HomeMy WebLinkAbout12-14-2021 Study Session Agenda Packet, revised 12-15-2021Saratoga City Council Agenda December 14, 2021 – Page 1 of 2
SARATOGA CITY COUNCIL
& PLANNING COMMISSION
SPECIAL MEETING
DECEMBER 14, 2021
AGENDA AMENDED
• 12-14-2021, ITEM 1 WRITTEN COMMUNICATIONS ADDED
• 12-15-2021, ITEM 1 WRITTEN COMMUNICATIONS AND
PRESENTATION ADDED
6:00 P.M. STUDY SESSION
Teleconference/Public Participation Information to Mitigate the Spread of COVID‐19
This meeting will be held entirely by teleconference. All members of the City Council and staff
will only participate via the Zoom platform using the process described below. The meeting is
being conducted pursuant to recent amendments to the teleconference rules required by the Ralph
M. Brown Act allowing teleconferencing during a proclaimed state of emergency when local
official have recommended social distancing. The purpose of the amendments is to provide the
safest environment for the public, elected officials, and staff while allowing for continued
operation of the government and public participation during the COVID-19 pandemic.
Members of the public can view and participate in the meeting by:
• Using the Zoom website https://us02web.zoom.us/j/89907610275; Webinar ID 899 0761
0275 OR
• Calling 1.408.638.0968 or 1.669.900.6833, entering the Webinar ID provided above
The public will not be able to participate in the meeting in person.
As always, members of the public can send written comments to the Council prior to the meeting
by commenting online at www.saratoga.ca.us/comment prior to the start of the meeting. These
emails will be provided to the members of the Council and will become part of the official record
of the meeting.
REPORT ON POSTING OF THE AGENDA
The agenda for this meeting was properly posted on December 9, 2021.
AGENDA ITEMS
1. City Council & Planning Commission Study Session on the Housing Element Update
Staff Report
Attachment 1 - Map of Housing Opportunity Sites
Attachment 2 - List of Housing Opportunity Sites
Attachment 3 - Public Comment
Supplemental Memo 12-14-2021, Item 1 Written Communications
Supplemental Memo 12-15-2021, Written Communications
PowerPoint Presentation 12-14-21 Housing Element Jt CC PC Study Session
Saratoga City Council Agenda December 14, 2021 – Page 2 of 2
ADJOURNMENT
CERTIFICATE OF POSTING OF THE AGENDA, DISTRIBUTION OF THE AGENDA
PACKET, COMPLIANCE WITH AMERICANS WITH DISABILITIES ACT
I, Crystal Bothelio, Assistant City Manager for the City of Saratoga, declare that the foregoing agenda for the meeting
of the City Council was posted and available for review on December 9, 2021 at the City of Saratoga, 13777 Fruitvale
Avenue, Saratoga, California and on the City's website at www.saratoga.ca.us.
Signed this 9th day of December 2021 at Saratoga, California.
Crystal Bothelio, Assistant City Manager
In accordance with the Ralph M. Brown Act, copies of the staff reports and other materials provided to the City
Council by City staff in connection with this agenda, copies of materials distributed to the City Council concurrently
with the posting of the agenda, and materials distributed to the City Council by staff after the posting of the agenda
are available on the City website at www.saratoga.ca.us and are available for review in the office of the City Clerk at
13777 Fruitvale Avenue, Saratoga, California.
In compliance with the Americans with Disabilities Act and the Governor’s Executive Order, if you need assistance
to participate in this meeting, please contact the City Clerk at bavrit@saratoga.ca.us or calling 408.868.1216 as soon
as possible before the meeting. The City will use its best efforts to provide reasonable accommodations to provide as
much accessibility as possible while also maintaining public safety.
[28 CFR 35.102-35.104 ADA title II]
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CITY OF SARATOGA
Memorandum
To: City Council
From: Debbie Pedro, Community Development Director
Date: December 14, 2021
Subject: Housing Element Update- Joint City Council/Planning Commission Study Session
Per City Council’s direction on August 31, 2021, the Planning Commission hosted four community
meetings from October to December to obtain public input on potential housing opportunity
sites and policies to be included in the Housing Element. The dates and topics of each of the
community meetings are as follow with links to the meeting agendas and reports provided:
Date Activity
October 27
6PM
Wednesday
Community Meeting #1: Brainstorming & Call for Ideas
• Open call for ideas (opportunity sites and policies)
• Current list of possible policies (no sites) is presented for discussion
and feedback, additional policy ideas are captured
November 9
6PM
Tuesday
Community Meeting #2: Brainstorming & Call for Ideas
• Open call for ideas (opportunity sites and policies)
• Current list of possible policies (no sites) is presented for discussion
and feedback, additional policy ideas are captured
November 22
6PM
Monday
Community Meeting #3: Review of Possible Opportunity Sites & Policies
• Recap of all ideas shared at Sessions 1 and 2 with another call for ideas
• Planning Commission identifies pros and cons of all opportunity site ideas
• Further discussion of policy ideas
December 7
6PM
Tuesday
Community Meeting #4: Prioritize Opportunity Sites & Policies
• Planning Commission prioritizes opportunity sites and policies to those
that are most preferred to prepare a recommendation to the City
Council
On average, approximately 40 people attended each of the meetings to share their ideas with
the Planning Commission. The community meetings were recorded and available for viewing on
the City’s website.
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Housing Sites Inventory
A key component of the Housing Element is the Housing Sites Inventory. In preparing the Housing
Sites Inventory, the City must identify and analyze sites that are available and suitable for
development to demonstrate that there are sufficient and adequate sites to accommodate 1,712
units of development at the respective RHNA income categories.
2023-2031
DRAFT RHNA
Very Low
Income Low Income Moderate
Income
Above
Moderate
1,712 454 (27%) 261 (15%) 278 (16%) 719 (42%)
The Housing Sites Inventory is comprised of the following: units in the pipeline, vacant sites,
accessory dwelling units, and opportunity sites. To ensure that the RHNA is met, a buffer of 10%
is added, bringing the total to 1,883 units that needs to be planned for in the sites inventory.
