city of los altos

142 Pages·2015·5.38 MB·English

CITY OF LOS ALTOS

Draft 2015–2023
Housing Element
Los Ahos
PIAN
CENERAl

City Council
Megan Satterlee, Mayor
Jan Pepper, Mayor Pro Tem
Jeannie Bruins, Councilmember
Val Carpenter, Councilmember
Jarrett Fishpaw, Councilmember

Planning and Transportation Commission
Ronit Bodner, Chair
Malika Junaid, Vice Chair
Jonathan Baer, Commissioner
Phoebe Bressack, Commissioner
Ken Lorell, Commissioner
Michael McTighe, Commissioner
Jerry Moison, Commissioner

Community Development Department
James Walgren, AICP, Assistant City Manager
David Kornfield, AICP, Planning Services Manager

Housing Element Prepared by:

500 12th Street, Suite 250
Oakland, CA 94607
www.pmcworld.com
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1· CITY OF LOS ALTOS 2015 HOUSING ELEMENT
Table of Contents
INTRODUCTION .................................................................................................. 1
Contents of the Housing Element ................................................................................................. 1
Summary of Goals .......................................................................................................................... 2
CONSISTENCY WITH OTHER GENERAL PLAN ELEMENTS ........................... 3
EFFORTS TO ACHIEVE PUBLIC PARTICIPATION ........................................... 8
Public Notice and Outreach ........................................................................................................... 8
Written Comments Regarding the Housing Element .................................................................. 9
Incorporation of Public Comments and Suggestions .............................................................. 11
GOALS, POLICIES, PROGRAMS & QUANTIFIED OBJECTIVES ................... 12
Preservation – Conservation – rehabilitation ............................................................................ 12
New Construction ......................................................................................................................... 15
Special Needs Housing ................................................................................................................ 17
Affordability ................................................................................................................................... 19
Housing Nondiscrimination ......................................................................................................... 23
Senior Housing ............................................................................................................................. 25
Energy Efficiency.......................................................................................................................... 27
Statutory Compliance and Reporting ......................................................................................... 29
Quantified Objectives ................................................................................................................... 30
APPENDIX A: PUBLIC PARTICIPATION .......................................................... 31
APPENDIX B: HOUSING NEEDS ASSESSMENT ............................................ 39
Population Characteristics .......................................................................................................... 39
Income Characteristics ................................................................................................................ 42
Poverty ......................................................................................................................................... 45
Employment Characteristics ....................................................................................................... 45
Jobs/Housing Balance ................................................................................................................. 47
Los Altos Housing Stock ............................................................................................................. 57
Housing Costs .............................................................................................................................. 61
Current and Future Housing Needs ............................................................................................ 67
Future Development Potential ..................................................................................................... 70
Constraints .................................................................................................................................... 85
Energy Conservation Opportunities ......................................................................................... 111
APPENDIX C: 2013–2014 CITY DEPARTMENTS’ FEE SCHEDULES ........... 114
APPENDIX D: PROGRAM MATRIX ................................................................ 119
Review of Previous Housing Element ...................................................................................... 119
APPENDIX E: MAP OF VACANT AND UNDERUTILIZED PARCELS ............ 137

