2 63 79 Fremont Road Los Altos Hills, California 94022 3. Contact Person and Phone Number: Debbie Pedro, Planning Director Initial Study prepared by: David Keyon, Associate Planner (650) 941-7222 4. Project Location: Town -wide 5. Project Sponsor's Name and Address: Town of Los Altos Hills 2 63 79 Fremont Road Los Altos Hills, CA 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. 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 future housing needs. State law requires each town, city, and county to prepare a Housing Element that must be updated once every five years. The 2009 Housing Element is the statutory update of the Town's Housing Element which was adopted by the Town and certified by the State in 200. The Housing Element is updated pursuant to California Government Code Section 65588 for the 2009-2014 planning period (2007-2014 RHNA period). The Element identifies and assesses projected housing needs andprovides an inventory of constraints and resources relevant to meeting these needs. Components of the Element include: a housing needs assessment with population and household characteristics; identification of constraints to providing housing; an inventory of available sites for the provision of housing for all economic segments of the community; and a statement of goals, policies and programs for meeting the Town's housing needs. The Element's goals focus on: I. Preserving the rural character of the Town II. Maintaining the quality of the Town's housing stock III. Meeting local and regional housingneeds IV. Encouraging energy conservation V. Retaining older residents/senior citizens in the community VI. Eliminating discrimination and arbitrary barriers in housing access VII. Preserving neighborhood quality while ensuring an expedient development review process VIII. Preventing loss of housing due to wildland fire Los Altos Hills has been given a Regional Housing Needs Allocation (RHNA) of 81 new residential units for the 2007-2014 planning period. The Element also illustrates that, under current zoning designations, the Town has an estimated additional capacity range of 61-186 residential units that can be developed on vacant or underutilized residential sites. In addition, each property of one acre or more in size is eligible for the construction of a second unit, subject to certain limitations. Therefore, Los Altos Hills has sufficient zoned capacity to accommodate the overall RHNA allocation and there is no need to rezone properties to accommodate the needs identified in the Element or to implement the programs identified in the element. Aside from identifying potential housing sites, the Element is a policy document including policies and programs to eliminate constraints to the development of housing in the community and facilitate more affordable options. Analysis in this document is limited to the review of potential environmental impacts resulting from the adoption of the Housing Element and the policies and programs it includes, as well as the Element's consistency with the Town's existing zoning. The specific environmental effects of any particular development would vary on a project -by -project basis. Any potential impacts related to hazards (such as flood, geology and noise), resources, services or utilities, beyond those already assessed as part of the General Plan's Land Use Element upon which this Housing Element is based upon, would be site-specific, and the impacts would be analyzed in conjunction with the review of a particular project. 9. Surrounding Land Uses and Setting: The Town of Los Altos Hills is a semi -rural residential community with a population of 8,3 60. The setting of the Town is characterized by low density development, 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. 11. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by thiproject, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. ® Aesthetics ® Agriculture Resources ® Air Quality JBiological Resources ❑ Cultural Resources ® Geology /Soils JHazards & Hazardous J Hydrology / Water Quality ® Land Use / Planning Materials ® Mineral Resources J Noise ® Population / Housing LJPublic Services ® Recreation ® Transportation/Traffic LJUtilities / Service Systems F) 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. DETERMINATION On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE FA DECLARATION will be prepared. I find that although the proposed project couldhave 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 on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. Ll 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 LJ addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "potentially significant impact" or " potentially significant unbss mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must 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 Ll 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: Z b [Cq-- Debbie Pedro, AICP, Planning Director Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation I. AESTHETICS -- Would the project: a) Have a substantial adverse effect on a scenic vista? ® Ll U. b) Substantially damage scenic resources, including, but not limited to, Ll Ll trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the Ll Ll ❑ site and its surroundings? d) Create a new source of substantial light or glare which would ❑ ❑ L adversely affect day or nighttime views in the area? All new housing development will occur within existing residential areas. While