HCD Requirements
Recent State Housing Laws have made it more challenging to identify new housing sites and to
reuse sites in prior Housing Elements. The State Housing and Community Development
Department (HCD) has an extensive list of criteria for determining if a site can be considered an
opportunity site and has published the Housing Element Site Inventory Guidebook which
provides best practices for selecting sites. The Guidebook recommends that in estimating
realistic capacity on RHNA sites, jurisdictions may want to consider the No Net Loss Law. This law
was amended by Chapter 367, Statutes of 2017 (Senate Bill 166), which requires sufficient
adequate sites to be available at all times throughout the RHNA planning period to meet a
jurisdiction’s remaining unmet housing needs for each income category. To comply with the No
Net Loss Law, as jurisdictions make decisions regarding zoning and land use, or development
occurs, jurisdictions must assess their ability to accommodate new housing in each income
category on the remaining sites in their housing element site inventories. This means that a
jurisdiction must add additional sites to its inventory if land use decisions or development results
in a shortfall of sufficient sites to accommodate its remaining housing need for each income
category.
To ensure that sufficient capacity exists in the Housing Element to accommodate the RHNA
requirements throughout the planning period, the Guidebook recommends that jurisdictions
create a buffer in the housing sites inventory so that there is more capacity than required AND
project a site’s capacity at less than the maximum density to allow for some reductions in density
at a project level. Accordingly, staff has included a 10% buffer and calculated the total projected
housing units using the minimum density.
In addition, AB 1397, passed in 2017, requires stronger justification when nonvacant sites are
used to meet housing needs, particularly for lower income housing. Jurisdictions must provide
additional analysis for nonvacant sites, small sites less than 0.5 acre and large sites over 10 acres
to demonstrate that the sites are likely to be developed within the planning period. The new
standards and increased scrutiny mean that when the City submits the draft housing sites
inventory to HCD for review, HCD may reject proposed opportunity sites based on the existing
uses, length of leases, age of buildings, and other factors that may deem a property unrealistic
to be developed in the next 8 years. Therefore, it is prudent for the City to consider additional
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sites to be included on the housing opportunity sites list to cover those that may get rejected by
HCD during the review process.
Housing Opportunity Sites
Based on feedback from the community meetings, the housing opportunity sites are located
outside the Very High Fire Hazard Severity Zone and away from single family neighborhoods as
much as possible. A map showing the overall locations of the sites are included in Attachment 1.
On December 7, 2021, the Planning Commission reviewed each nominated site and at the end of
the evening, recommended a total of 45 sites. The complete list with parcel numbers, addresses,
proposed densities and story limits is included in Attachment 2. The projected housing capacity
of these parcels at various income levels are summarized below.
Income Category Very Low
(27%)
Low
(15%)
Moderate
(16%)
Above Mod
(42%) Total
Draft RHNA 499 287 306 791 1883
Pipeline + ADU + Vacant Sites 144 153 144 272 713
Prospect & Lawrence 83 46 49 129 307
Fellowship Plaza 80 0 0 0 80
Gateway 0 0 41 232 273
Village East 0 0 9 51 60
Cox and Saratoga Avenues 191 106 129 387 815
Saratoga Sunnyvale-Pierce Rd. 0 0 12 67 78
Other: Wardell and Chester 0 0 0 21 21
Est. total by income category 498 305 384 1159 2347
Shortfall / (Overage) 1 (18) (78) (368) (464)
Based on the current list of recommended sites, the projected number of very low income units
falls short by one unit from the adjusted RHNA target that includes the 10% buffer. If HCD rejects
some of the proposed opportunity sites, a possible strategy is to increase the minimum density
of the Gateway opportunity sites from 15 du/ac to 30 du/ac to make up for the lost units.
Housing Policies
The Planning Commission recommends the following potential policies and programs to be
included in the Housing Element.
Increase Housing Opportunities with Modified Development Standards
1. Increase story limits for multifamily development projects to accommodate the allowable
density on opportunity sites.
2. Standardize height limits in the CH-1 and CH-2 districts by increasing the height limit in CH-2
from 26’ to 35’ because three story structures are allowed in both districts.
3. Reduce setback requirements for smaller parcels to reduce development barriers.
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ADU Programs
1. Reduce or eliminate permit fees to encourage the production of ADUs and JADUs that are
deed restricted for affordable housing.
2. Further streamline the permit process for ADUs by developing a Permit Ready ADU Program
to offer property owners a selection of pre-approved ADU building plans.
3. Develop outreach programs to promote ADUs through more channels.
4. Create property tax incentive for new deed restricted ADUs by establishing new rule to
allow exemption from incremental property tax assessment for deed restricted ADUs
added before 2031. Saratoga receives about six cents of every property tax dollar paid.
The rest of the property taxes are distributed to schools, the County, Fire District, Water
District, and other Special Districts. A possible option is to set up a program to reimburse
property owners the City’s share of property tax received.
The Planning Commission recommends all items associated with the ADU program above with
the caveat that financial incentives are provided only for deed restricted units.
Inclusionary Housing Requirement
1. To ensure that affordable units would be included in new multifamily housing projects,
establish an inclusionary ordinance to require a minimum percentage or specific number
of units in new multifamily developments to be deeded for affordable housing. The
Planning Commission discussed various options including a 15% or greater requirement,
using number of units instead of a percentage, requiring that any in-lieu fee (amount TBD)
must be used towards affordable housing programs only, and requiring two bedroom
units. While the Planning Commission agreed that there needs to be an inclusionary
housing requirement, there was no consensus on specific requirements.
Home Share Program
1. Seek out opportunities to partner with the County or other organizations to develop a
Home Sharing Program that match homeowners with a spare room or rooms with persons
seeking an affordable place to live (e.g. West Valley College students) and to pay rent or
exchange activities for reduced rent.
Preserve Neighborhood Commercial Land Uses
1. Create a new land use and zoning designation for mixed-use sites which allows 100%
residential as an option for some sites.
2. Retain commercial land use and zoning for commercial uses only (e.g. Argonaut Shopping
Center).