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1· CITY OF LOS ALTOS 2015 HOUSING ELEMENT
List of Tables and Figures
Table 1 Quantified Objectives (January 1, 2014–June 30, 2022) ................................. 31
Table B-1 City of Los Altos and Santa Clara County Population 2000–2040 ................ 39
Table B-2 City of Los Altos and Santa Clara County Population Growth 1990–2020 ... 39
Table B-3 Los Altos Age Distribution ................................................................................ 40
Table B-4 Los Altos Household Estimates ....................................................................... 40
Table B-5 Los Altos Number of Persons per Household................................................. 41
Table B-6 Household Composition by Type (2010) .......................................................... 42
Table B-7 Los Altos Household Income (2011) ................................................................ 42
Table B-8 Los Altos and Santa Clara County Median Income Growth, 1990–2013 ...... 43
Table B-9 2011 Los Altos Household Income Range by Income Category ................... 43
Table B-10 Santa Clara County Income Limits (2014) ........................................................ 44
Table B-11 Los Altos Poverty Rates (2012) ......................................................................... 45
Table B-12 Employment by Industry Type, 2011 ................................................................ 46
Table B-13 San Jose-Sunnyvale-Santa Clara Metropolitan Statistical Area Projection of
Employment by Occupation Category ............................................................. 47
Table B-14 Jobs/Housing Balance, 2010 to 2040 ............................................................... 48
Table B-15 Travel Time to Work ........................................................................................... 48
Table B-16 Pattern of Aging in Los Altos ............................................................................ 49
Table B-17 California Department of Social Services Licensed Elderly Care Facilities . 49
Table B-18 Persons with a Disability by Age Group, 2000 ................................................ 51
Table B-19 Employment Status for Disabled Persons, 2000 ............................................. 51
Table B-20 Developmentally Disabled Resident by Residence Type ............................... 52
Table B-21 Developmentally Disabled Residents by Residence Type ............................. 52
Table B-22 Household Size, 2010 ......................................................................................... 53
Table B-23 Local Homeless Service Providers ................................................................... 55
Table B-24 Housing Units for the City of Los Altos (1990–2013) ...................................... 57
Table B-25 Housing Units by Occupancy Status ............................................................... 58
Table B-26 Age of Housing Stock (2011) ............................................................................. 59
Table B-27 Number of Bedrooms per Housing Unit (2010) ............................................... 60
Table B-28 Persons per Room in All Occupied Housing Units (2010) ............................. 60
Table B-29 Rental Rates in Los Altos (2014) ....................................................................... 61
Table B-30 Fair Market Rents for Existing Housing in Santa Clara County (2013) ......... 61
Figure B-1 Median Home Sales Prices in Los Altos (2012–2013) ..................................... 62
Table B-31 Number of Households Overpaying ................................................................. 63
Table B-32 Housing Affordability in Relation to Income ................................................... 64
Table B-33 Qualified Entities in Santa Clara County .......................................................... 65
Table C-1 Community Development Department Fee Schedule 2013–2014 ............... 114
Table C-2 Building Department Fee Schedule 2014–15 ................................................. 116
Table C-3 Engineering Fee Schedule 2013–14 ............................................................... 118

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1· CITY OF LOS ALTOS 2015 HOUSING ELEMENT
INTRODUCTION
CONTENTS OF THE HOUSING ELEMENT
The Housing Element of the General Plan is a comprehensive statement by the City of Los Altos
of its current and future housing needs and proposed actions to facilitate the provision of housing
to meet those needs at all income levels. The policies contained in this element are an expression
of the statewide housing goal of “attaining decent housing and a suitable living environment for
every California family,” as well as a reflection of the unique concerns of the community. The
purpose of the Housing Element is to establish specific goals, policies, and objectives relative to
the provision of housing and to adopt an action plan toward this end. In addition, the element
identifies and analyzes housing needs, as well as resources and constraints to meeting those
needs.
In accordance with state law, the Housing Element is to be consistent and compatible with other
General Plan elements. Additionally, the Housing Element is to provide clear policy and direction
for making decisions pertaining to zoning, subdivision approval, housing allocations, and capital
improvements. State law (Government Code Sections 65580 through 65589) mandates the
contents of a housing element. By law, the Housing Element must contain:
 An assessment of housing needs and an inventory of resources and constraints relevant to
meeting those needs.
 A statement of the community’s goals, quantified objectives, and policies relevant to the
maintenance, improvement, and development of housing.
 A program that sets forth an eight-year schedule of actions that the local government is
undertaking or intends to undertake to implement the policies and achieve the goals and
objectives of the Housing Element.
The housing program must also identify adequate residential sites available for a variety of
housing types for all income levels; assist in developing adequate housing to meet the needs of
low- and moderate-income households; address governmental constraints to housing
maintenance, improvement, and development; conserve and improve the condition of the existing
affordable housing stock; and promote housing opportunities for all persons.
Although by nature of the state mandate, the Housing Element tends to focus on the affordability
and availability of housing for low- and moderate-income households and families, the element
must also address the housing needs and related policy issues for the entire community and be
consistent with the adopted policies of the rest of the General Plan. For these reasons, the focus of
the updated Housing Element will be on policies and programs that can balance the desire of
residents to maintain the character of residential neighborhoods, manage traffic, and minimize
visual and other impacts of new development, while addressing the needs of low- and moderate-
income households and special needs groups (such as seniors and individuals with disabilities).
This balance will require the City to examine strategies to accommodate higher-density housing,
mixed-use projects in commercial zones, infill developments, and second units without
sacrificing other legitimate community goals.
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1· CITY OF LOS ALTOS 2015 HOUSING ELEMENT

SUMMARY OF GOALS
The City of Los Altos Housing Element contains the following eight primary goals:
1. Preserve the natural beauty, rural-suburban atmosphere, and high quality of residential
neighborhoods to attract families with children to Los Altos;
2. Strive to maintain a variety of housing opportunities by location and housing type;
3. Create housing opportunities for people with special needs;
4. Allow a variety of housing densities and types in appropriate locations to accommodate
housing needs at all income levels;
5. Strive to make housing in the city available to all regardless of age, sex, race, ethnic
background, marital status, veteran status, religion, or physical disability;
6. Increase housing opportunities for Los Altos’ senior population;
7. Maximize Los Altos’ energy efficiency; and
8. Support regional efforts to advance responsible housing policy and planning, and strive
for timely compliance with all statutory reporting requirements.
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1· CITY OF LOS ALTOS 2015 HOUSING ELEMENT