there are no officially designated State scenic highways in Town, the Circulation Element does state "with the rugged and often steep natural terrain of the Los Altos Hills landscape, all roads within the community have scenic qualities". But because the proposed draft Housing Element does not approve new residential construction and is congruent with the Circulation and Land Use aesthetic goals, no aesthetic impacts are created by its adoption. The Housing Element makes no substantial changes to zoning..It is consistent with Land Use Element policies regarding high quality design and compatibility with rural character. For instance, Policies 1 A reads "Ensure that all new residential development and reconstruction and rehabilitation of existing residences preserves 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." Policy 1B reads "Continue to guide residential development in a manner that is sensitive, particularly in areas with significant environmental constraints." Any needed mitigation measures or conditions of approval would be identified at the time of development, including compliance with General Plan policies and Code requirements. Adoption of the Housing Element will not have a negative impact on aesthetics. II. AGRICULTURE RESOURCES In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of L3 ❑ L Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to nonagricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson ❑ FO Act contract? c) Involve other changes in the existing environment which, due to their ® ❑ Ll location or nature, could result in conversion of Farmland, to non agricultural use? There are no significant agricultural resources within Town boundaries (refer to General Plan Land Use Map). There are no active farms proposed for housing in this Housing Element. Therefore, adoption of the Housing Element will not have a negative impact on agricultural resources. Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation III. AIR QUALITY Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an Ll J existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria ❑ ® L pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? LJ ❑ L e) Create objectionable odors affecting a substantial number of people? The Town of Los Altos Hills is located in the San Francisco Air Basin, and is part of nine -county Bay Area Air Quality Management District (BAAQMD). Air quality goals and policies are noted in the Town's Conservation Element of the General Plan. The CEQA Guidelines prepared by BAAQMD are used to establish the significance criteria to judge the impacts caused by the project. The implementation of the Housing Element through the various programs is expected to result in about 81 additional housing units dispersed -throughout the Town from 2007 to 2014. The construction of these housing units would add dust particles thereby impacting air quality. The additional housing units would also add new automobile trips that could further degrade air quality. Due to the semi -rural residential makeup of the community, there is no substantial risk of exposing sensitive receptors to substantial pollutant concentrations. On October 9, 2008, the Town Council adopted mandatory green building requirements for new residential construction, using whole -building standards (Build It Green's GreenPoint Rated or US Green Building Council's LEED for Homes checklists). Program 26 in the Housing Element requires monitoring the results of the Town's Green Building Ordinance. Policy A is developed to ensure all new residential development, reconstruction, and rehabilitation preserves the natural environmental qualities which significantly contribute to fle rural atmosphere of the Town. All development proposals are reviewed for compliance with CEQA, and those projects not deemed Categorically Exempt are subject to Environmental Review and mitigation measures, as necessary. Any needed mitigation measures or conditions of approval will be identified at that time of Review, including compliance with the Green Building Program mentioned above. Therefore, adoption of the Housing Element will not have a negative impact on air quality. IV. BIOLOGICAL RESOURCES -- Would the project: a) Have a substantial adverse effect, either directly or through habitat ® ❑ ® Q modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation b) Have a substantial adverse effect on any riparian habitat or other sensitive ❑ ❑ ❑ natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as ❑ ❑ ❑ defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or ❑ ❑ ❑ migratory fish or wildlife species or with established native residentor migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological ❑ ❑ ❑ R1 resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or ❑ ❑ ❑ state habitat conservation plan? The sites identified in the Housing Element for future residential development are located in the existing residential areas of the Town. No land use changes or rezoning are proposed. The Housing Element is a policy document to help conserve and improve housing within the Town. Any potential impacts related to biological resources, including the removal of trees protected by policies or ordinances, beyond those already assessed as part of the General Plan's Land Use Element will be analyzed in conjunction with the Review of a particular project. Any needed mitigation measures or conditions of approval will be identified at that time. Therefore, adoption of. the Housing Element will not have a negative impact on biological resources. Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation V. CULTURAL RESOURCES -- Would the project: a) Cause a substantial adverse change in the significance of a historical L3 Ll L resource as defined in'15064.5? b) Cause a substantial adverse change in the significance of an Ll U J archaeological resource pursuant to'15064.5? ® J c) Directly or indirectly destroy a unique paleontological resource or J Ll L site or unique geologic feature? d) Disturb any human remains, including those interred outside of ❑ Ll Ll cemeteries? The Conservation Element provides a framework for the conservation of historic resources. An Inventory of Historic Sites and Structures is included in Appendix A of the Conservation Element. The Housing Element's Vacant and Underutilized Site Inventory does not identify architecturally or historically significant structures, landmarks or points of interest as opportunity sites. There are no recorded archaeological sites listed in or eligible for inclusion on the National Register of Historic Places (NHRP), the California Register of Historic Places (CRHP) or reported cultural resources in the vicinity of the sites listed in the Housing Element. The Town's Conservation Element includes a policy calling for routine review of the Inventory of Historic Sites and Structures and for adding new sites and structures to this local list. The specific environmental effects of any future development discussed in the Housing Element will be evaluated on a case-by- case basis as individual projects are proposed. This includes any potential impacts to historical, archaeological or paleontological resources or human remains. Any needed mitigation measures or conditions of approval will be identified at that time, including compliance with the guidelines, policies and code requirements discussed above. Therefore, adoption of the Housing Element will not have a negative impact on cultural resources. VI. GEOLOGY AND SOILS -- Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special ❑ LJ Ll 42. ii) Strong seismic ground shaking? LJ U Ll iii) Seismic -related ground failure, including liquefaction? iv) Landslides? b) Result in substantial soil erosion or the loss of topsoil? ® J A. Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation c) Be located on a geologic unit or soil that is unstable, or that would ❑ ❑ ❑ become unstable as a result of the project, and potentially result in on or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risksto life or ❑ ❑ ❑ Q property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not ❑ ❑ ❑ Z available for the disposal of wastewater? The Town's Safety Element (2007), as part of the General Plan, includes information on the geological hazards that are present in Los Altos Hills. The Town is traversed by three major fault lines, including the Berrocal Fault, the Altamont Fault, and the Monte Vista Fault. The Safety Element includes several policies and programs to address potential geologic hazards. The Housing Element includes identified sites and policies to accommodate all new housing developments within existing residential areas and does not call for land use changes or development outside of existing residential areas of the Town. The impacts of the currently zoned densities and capacities have been previously analyzed in the Initial Study and Negative Declaration for the Land Use Element prepared in 2008. Any potential impacts related to geological hazards, will be analyzed in conjunction with the approval of a particular project. Any needed mitigation measures or conditions of approval will be identified at that time, including compliance with the General Plan policies and building code requirements mentioned above. Therefore, adoption of the Housing Element will not have a negative impact on geology and soils. VII. HAZARDS AND HAZARDOUS MATERIALS --Would the project: a) Create a significant hazard to the public or the environment through L3 L3 ❑ the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through ❑ ❑ ❑ reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardois or acutely hazardous ❑ ❑ ❑ Q materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous ® ❑ ❑ Z materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such ❑ ® ❑ a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? 1 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted Ll L] Q emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or Ll death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? The Housing Element includes policies and programs to accommodate all new housing developments within existing residential areas of the Town. The new residential uses may increase the amount of household hazardous waste generated in the Town. As described in the 2007 Safety Element, the 2008 Land Use Element, and the 2009 Housing Element, the Town has programs in place related to hazardous materials, emergency services, and wildland fires. Under goal VIII of the Housing Element are measures to prevent the loss of housing due to wildland fire. Addition of residences in this semi -rural community will always increase chances of loss of residential structures to wildland fires. There are many siting and wildland fire prevention requirements policies related to new residential construction and projects are evaluated for wildand concerns on a case-by-case basis during the permitting process. The risk related