Attachments:
1. Map of housing opportunity sites
2. List of housing opportunity sites
3. Public comment
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Planning Commission Recommended Housing Opportunity SitesGateway Village East Cox and Saratoga AvesProspectAcreage 5.12Units 307Du/Ac 60‐150Stories 10Acreage 18.22Units 273Du/Ac 15‐60Stories 4Acreage 3.42Units 60Du/Ac 15‐60Stories 4Acreage 30.67Units 815Du/Ac 15‐60/30‐60Stories 4/5Saratoga Sunnyvale/PierceAcreage 5.24Units 78Du/Ac 15‐60Stories 4Fellowship PlazaAcreage 10.47Units 80Du/Ac 20‐30Stories 3AllendaleAcreage 12.13Units 11Du/Ac R‐1‐40000Stories 2/SFHWardellAcreage 7.35Units 10Du/Ac R‐1‐12500Stories 2/SFHAttachment 17
Proposed Housing Opportunity Sites, Density, and Building StoriesSummary of Planning Commission Recommended Sites APNADDRESSLot (acre) Units Density (du/ac) StoriesCommentsIncome Category Very Low (27%) Low (15%) Moderate (16%) Above Mod (42%) TotalProspect & LawrenceDraft RHNA49928730679118833861004318562 Prospect Rd. (MacDonald's)2.14 128 60 min‐150 max 10 Adjacent to El Paseo mixed use project. Match height (10 stories) and density (155 DU/AC) of El Paseo. Owner interest and tenant lease unkown.Pipeline + ADU + Vacant Sites1441531442727133861000418560 Prospect Rd. (Carwash)0.87 52 60 min‐150 max 10 Same as aboveProspect & Lawrence8346491293073861005518522 Prospect Rd. (Wheelworks)0.30 18 60 min‐150 max 10 Same as above. For lots < 0.5 acre, HCD requires additional analysis to demonstrate feasibility of development. Fellowship Plaza80000803861000618506 Prospect Rd. (O'Reilly)0.94 56 60 min‐150 max 10 Same as aboveGateway00412322733861000718480 Prospect Rd. (See's Candies)0.87 52 60 min‐150 max 10 Same as aboveVillage East0095160Fellowship PlazaCox and Saratoga Avenues1911061293878153971201614500 Fruitvale10.47 80 20 min‐30 max 3 Income qualified senior housing development managed by nonprofit EAH Housing. Establish height and density limit.Saratoga Sunnyvale‐Pierce Rd.00126778GatewayOther: Wardell and Bellitici Farm 00021213661207212299 Saratoga Sunnyvale (Public Storage)3.08 46 15 min‐60 max 4 Gateway area. Owner interest and tenant lease unkown. Est. total by income category498305384115923473661205412333 Saratoga Sunnyvale Rd. (Commercial)1.01 15 15 min‐60 max 4 Same as aboveShortfall / (Overage)1(18)(78)(368)(464)3661206512341 Saratoga Sunnyvale Rd. (Funeral Home)0.94 14 15 min‐60 max 4 Same as above3661206612361 Saratoga Sunnyvale Rd. (The Pool Guys)0.32 5 15 min‐60 max 4 Gateway area. Owner interest and tenant lease unkown. For lots < 0.5 acre, HCD requires additional analysis to demonstrate feasibility of development. 3863003912230 Saratoga Sunnyvale Rd. (Saratoga Star Aquatics)1.06 16 15 min‐60 max 4 Gateway area. Owner nominated site. Requests 4 stories with 100% residential or mixed use option.3865203212300 Saratoga Sunnyvale Rd. (Stop and Save)0.33 5 15 min‐60 max 4 Gateway area. Owner interest and tenant lease unkown. For lots < 0.5 acre, HCD requires additional analysis to demonstrate feasibility of development. 3865203312306 Saratoga Sunnyvale Rd. (Cleaners)0.33 5 15 min‐60 max 4 Same as above3865303112312 Saratoga Sunnyvale Rd. (Azule Crossing)1.23 18 15 min‐60 max 4 Gateway area. Owner nominated site. 100% residential or mixed use. 3860100819888 Prospect Rd. (Christian Education Ctr)0.426 15 min‐60 max 4 Gateway area. Owner interest and tenant lease unkown. For lots < 0.5 acre, HCD requires additional analysis to demonstrate feasibility of development. 3860102512220 Saratoga Sunnyvale Rd.0.436 15 min‐60 max 4 Same as above3865702212224 Saratoga Sunnyvale Rd. 0.8312 15 min‐60 max 4 Same as above3663501912175 Saratoga Sunnyvale (Jakes Pizza)1.0516 15 min‐60 max 4 Same as above3363600112241 Sratoga Sunnyvale0.365 15 min‐60 max 4 Gateway area. Owner interest and tenant lease unkown. For lots < 0.5 acre, HCD requires additional analysis to demonstrate feasibility of development. 3665602812295 Saratoga Sunnyvale0.244 15 min‐60 max 4 Same as above3665602712297 Saratoga Sunnyvale0.244 15 min‐60 max 4 Same as above3662202212029 Saratoga Sunnyvale Rd. (Blue Hils Shopping Ctr)2.54 38 15 min‐60 max 4 Gateway area. Developer interest.3860102712000 Saratoga Sunnyvale Rd. (Growing Tree Learning Ctr)0.8913 15 min‐60 max 4 Gateway area. Owner interest and tenant lease unkown.3890102612180 Saratoga Sunnyvale Rd. (Peets)2.9244 15 min‐60 max 4 Gateway area. Owner interest and tenant lease unkown.Village East3973102014395 Saratoga Ave0.497 15 min‐60 max 4 Adjacent to multifamily development. Small lot. For lots < 0.5 acre, HCD requires additional analysis to demonstrate feasibility of development. 3973101114375 Saratoga Ave0.568 15 min‐60 max 4 Adjacent to multifamily development.3973100814363 Saratoga Ave0.284 15 min‐60 max 4 Adjacent to multifamily development. Small lot. For lots < 0.5 or >10 acres, HCD requires additional analysis to demonstrate feasibility of development. 