CONSISTENCY WITH OTHER GENERAL
PLAN ELEMENTS
State law requires that the Housing Element contain a statement of “the means by which
consistency will be achieved with other general plan elements and community goals” (California
Government Code Section 65583[c][6][B]). There are two aspects of this analysis: (1) an
identification of other General Plan goals, policies, and programs that could affect
implementation of the Housing Element or that could be affected by the implementation of the
Housing Element, and (2) an identification of actions to ensure consistency between the Housing
Element and affected parts of other General Plan elements. As shown below, the 2002–2020
General Plan contains several elements with policies related to housing, none of which conflict
with the Housing Element.
General Plan
Policy Description
Element
Promote pride in community and excellence in design in conjunction
1.4 with attention to and compatibility with existing residential and
commercial environments.
Continue to protect the privacy of neighbors and minimize the
1.5
appearance of bulk in new homes and additions to existing homes.
Continue to provide for site planning and architectural design review
1.6
within the city, with a focus on mass, scale, character, and materials.
Enhance neighborhood character by promoting architectural design
of new homes, additions to existing homes, and residential
1.7
developments that is compatible in the context of surrounding
neighborhoods.
Consider neighborhood desires regarding the character of future
1.8 development through the establishment of development or design
regulations.
Community 3.3 Encourage pedestrian- and bicycle-oriented design in the Downtown.
Design and
Encourage the development of affordable housing above the ground
Historic 3.8
floor throughout the Downtown.
Resources
Evaluate development applications to ensure compatibility with
4.3
residential neighborhoods south of the corridor.
Ensure that the integrity of historic structures and the parcels on
6.1 which they are located are preserved through the implementation of
applicable design, building, and fire codes.
The City shall regard demolition of Landmark structures, and
historically significant resources, which have HRI rankings of 60 to
100 as a last resort. Demolition would be permitted only after the
6.2 City determines that the resource retains no reasonable economic use,
that demolition is necessary to protect health, safety and welfare or
that demolition is necessary to proceed with a new project where the
benefits of the new project outweigh the loss of the historic resource.
Work with property owners to preserve historic resources within the
6.3 community, including the orchard, or representative portion thereof,
on the civic center site.
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1· CITY OF LOS ALTOS 2015 HOUSING ELEMENT

General Plan
Policy Description
Element
The design-related policies of the Community Design and Historic
Resources Element enhance the quality of housing in the city,
Summary of encourage alternative transportation modes, support providing
Consistency affordable housing and mixed-use projects, and balance preservation
of historic resources with the benefits of new projects. These policies
are consistent with the Housing Element.
Encourage a variety of residential housing opportunities by allowing
residential uses with adequate parking in appropriate commercial
2.2
areas, including sections of the Downtown area, Foothill Plaza, and
along El Camino Real.
Continue to conduct design review of residential and nonresidential
2.3 development applications to ensure compatibility with surrounding
property and neighborhoods.
Promote the use of planned unit developments (PUDs) to achieve
2.4 physical development that recognizes the unique qualities of a site
and harmonizes with existing and future land uses in the vicinity.
For planned unit developments (PUDs), review, at a minimum, site
2.5 plans and building elevations concurrently with tentative maps for
future subdivision applications.
Encourage residential development above the ground floor that
3.1
includes affordable housing units.
Consider zoning code incentives to encourage mixed-use
3.2
development.
Consider a parking fee for residential use of City-owned parking
3.3 plazas in lieu of additional parking requirements for below market
Land Use rate housing residents.
Consider amending the zoning code to allow development of three-
3.4 story buildings in the Downtown core to encourage construction of
below market rate housing units.
Encourage mixed-use projects with retail, housing, and/or lodging in
4.2
addition to retail and office uses.
Encourage residential development on appropriate sites within the El
4.3
Camino Real corridor.
4.4 Encourage the development of affordable housing.
In the El Camino CT District, consider amending the zoning code to
4.5
allow a third story for projects that include a residential component.
Consider amending the zoning code to allow increased development
5.1 density and intensity for the provision of mixed use and affordable
housing.
At the Foothill Plaza (Crossings) CN District, consider amending the
5.2 zoning code to allow development of three-story buildings to
encourage construction of below market rate housing units.
The Land Use Element policies encourage a variety of development
Summary of
types that include housing and affordable housing in commercial
Consistency
districts. These policies are consistent with the Housing Element.
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1· CITY OF LOS ALTOS 2015 HOUSING ELEMENT