to exposure by adopting the Housing Element is a less than significant impact. Any potential impacts related to hazards and hazardous materials, beyond those already assessed as part of the General Land Use Element will be analyzed in conjunction with the approval of a particular project. Any needed mitigation measures or conditions of approval will be identified at that time, including compliance with the plans, permits and policies described above. Therefore, adoption of this Element will have no impact on hazards and hazardous materials for the Town. VIII. HYDROLOGY AND WATER QUALITY -- Would the project: a) Violate any water quality standards or waste discharge requirements? ❑ ® Ll Z b) Substantially deplete groundwater supplies or interfere substantially Ll with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, Ll L3 LJ including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off- site? d) Substantially alter the existing drainage pattern of the site or area, Ll LJ 13 including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? 10 i Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation f) Otherwise substantially degrade water quality? ❑ ® L g) Place housing within a 100 -year flood hazard area as mapped on a ❑ ® J federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100 -year flood hazard area structures which would U L ❑ impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury or ® LJ L death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? J L] L The Town of Los Altos Hills has within its Conservation Element, several policies and programs that address hydrology and water quality. Included are measures to conserve creeks and riparian areas, protect groundwater, encourage conservation and water efficiency in new and existing residence, and to work with the two local water providers on water conservation. To improve the quality of stormwater runoff, the Town actively participates in the Santa Clara Valley Urban -Runoff Pollution Prevention Program. The Town's Green Building Ordinance rewards water conservation measures in new residential construction, and is encouraged for rehabilitation projects. The Town also offers Development Area credit for pervious surfaces Any potential impacts related to hydrology and water quality - such as altering drainage patterns, affecting storm water quality, potential flooding - beyond those already assessed as part of the General Plan Land Use Element, will be analyzed in conjunction with the approval of a particular project. Any needed mitigation measures or conditions of approval will be identifed at that time. Therefore, adoption of the Housing Element will not have a negative impact on hydrology and water quality. IX. LAND USE AND PLANNING - Would the project: a) Physically divide an established community? b) Conflict with any applicable land use plan, policy, or regulation of an Ll Ll 0 Z agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural Ll 1J community conservation plan? 11 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation The Town has approximately 2,816 housing units currently (as 2000 Census). The Town has a semi -rural land use pattern and is primarily comprised of residential uses. The existing Land Use recognizes the importance of preserving the semi -rural character, which is a unique asset of the Town. New housing opportunities in the Town are identified in the Housing Element in a way that increases available homes and affordability in a manner aligned with the character of the Town. The Element addresses the Town's residential growth needs (RHNA) for this 2007-2014 housing cycle, defined by the Association of Bay Area Governments (ABAG) as 81 new residential units. The Town plans on meeting its RHNA requirement using a variety of methods including: new construction and an emphasis on second unit production in order to provide affordable options within the semi - rural fabric of the community. This total amount of development included in the Housing Element is accommodated by the existing zoning and the residential capacities in the Town's Land Use Element. This amount of residential development would not have a deleterious effect on the environment. Public utility capacities have also been reviewed to confirm that there remains sufficient capacity in these systems to service the amount of residential development allowed by the Land Use Element and called for in the Housing Element. The specific environmental effects of this future development will be evaluated as individual project proposals or plans are submitted. The Housing Element will not physically divide an established community since the Element does not propose any land use changes or rezoning of land for residential uses and includes policies and programs aimed at preserving the character and quality of life of the Town. All identified sites for housing are within developed neighborhoods, and will promote these policies and goals of the Town. Los Altos Hills has sufficient zoning capacity to meet the RHNA of 81 units. There are two open space land use designations in the Town: Open Space Preserve (OSP) applies to some undeveloped, natural areas, and Open Space Conservation Area (OSCA) is an overlay designation superimposed on the residential land use areas. The OSCA designation applies generally to areas of steep slopes, canyons and ravines associated with major creeks or their tributaries, as well as creek corridors and other areas of heavy