3972702814320 Saratoga Sunnyvale (Neals Hollow)0.467 15 min‐60 max 4 Same as above3972702920440 Arbeleche Ln0.8312 15 min‐60 max 4 Adjacent to multifamily development.3974401920488 Arbeleche0.162 15 min‐60 max 4 Same as above3974402020512 Arbeleche Ln0.04115 min‐60 max 4 Same as above3972703214230 Saratoga Sunnyvale0.69 15 min‐60 max 4 Same as above3972206614376 Saratoga Ave0.558 15 min‐60 max 4 Adjacent to non‐residential use.Cox and Saratoga Avenues3890601713025 Saratoga Ave. (Pumpkin Patch/Tree Lot)9.76 293 30 min‐60 max 5 Developer interest. Consider blended density to allow a mix of town homes and condominiums/apartments.3891201712900 Saratoga (Saratoga Office Center)10.12 304 30 min‐60 max 5 Same as above3861401612768 Saratoga Ave. (West Hope Church)3.75 113 30 min‐60 max 5 Adjacent to multifamily development. Developer interest. CFS site3861402618805 Cox1.31 20 15 min‐60 max 4 Same as above3861402718809 Cox 0.68 10 15 min‐60 max 4 Same as above3861401418811 Cox (Challenger School)0.49 7 15 min‐60 max 4 Same as above. CFS site. 3861402818720 Bucknall Rd. (Action Day Care)4.5668 15 min‐60 max 4 Similar to Westhope site. Close to park. Saratoga Sunnyvale‐Pierce Rd.3974700112772 Saratoga Sunnyvale (Alain Pinel)1.5623 15 min‐60 max 4 Adjacent to multifamily development. Developer interest.3930103212820 Saratoga Sunnyvale (Animal Hospital, Saratoga Bagels)1.6525 15 min‐60 max 4 Same as above5031809112795 Saratoga Sunnyvale2.0330 15 min‐60 max 4 Across from commercial property/opportunity site on Saratoga Sunnyvale‐Pierce Road with proposes 15‐60 DU/ACOTHER3661404120851 Wardell7.35 ~10 R‐1‐12500 SFH Rezone portion of site outside very high fire zone from HR to R‐1‐125003970107114001 Chester Ave (Bellliciti Farm)12.13 ~11 R‐1‐40000 SFH Rezone to R‐1‐40000 Attachment 28
From:Debra Hara
To:Debbie Pedro
Subject:Housing Elements: Wardell 20851
Date:Tuesday, December 7, 2021 5:24:48 PM
CAUTION: This email originated from outside your organization. Exercise caution when
opening attachments or clicking links, especially from unknown senders.
Hi Debbie,
Thank you for sharing our letter with the City Council.
Art and Debbie
Members of the Saratoga City Council,
We are the owners of the property located at 20851 Wardell, Saratoga, which we
nominated for evaluation as part of Saratoga working towards its Housing Elements quota.
Debbie Pedro discussed our property at the Planning Commission meeting on November
22 and made the preliminary suggestion that it be rezoned to R-12 to make it consistent
with the adjacent area, potentially creating 21 lots. The high fire risk designation on about
half of the lot and the existence of a dry creek were mentioned as considerations at that
time. In a follow up conversation with Debbie, we learned that the revised estimate,
excluding the high fire risk area, is for 8 or 10 R-12 lots.
We recognize the risk of fire and respect the high fire risk designation. And it is our
understanding that Saratoga does not plan to try to make any changes to the high fire risk
designation.
We are interested in rezoning the area that is not designated high fire risk to R-12, so the
lot is consistent with the HIllmoor Drive area which leads up to the site. The rezoned area
would be like the adjacent neighborhood, and the remaining area would retain a less
developed, open quality which is consistent with other parts of Saratoga.
Respectfully submitted,
Arthur Lee and Debra Hara
Attachment 3
9
CITY OF SARATOGA
Memorandum
To: Mayor Walia & Members of the Saratoga City Council
From: Britt Avrit, MMC, City Clerk
Meeting Date: December 14, 2021
Subject: Written Communications, Item 1
Following publication of the agenda packet for the December 14, 2021 City Council and Planning
Commission Special Meeting, written communications were submitted for Item 1. The
communications are attached to this memo.
10
From:Tina Walia
To:Scott Connelly
Cc:James Lindsay; Britt Avrit
Subject:Re: Saratoga Housing Element - Request for Meeting
Date:Monday, December 13, 2021 11:29:57 AM
Hi Scott,
Thank you for your thoughts and comments.
I am forwarding this email to Britt Avrit (City Clerk) to be included in the packet for the Dec 14th Council
meeting with the Planning Commission regarding the Housing Element.
I appreciate your attending all Planning Commission meetings on this subject. Please join us in
tomorrow's meeting as well and give your input.
Best wishes,
Tina Walia
Mayor, City of Saratoga
From: Scott Connelly
Sent: Wednesday, December 8, 2021 5:48 PM
To: Tina Walia <twalia@saratoga.ca.us>
Subject: Saratoga Housing Element - Request for Meeting
CAUTION: This email originated from outside your organization. Exercise caution when
opening attachments or clicking links, especially from unknown senders.
Hello Mayor Walia,
My name is Scott Connelly and I am with Valley Oak Partners. We are a small local real estate
development company and we have a keen interest in the future residential growth in Saratoga.
It’s my hope that we might be able to have a phone conversation or a quick meeting at your
convenience, prior to Tuesday night’s City Council meeting.
We have been a part of all of the Housing Element Update meetings to date, including the Planning
Commission meeting last night. Your planning staff has done an excellent job with a very challenging
exercise of solving to the City’s RNHA requirement. Their work, and specifically the work of Debbie
Pedro, is to be commended.
At last night’s meeting (which ended being a 6+ hour meeting) there was a lot of good conversation
amongst the Commissioners, the public and the staff.
Towards the end of the meeting, staff went through several “additional” opportunity sites to receive
feedback from the Commission on whether or not to forward these up to Council for next Tuesday’s
meeting. All of the sites discussed amongst these “additional sites” were agreed to be forwarded up
to Council, except for one site. The site is located near Pollard & Quito and comprised of raw land.