General Plan
Policy Description
Element
Work with property owners and business associations to ensure an
adequate supply of attractive parking with convenient access, as well
2.5
as pedestrian and bicycle facilities, to accommodate patron and
employee needs in all commercial areas in Los Altos.
Allow mixed-use development with multifamily residential and
3.5 commercial uses to provide alternative housing opportunities within
the community.
Promote the development of mixed-use commercial and residential
4.3 developments within the El Camino Real area to provide housing
opportunities within the community.
Economic
Discourage the division of land and encourage the aggregation of
4.4
Development parcels in the El Camino Real commercial area.
Designate El Camino Real as the principal area for intensification of
4.5
commercial and residential development.
The Economic Development Element policies support providing
appropriate parking and alternative transportation modes, advance
mixed-use development with housing, and designate the El Camino
Summary of Real corridor for an intensification of development including
Consistency housing. Maintaining larger lot sizes in the El Camino Real area
should promote greater project efficiencies and result in more
housing potential. These policies are consistent with the Housing
Element.
Adopt land use controls that prevent incompatible uses for parcels
2.6
adjacent to existing open space lands and recreation areas.
Establish buffers from adjoining land uses to protect the natural state
2.7
of all creekside areas.
Cooperate with other organizations and providers to promote and
Open Space, 10.1
optimize resources for dependent residents.
Conservation
Adopt land use controls for second units, zoning, and day care that
and 10.2
encourage dependent care services.
Community
The Open Space, Conservation and Community Facilities Element
Facilities
policies promote retention of natural open space such as creek and
recreation areas and require buffers from creekside areas. The
Summary of
policies support the development of necessary community facilities
Consistency
for such groups as dependent residents and alternative housing types
such as second living units. These policies are consistent with the
Housing Element.
2.12 Provide adequate maintenance of local streets and roadways.
Achieve residential street travel widths consistent with safe
2.14 residential use of streets and with maintaining neighborhood
character.
2.15 Discourage construction of private streets.
Circulation 5.1 Continue to encourage off-street parking in residential areas.
Reduce the amount of on-street parking in single-family residential
5.3 neighborhoods caused by adjacent nonresidential and multifamily
residential uses.
Summary of The Circulation Element policies will maintain streets and roads and
Consistency maintain the residential character of the community. Policies to
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1· CITY OF LOS ALTOS 2015 HOUSING ELEMENT

General Plan
Policy Description
Element
encourage off-street parking and to discourage private streets
enhance residential development by managing parking and
maintaining streets that meet the public standards. These policies are
consistent with the Housing Element.
Update acceptable levels of risk/life safety standards when necessary,
1.1 and see that buildings are brought up to those standards, consistent
with state law.
Work with other jurisdictions to regulate land uses in flood-prone
2.1 areas and allow development in those areas only with appropriate
mitigation.
Ensure that new development can be made compatible with the noise
environment by utilizing noise/land use compatibility standards and
7.1
the Noise Contours Map as a guide for future planning and
development decisions.
Enforce the following maximum acceptable noise levels for new
construction of various noise-sensitive uses in an existing noise
environment.
 60 dBA CNEL is the maximum acceptable outdoor noise
exposure level for single-family residential areas.
 65 dBA CNEL is the maximum acceptable outdoor noise
7.2
exposure level for multiple-family residential areas.
 70 dBA CNEL is the maximum acceptable outdoor noise
Natural
exposure level for schools (public and private), libraries,
Environment
churches, hospitals, nursing homes, parks, commercial, and
and Hazards recreation areas. Excepted from these standards are golf courses,
stables, water recreation, and cemeteries.
Work to achieve indoor noise levels not exceeding 45 dBA CNEL in
7.3 the event that outdoor acceptable noise exposure levels cannot be
achieved by various noise attenuation mitigation measures.
Require the inclusion of design features in development and
7.7 reuse/revitalization projects to reduce the impact of noise on
residential development.
Require an acoustical analysis for new construction and in areas with
7.8
a higher than established noise levels.
Ensure location and design of development projects so as to conserve
8.4 air quality and minimize direct and indirect emissions of air
contaminants.
The Natural Environment and Hazards Element policies minimize
risk by requiring structures to meet current seismic, noise, and flood
Summary of
regulations. An insignificant number of properties are located within
Consistency
the 100-year floodplain. These policies are consistent with the
Housing Element.
Continue to work with California Water Services Company to ensure
1.1 that the City’s drinking water meets all federal and state water quality
standards.
Infrastructure
Ensure that the California Water Services Company meets the
and Waste
1.2 demand for water for the population anticipated within the Los Altos
Disposal
water service area, and that adequate pressure levels are maintained.
Review development proposals to determine whether adequate water
1.3
pressure exists for existing and new development.
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