vegetation. No residential development is allowed in the OSP areas and there are special development measures to be taken in the OSCA areas. Therefore, adoption of the Housing Element will not have a negative impact on land use and planning in the community. X. MINERAL RESOURCES -- Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally -important mineral L3 L3 Ll resource recovery site delineated on a local general plan, specific plan or other land use plan? No areas within the Town are used for the production of mineral resources. Future housing growth described in the Housing Element will primarily be accommodated on underdeveloped sites in existing residential area. Therefore, adoption of the Housing Element will not have a negative impact on mineral resources. XI. NOISE -- Would the project result in: a) Exposure of persons to or generation of noise levels in excess of La r7l standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne ® L vibration or groundbome noise levels? c) A substantial permanent increase in ambient noise levels in the 12 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation project vicinity above levels existing without the project? ❑ J ❑ Z d) A substantial temporary or periodic increase in ambient noise levels L3 LJ Ll in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where such LJ Ll L a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or ® LJ working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project Ll Ll Ll expose people residing or working in the project area to excessive noise levels? Los Altos Hills has a Noise Element (2007) that provides acceptable ranges in noise levels, and guidelines, regulations, and policies designed to limit noise exposure at noise sensitive land uses. Interstate 280 is the primary source of noise identified in the Noise Element, while Foothill Expressway and Arastradero Road also generate noise. Residential construction can create temporary noise, which can carry to surrounding residences due to local topography. To address this, the Municipal Code limits construction work to 8:OOam to 5:30pm, Monday through Saturday. Adoption of the Housing Element will not have a negative impact on noise. XII. POPULATION AND HOUSING -- Would the project: a) Induce substantial population growth in an area, either directly (for ❑ J example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the Ll Ll L construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the ® LJ construction of replacement housing elsewhere? The Housing Element is one of the eight elements of the Town's General Plan and must be. updated pursuant to California Government Code Section 65588 for the 2009-2014 planning period. This Element is a policy document that identifies and assesses projected housing needs and provides an inventory of constraints and resources relevant to meeting these needs. The Town's residential growth needs (RHNA) for this planning period, as defined by the Association of Bay Area Governments (ABAG), is 81 new residential units. The Residential Sites Inventory indicates adequate capacity exists to accommodate these units. No land use changes or rezoning is required for the Town to meet its RHNA allocation. In addition, the Housing Element will not cause displacement of substantial numbers of existing housing or people. The addition of units is in line with the current growth rate, and thus any increase in homes as suggested by the Housing Element has a less than significant impact. 13 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts,in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? Ll Police protection? Schools? LJ Ll z Ll Parks? Ll U z L3 Other public facilities? ® ❑ Ll As described in the Constraints to the Development of Housing Section in the 2009-2014 draft Housing Element, developers of residential projects are required to pay development fees to fund capital improvements for parks, transportation facilities and sense of place proportional to the demands placed on these services by the project (Appendix H). Although not by the Town, a school fee is also charged. In the Land Use Element (2008) there are various policies ensuring adequate public services provided for the Town. Policy V of the Housing Element ensures the Town will "maintain and improve necessary community services as needed to accommodate new residential development." Hence, the impact on public services shall be reduced to less than significant levels. Adoption of the housing Element will not have a negative impact on public services. XIV. RECREATION a) Would the project increase the use of existing neighborhood and regional ❑ ® L parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction ® LJ Ll or expansion of recreational facilities which might have an adverse physical effect on the environment? 