The address is 14076 Quito Rd and the site is 3.56 acres. This site was intended to be a school for
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This email may contain information that is confiden ial or attorney-client privileged and may constitute inside informa ion. The contents of his email are
intended only for the recipient(s) listed above. If you are not the intended recipient, you are directed not to read, disclose, distribute or otherwise use this
transmission. If you have received this email in error, please notify the sender immediately and delete the transmission. Delivery of this message is not
intended to waive any applicable privileges.
13
From:noreply@civicplus.com
To:Mary-Lynne Bernald; Yan Zhao; Rishi Kumar; Tina Walia; Kookie Fitzsimmons; James Lindsay; Britt Avrit; Crystal
Bothelio
Subject:Online Form Submittal: Council Comments Form
Date:Monday, December 13, 2021 11:39:23 PM
CAUTION: This email originated from outside your organization. Exercise caution when opening attachments
or clicking links, especially from unknown senders.
Council Comments Form
Your Name Haydee Wong
Phone Number
Email Address
Subject Regarding 12/14 Meeting
Comments Hello,
Thank you for your hard work in finding where to develop. I would
like to draw your attention to the development at Prospect and
Saratoga/Sunnyvale and how much traffic will increase. Please
be thoughtful about how much Can really go into this specific
area keeping in mind when people resume going to in person
work and the grid lock of Saratogans heading to the freeway.
Additionally, the need for businesses in this area.
Email Subscription Subscribe
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14
From:Tina Walia
To:Marcia Fariss
Cc:Britt Avrit; James Lindsay
Subject:Re: CC/PC meeting 12-14-21
Date:Tuesday, December 14, 2021 1:12:53 PM
Hi Marcia,
Thank you for your email and your thoughts.
I am forwarding this email to Britt Avrit to be included in tonight's packet, and for distribution to the
Council and Planning Commission.
Regards,
Tina Walia
Mayor, City of Saratoga
From: Marcia Fariss <
Sent: Tuesday, December 14, 2021 12:45 PM
To: Tina Walia <twalia@saratoga.ca.us>
Subject: CC/PC meeting 12-14-21
CAUTION: This email originated from outside your organization. Exercise caution when
opening attachments or clicking links, especially from unknown senders.
Tina,
I cannot attend the Zoom meeting but I wanted you to remember that I and all other
Saratogans have no desire to become another Cupertino-Mt. View-San Jose where
high density/high rise construction has and continues to expand.
We want to remain a semi-rural, low density community that values our views and
our open spaces. Totally realizing there are enormous pressures for
building residences and mixed use projects, you and your fellow City Council
members must be tough and vigorous oppose any such development for Saratoga.
Even to the point of considering joining other cities in lawsuits.
Where will we get the water to support more population? Where do the children go
to school? What major employers are there is Saratoga? And…of course, we’re
not a transportation hub. I see many reasons, most obvious, for Saratoga to refuse
to build high density-high rise buildings; and for Saratoga to oppose any such
construction within several miles of our City limits! There simply is no support
system for such projects.
Please urge your fellow Council Members and the Planning Commissioners to
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bravely and passionately oppose any project that detracts from Saratoga’s character
and sense of community. Thank you so much, Tina.
Please share this with your fellow Council and the Planning Commission members.
Marcia
16
From:noreply@civicplus.com
To:Mary-Lynne Bernald; Yan Zhao; Rishi Kumar; Tina Walia; Kookie Fitzsimmons; James Lindsay; Britt Avrit; Crystal
Bothelio
Subject:Online Form Submittal: Council Comments Form
Date:Tuesday, December 14, 2021 2:49:34 PM
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or clicking links, especially from unknown senders.
Council Comments Form
Your Name Marc Kocir
Phone Number Field not completed.
Email Address
Subject Housing Element Update
Comments To all Council Members,
Please consider this a official request to remove my Historic
Property at 12795 Saratoga-Sunnyvale Road from your list of
Housing Opportunity Sites. Thank you, Marc Kocir
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17
CITY OF SARATOGA
Memorandum
To: Mayor Walia & Members of the Saratoga City Council
From: Britt Avrit, MMC, City Clerk
Meeting Date: December 14, 2021
Subject: Written Communications, Item 1
Following publication of the agenda packet for the December 14, 2021 City Council and Planning
Commission Special Meeting, and after 3:00 p.m. on December 14, 2021, written communications
were submitted for Item 1. The communications are attached to this memo.
18
From:Andrey Tovchigrechko
To:Britt Avrit; Debbie Pedro
Subject:Fwd: public comment to 12/14/2021 meeting of the Planning Commission
Date:Tuesday, December 14, 2021 5:02:54 PM
CAUTION: This email originated from outside your organization. Exercise caution when
opening attachments or clicking links, especially from unknown senders.
Please accept my public comment on the 12/14/2021 meeting on agenda item 1.
"I thank the members of the commission and the staff for a generally well-done job.
However, I would like to draw your attention to the fact that the Allendale site is
unreasonably allocated. If you look at all the other lots of similar size, it is planned
to build dozens and hundreds of units there. But for some reason, 11 acres in
Allendale are proposed to be split into only 11 units. This looks very unfair to the
other residents of Saratoga, who are forced to make big concessions. "
19
From:Lauren Pettipiece
To:Tipu Purkayastha
Cc:Britt Avrit; Crystal Bothelio
Subject:RE: comment on Housing Opportunity Sites
Date:Tuesday, December 14, 2021 4:47:16 PM
Hi Dibyaduti,
Thank you for reaching out and expressing your thoughts. I have copied our City Clerk on this email
to share your comments with the City Council.
Best,
Lauren Pettipiece
Public Information Officer
City of Saratoga | City Manager’s Office
13777 Fruitvale Avenue │ Saratoga, CA 95070
408.868.1275 │ lpettipiece@saratoga.ca.us
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From: Tipu Purkayastha
Sent: Tuesday, December 14, 2021 4:41 PM
To: Lauren Pettipiece <lpettipiece@saratoga.ca.us>
Subject: comment on Housing Opportunity Sites
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Hi, I was surprised to learn that that the area around Saratoga Sunnyvale & Pierce Roads is being
considered for housing opportunity sites. This is a heavy traffic area with merchants that are very popular
with residents (laundry, coffee shop, vet/groomer). As someone who lives close by & patronizes all these
businesses, & is aware of the traffic in that area, this will lead to congestion & related quality of life issues
with residents like me who have to use that stretch of the road every day. I urge you to reconsider.