14 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation The Town's open space and recreational facilities help maintain the unique character and semi -rural atmosphere of Los Altos Hills. The Open Space and Recreation Element addresses management of open space areas in the Town. The Housing Element accommodates all new housing development within existing residential areas and does not call for land use changes; hence all requirements for open space in the Town have already been previously accounted for the Land Use Element. Open space and the natural environment are addressed in the Housing Element. Policy A ensures new residential development preserves the natural environment; Policy B suggests guiding residential development in a way that is sensitive to areas of environmental constraints; Policy C protects areas with exceptional natural value; and Program 2 directs the Town to continue work with the Midpeninsula Regional Open Space District and other regional efforts to promote open space programs compatible with the Town's goals and policies. The Housing Element does not call for land use changes to meet its residential growth needs (RHNA) allocation of 81 units. Any particular impacts on recreational facilities, beyond those already assessed as part of the General Plan's Land use Element will be analyzed in conjunction with the approval of a particular project. Adoption of the Housing Element will not have a negative impact on recreation. XV. TRANSPORTATION/TRAFFIC -- Would the project: a) Cause an increase in traffic which is substantial in relation to the Ll Ll D existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service ® ® ® Q standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase ® Q in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp U Ll U curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? ® ® L3 �( f) Result in inadequate parking capacity? g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? In distributing housing unit allocations (RHNA allocations) among municipalities, the Association of Bay Area Governments takes into account transportation infrastructure to ensure efficient linkages between transportation and land use. No land use changes or rezoning is required for the Town to meet its residential growth needs (RHNA) allocation of 81 units to existing residential development in the Town. The additional housing units would result in a minimal increase in traffic, but would not cumulatively exceed a level of service established by the county congestion management agency for designated roadways. Therefore, the adoption the Housing Element will not have a significant negative impact on transportation and traffic in Los Altos Hills. 15 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation XVI. UTILITIES AND SERVICE SYSTEMS - Would the project: a) Exceed wastewater treatment requirements of the applicable LJ L3 J Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater U ❑ J treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage Ll Ll Ll facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from Ll Ll 0 existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider LJ ® L which serves or may serve the project that it has adequate capacity to serve the project's projected demand.in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to Ll Ll LJ Q accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulationsrelated Li Ll Ll to solid waste? Public utility capacities have also been reviewed in the Land Use Element (2008) to confirm that there remains sufficient capacity in these systems to service the amount of residential developmental required in the Housing Element. New development will tie into existing water and sewer mains, and in some instances mains may need to be upgraded to accommodate new demands generated by development. The specific environmental effects of this future development will be evahated as individual project proposals or plans are submitted. Any needed mitigation measures or conditions of approval will be identified at that time. Therefore, adoption of the Housing element will not have a negative impact on utilities and service systms in the Town. XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the ® LJ ® Q environment, substantially reduce the habitat 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 impacts that are individually limited, but ❑ ❑ ® z cumulatively considerable? ("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)? 16 W, Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation c) Does the project have environmental effects which will cause U Ll substantial adverse effects on human beings, either directly or indirectly? As described throughout this document, the 2007-2014 Housing Element is a state mandated update of the Town of Los Altos Hills' General Plan and must be updated pursuant to California Government Code Section 65588 for the 2007-2014 planning period. The Housing Element is a policy document that identifies and assesses projected housing needs and provides an inventory of constraints and resources relevant to meeting these needs. The Housing Element does not require any land use or rezoning and does not require residential development outside the existing residential areas of the Town. The 2009 Housing Element is intended to encourage ways in which future residential development can meet the Town's housing needs until 2014. The goals, policies and programs in the 2009 Housing Element do not specifically propose new development, and therefore will not directly impact the environment. The environmental impacts of future single-family 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 exempt from CEQA. Lastly, it is important to note that the 2009 Housing Element has been shaped in large part by successful policies and programs that have been in place since the adoption of the 2002 Housing Element. Adoption of the Housing Element will not degrade the quality of the environment, result in cumulatively considerable impacts or cause substantial adverse effects on human beings. Sources: Los Altos Hills General Plan Los Altos Hills Municipal Code 17