Please consider this as a public comment for the upcoming city council meeting today.
Thanks,
Dibyaduti Purkayastha
Saratoga, CA 95070
20
From:noreply@civicplus.com
To:Mary-Lynne Bernald; Yan Zhao; Rishi Kumar; Tina Walia; Kookie Fitzsimmons; James Lindsay; Britt Avrit; Crystal
Bothelio
Subject:Online Form Submittal: Council Comments Form
Date:Tuesday, December 14, 2021 4:38:18 PM
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or clicking links, especially from unknown senders.
Council Comments Form
Your Name Cathleen Harter
Phone Number
Email Address
Subject Housing Projects
Comments I have been a long-time resident of Saratoga; it is unusual to
have someone born in Saratoga move away and return and raise
their family. The house projects are horrendous. Whether
mandated by the state or not, it will change our town. A four-story
building will make us look nothing different from San Jose,
Cupertino, and even Los Gatos. I understand there is a need for
housing, but a four-story building is not the issue; either is taking
away space from our local merchants who have been loyal to this
community for several years. We bought into this area that it
would remain single-family housing, no apartment, condo, etc. I
will be very disappointed if the Council does not come up with
some compromise to save our local merchants and city.
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From:noreply@civicplus.com
To:Mary-Lynne Bernald; Yan Zhao; Rishi Kumar; Tina Walia; Kookie Fitzsimmons; James Lindsay; Britt Avrit; Crystal
Bothelio
Subject:Online Form Submittal: Council Comments Form
Date:Tuesday, December 14, 2021 4:38:39 PM
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or clicking links, especially from unknown senders.
Council Comments Form
Your Name Lindsay Craig
Phone Number Field not completed.
Email Address
Subject DO NOT evict Saratoga Bagels!!
Comments Please do not evict Saratoga Bagels from their location at 12840
Saratoga Sunnyvale Rd. in Saratoga. This business is thriving in
their current location, and the employees/owner are incredible
people who serve up amazing food. This particular area is
already busy enough without the added congestion of your
proposed development. Let’s look out for this small business,
which contributes immensely to Saratoga’s economy, and try to
put their needs above your own.
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From:noreply@civicplus.com
To:Mary-Lynne Bernald; Yan Zhao; Rishi Kumar; Tina Walia; Kookie Fitzsimmons; James Lindsay; Britt Avrit; Crystal
Bothelio
Subject:Online Form Submittal: Council Comments Form
Date:Tuesday, December 14, 2021 5:16:47 PM
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or clicking links, especially from unknown senders.
Council Comments Form
Your Name Bob Busse
Phone Number
Email Address
Subject 12/14/21 Housing Element Meeting Comments
Comments I understand that discussion of possibly going to 4 stories in
order to meet the 1700 unit requirement has been floated. I am
firmly against this as it will erode the character that makes
Saratoga a unique and special place. Going to 4 stories would be
a developer’s dream and I’m sure counter to what any resident
would want.
Regards
Bob
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From:noreply@civicplus.com
To:Mary-Lynne Bernald; Yan Zhao; Rishi Kumar; Tina Walia; Kookie Fitzsimmons; James Lindsay; Britt Avrit; Crystal
Bothelio
Subject:Online Form Submittal: Council Comments Form
Date:Tuesday, December 14, 2021 5:31:00 PM
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or clicking links, especially from unknown senders.
Council Comments Form
Your Name Murray Siegel
Phone Number
Email Address
Subject December 14, 2021 City Council & Planning Commission Special
Meeting
Comments A high density development adjacent to our neighborhood would
be a abomination to our community. Please do not allow such an
intrusive development on this property. I can not even imagine
what the traffic impact would be during peak hours of the day.
Against this proposed development.
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From:noreply@civicplus.com
To:Mary-Lynne Bernald; Yan Zhao; Rishi Kumar; Tina Walia; Kookie Fitzsimmons; James Lindsay; Britt Avrit; Crystal
Bothelio
Subject:Online Form Submittal: Council Comments Form
Date:Tuesday, December 14, 2021 8:22:05 PM
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or clicking links, especially from unknown senders.
Council Comments Form
Your Name caroline skrobak
Phone Number Field not completed.
Email Address
Subject Housing and Geospatial Analysis
Comments Hello,
I've attended the housing element meetings since October and
have heard 3D maps mentioned by multiple community
members. I'm a recent graduate with a certificate in Geospatial
Analysis and Information Systems, and I would be happy to lend
a hand if need be. Please do let me know if the city plans on
creating any further visualizations of the opportunity sites.
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25
From:noreply@civicplus.com
To:Mary-Lynne Bernald; Yan Zhao; Rishi Kumar; Tina Walia; Kookie Fitzsimmons; James Lindsay; Britt Avrit; Crystal
Bothelio
Subject:Online Form Submittal: Council Comments Form
Date:Tuesday, December 14, 2021 9:22:40 PM
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or clicking links, especially from unknown senders.
Council Comments Form
Your Name Armen and Laura Varteressian
Phone Number
Email Address
Subject Housing Element Update
Comments As residents of Saratoga for nearly 40 years, we are extremely
concerned about the possibility of housing at the intersection of
Saratoga-Sunnyvale Road and Cox Ave., Wardell Road and
Pierce Road. We live off Ashley Road, about 300 yards from the
intersection of Saratoga-Sunnyvale and Wardell/Cox. Every day
we observe the traffic at this intersection, which has grown
exponentially in the last decade. During evening rush hour, traffic
is backed up at the traffic light at Pierce to the traffic lights at
Wardell, often completely blocking the intersection. It can take
two or more changes of the light to be able to enter Saratoga-
Sunnyvale.
In addition to vehicle traffic, there is significant bicycle traffic,
especially on weekends, throughout the day. And that
intersection often sees walkers and joggers waiting at the light to
cross the street. Wardell/Cox and Saratoga-Sunnyvale and
Pierce and Saratoga-Sunnyvale are already overloaded with
bike, vehicle, and foot traffic. Housing in that area will only
worsen the situation.
When we moved to Saratoga four decades ago, there were many
family-owned businesses that we frequented that gave this area
a small-town feel. Now there is only one place we go where
we're greeted by name; where the gal at the counter knows our
order as soon as we walk in the door. That place is Saratoga
Bagels. It's been a valuable member of our community and
serves as a gathering place for many Saratogans. It is part of the
fabric and character of our town and
should be preserved.
We urge you to remove the Pierce Road/Saratoga-Sunnyvale
26
area from the list of potential development.
Thanks for your time.
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27
Housing Element Update
Community Meeting
December 14, 2021
28
Housing Element Law
Adopted 1969
Projected Future Housing Needs
All Income Levels
Updated Every 8 Years
29
State Growth
Projections
State
Determined
Housing Needs
Regional
Housing Needs
Allocation
30
Total 1,712
Very Low
Income 454 Less than
$82,850
Low Income 261 $82,850 to
$117,750
Moderate
Income 278 $117,750 to
$181,550
Above
Moderate
Income
719 More than
$181,550
31
Housing Needs
Assessment
that provides
demographic
and housing
need
information for
the City.
Constraints
Analysis
of existing and
potential
constraints on
housing
development
and how those
will be
addressed.
Evaluation of
Past
Performance
that assesses
the City’s
progress in
implementing
the policies and
programs in the
previous
Housing
Element.
Housing Sites
Inventory and
Analysis
that identifies
specific
locations
available for
development or
redevelopment
and that are
appropriately
zoned to
support
housing
development.
Policies and
Programs
that are
designed to
address housing
needs in the
City.
Community
Outreach
efforts that
were conducted
as part of the
Housing
Element
update.
32
Housing Sites Inventory
Requirements
Specific sites
Zoned for
different
types
Variety of
income levels
33
Housing Sites Inventory Components
Units in the Pipeline
Vacant Sites
Accessory Dwelling Units
Possible Opportunity Sites
34
Housing Sites Inventory
Units in Pipeline
• Proposed/under construction, cannot
be completed more than 6 months
before Housing Element due date
(June 30, 2022)
• Sites:
• Quito Village Development
• Marshall Lane Subdivision
• Quito Vessing Subdivision
• Saratoga Retirement Community
•164 units
•Low: 9
•Above Moderate: 155
Vacant Sites
•51 parcels, yield 69 units
• 2015-2023 Housing Element:
66 parcels, yield 77 units
Accessory Dwelling Units
• Based on recent construction trends,
20% increase allowed with incentives
•480 Units
•Very Low: 144
•Low: 144
•Moderate: 144
•Above Moderate: 48
35
Housing Sites Inventory Progress
Units in the Pipeline
Vacant Sites
Accessory Dwelling Units
Possible Opportunity Sites
P
P
P
Income Category 10% Buffer Running Total Shortfall
Very Low 499 144 355
Low 287 153 134
Moderate 306 144 162
Above Moderate 791 272 519
TOTAL 1,883 713 1,170
36
HCD Requirements
Housing Element Site Inventory Guidebook
New standards and increased scrutiny for small, large, & non-vacant sites,
Consistency of sites inventory with Affirmatively Furthering Fair Housing. Sites
identified to accommodate the lower income RHNA must be distributed throughout
the community
Capacity analysis requirement with specific method to calculate projected units397
(1397 – Stronger Justification for Non-vacant Sites, Limits on reusing all sites
37
HCD Requirements
38
HCD Requirements
39
Planning Commission
Housing Element Community Meetings
October 27 Meeting #1: Brainstorming & Call for Ideas
November 9 Meeting #2: Brainstorming & Call for Ideas
November 22 Meeting #3: Review of Possible Opportunity Sites & Policies
December 7 Meeting #4: Prioritize Opportunity Sites & Policies and
Finalize Recommendation to City Council
40
What We Heard From the Community
Focus on areas in the City that has high densities
Focus on commercial areas
Focus on areas with transit corridors and major thoroughfares
Focus development and increase density along Saratoga Sunnyvale Road.
Don’t go into the neighborhoods
Limit development in hillside areas because of fire hazards
Urbanize the WUI by reducing fire risks
Require affordable housing units in development
41
Planning Commission Recommended Housing Opportunity Sites
Gateway
Village East
Cox and Saratoga Aves
Prospect
Saratoga Sunnyvale/Pierce
Fellowship Plaza
Allendale
Wardell
42
Summary of Planning Commission Recommended Sites
Income Category Very Low (27%) Low (15%) Moderate (16%)
Above Mod
(42%)Total
Draft RHNA 499 287 306 791 1883
Pipeline + ADU + Vacant Sites 144 153 144 272 713
Prospect & Lawrence 83 46 49 129 307
Fellowship Plaza 80 0 0 0 80
Gateway 0 0 41 232 273
Village East 0 0 9 51 60
Cox and Saratoga Avenues 191 106 129 387 815
Saratoga Sunnyvale-Pierce Rd. 0 0 12 67 78
Other: Wardell and Bellitici 0 0 0 21 21
Est. total by income category 498 305 384 1159 2347
Shortfall / (Overage) 1 (18) (78) (368) (464)
43
44
Pros
•Commercial zone
•Major thoroughfare
•Adjacent to El Paseo mixed
use project
Cons:
•Owner interest and tenant
leases unknown
•For lots < 0.5 acre, HCD
requires additional analysis
to demonstrate feasibility
of development
Acreage 5.12
Units 307
Du/Ac 60-150
Stories 10
45
46
Pros
•130 income qualified senior
housing development
•Owner interest
Cons:
•Adjacent to single family
neighborhood
Acreage 10.47
Units 80
Du/Ac 20-30
Stories 3
47
48
Pros
•Commercial zone
•Major thoroughfare
•Existing multifamily
development adjacent to
property and to the north
in San Jose
•Development interest on
parcel 022
Cons:
•Owner interest and tenant
leases unknown on parcels
027, 008, 026, 025
•For lots < 0.5 acre, HCD
requires additional analysis
to demonstrate feasibility
of development
Acreage 7.2
Units 107
Du/Ac 15-60
Stories 4
49
Pros
•Commercial zone
•Major thoroughfare
•Adjacent to existing
multifamily development
•Development interest on
parcel 054.
Cons:
•Owner interest and tenant
leases unknown on parcels
019, 001, 028, 027, 072,
065, 066
•For lots < 0.5 acre, HCD
requires additional analysis
to demonstrate feasibility
of development
Acreage 7.2
Units 109
Du/Ac 15-60
Stories 4
50
Pros
•Commercial zone
•Major thoroughfare
•Development interest on
parcels 039 and 031
Cons:
•Owner interest and tenant
leases unknown on parcels
022, 033, 032
Acreage 3.78
Units 56
Du/Ac 15-60
Stories 4
51
52
Pros
•Commercial and
multifamily zones
•Major thoroughfare
•Adjacent to existing
•multifamily development
Cons:
•Owner interest and tenant
leases unknown
•For lots < 0.5 acre, HCD
requires additional analysis
to demonstrate feasibility
of development
Acreage 3.42
Units 60
Du/Ac 15-60
Stories 4
53
54
Pros
•Adjacent to existing multifamily
and public park
•On or near major thoroughfare
•Development interest on all
parcels except one
•Larger parcels could have blended
density to allow a mix of town
home and condos/apartments
Cons:
•Owner interest and tenant leases
unknown on parcel 389-06-017
•Near single family neighborhoods
•Existing private school site (028)
•For lots < 0.5 acre, HCD requires
additional analysis to demonstrate
feasibility of development
Acreage 30.67
Units 815
Du/Ac 15-60/30-60
Stories 4/5
El Quito
Park
55
56
Pros
•Commercial zone (001 and 032)
•Major thoroughfare
•Adjacent to existing
multifamily development
•Development interest on
091, across from commercial
property/opportunity site
Cons:
•Owner interest and tenant
leases unknown (001 and 032)
•Near single family
neighborhood
•Owner requested to
withdraw site (091)
Acreage 5.24
Units 78
Du/Ac 15-60
Stories 4
57
58
Pros
•Large site
•Development interest
Cons:
•None
Acreage 12.13
Units 11
Du/Ac R-1-40000
Stories 2
59
60
Pros
•Adjacent to R-1-12500 zone
•Development interest
Cons:
•Portion of site in very high
fire severity zone.Acreage 7.35
Units 10
Du/Ac R-1-12500
Stories 2
61
Sites Not Recommended by the Planning Commission
Pros
•Large property
•Support housing on West Valley College site
Cons:
•WVC is working on potential housing plan
but is not ready with proposal at this time
•Wait to work with the WVC on their
proposal in the future
Acreage 140
Units --
Du/Ac --
Stories --
62
Sites Not Recommended by the Planning Commission
Pros
•City owned property
Cons:
•Preserve the orchard as it is listed on the
City’s Heritage Resources Inventory
Acreage 24.9
Units --
Du/Ac --
Stories --
63
Sites Not Recommended by the Planning Commission
Pros
•City owned property
•Major thoroughfare
Cons:
•City’s community center
•Adjacent to single family neighborhoods Acreage 2.7
Units --
Du/Ac --
Stories --
64
Sites Not Recommended by the Planning Commission
Pros
•Large property
Cons:
•Preserve Ag land as there is not much left
•Owner interest unknown
Acreage 10.7
Units --
Du/Ac --
Stories --
65
Sites Not Recommended by the Planning Commission
Pros
•Rezone to have consistent zoning along
Allendale
Cons:
•Leave area as R-1-40000 as it is more
consistent with neighborhood on the south
side of Allendale. Acreage 12.13
Units --
Du/Ac --
Stories --
66
Sites Not Recommended by the Planning Commission
Pros
•Vacant property
•Adjacent to R-1-10000
•Development interest
Cons:
•Steeps slopes
•Traffic concerns on Quito Road Acreage 3.56
Units --
Du/Ac --
Stories --
67
Potential Housing Policies
Increase Housing Opportunities
1. Increase story limits for multifamily development projects to accommodate the allowable density
onopportunitysites.
2. Standardize height limits in the CH-1 and CH-2 districts by increasing the height limit in CH-2 from
26’to 35’becausethreestory structuresare allowedinbothdistricts.
3. Reducesetbackrequirementsforsmallerparcelsto reducedevelopmentbarriers.
68
Potential Housing Policies
ADU Program
1. Reduce or eliminate permit fees to encourage the production of ADUs and JADUs that are deed
restricted for affordable housing.
2. Further streamline the permit process for ADUs by developing a Permit Ready ADU Program to offer
propertyownersa selectionofpre-approvedADUbuildingplans.
3. Develop outreach programs to promote ADUs throughmore channels.
4. Create property tax incentive for new deed restricted ADUs by establishing new rule to allow
exemption from incremental property tax assessment for deed restricted ADUs added before 2031.
Saratoga receives about six cents of every property tax dollar paid. The rest of the property taxes are
distributed to schools, the County, Fire District, Water District, and other Special Districts. A possible
option is to set up a program to reimburse property owners the City’s share of propertytax received.
69
Potential Housing Policies
Inclusionary Housing Requirement
1. Establish an inclusionary ordinance to require minimum percentage or specific numbe rof units in new
multifamily developments to be deeded for affordable housing.
Home Share Program
1. Seek out opportunities to partner with the County or other organizations to develop a Home Sharing
Program that match homeowners with a spare room or rooms with persons seeking an affordable place
to live (e.g. West Valley College students) and to pay rent or exchange activities for reduced rent.
Preserve Neighborhood Commercial Land Uses
1. Create a new land use and zoning designation for mixed-use sites which allows 100% residential as an
option for some sites.
2. Retain commercial land use and zoningfor commercial uses only
70
October 27,
2021
• Community
Meeting #1
November 9,
2021
• Community
Meeting #2
November
22, 2021
• Community
Meeting #3
December
7, 2021
• Community
Meeting #4
December
14, 2021
• City Council/
Planning
Commission
Study Session
January
2022
•City Council
Affirms Scope
of
Environmenta
l Impact
Report
Spring 2022
• Draft
Environmental
Impact Report
Released
Fall 2022
• Public
Hearings
Timeline
71
72