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HomeMy WebLinkAbout10-01-1981 CITY COUNCIL AGENDACITY OF SARATOGA Initial: AGENDA BILL NO. Dept. Hd. ZYV-- DATE: 10/1/81 C. A DEPARIT'I T: Planning & Policy Analysis C. Mg SUBJECT: Draft Housing Element: Review by California Department of Housing & Community ---------------------------- - - - - -- Development ----------------------------------------- - - - - -- Issue Summary HCD has reviewed the draft interim housing element submitted by the City. The cents point out several deficiencies according to HCD criteria. ABAG has advised us that it now intends to produce the data which cities should include in their housing elements. Recommendation Share the HCD comments with the GPAC and the Planning Commission. Continue the development of housing policies and programs in conjunction with the General Plan Review. Advise HCD of our continuing efforts. Relate ABAG data, when available, to our City database and projections.1 Fiscal Impacts Contained within the General Plan review program. Exhibits /Attachments 1. 10/1/81 Report to Mayor & City Manager from Dept. of Planning & Policy Analysis. 2. 9/28/81 Letter from City Manager to HCD acknowledging receipt of review comments. 3. 9/15/81 Letter from HCD to City of Saratoga 4. 9/21/81 Memo from ABAG Director 5. 6/29/81 Submittal from Saratoga to HCD (cover letter and draft housing element) Council Action 10/7: Noted. og SAR9s ��• � ��• CITY of = � ' ATOGA 9Ld FOI��� REPORT TO MAYOR AND CITY COUNCIL DATE: 10/1/81 COUNCIL MEETING: 10/7/81 SUBJECT Draft Housing Element: Review by California Department of Housing & Community Development --------------------------------------------------------=------------------- The attached review by HCD (see attachment #3) of Saratoga's draft housing element focuses on two major types of deficiencies according to their.criteria: 1. The identification and documentation of Saratoga's housing needs; 2. a housing program to address those needs, specifying quantified goals and a time frame. As you will recall, prior to the July 1 deadline for a submittal to HCD (mandated by the state housing element legislation, SB2853), Council chose to send a "skeleton" draft which would acquaint HCD with the general characteristics of the community but would not commit the City to a specific document. The Council discussed the.content but no vote was taken officially endorsing the submittal. As explained in the 6/29/81 cover letter from the Planning Department to HCD, as well as the introductory paragraphs on page 1 of the.draft (see attachment #5), the City believed it would be most effective to relate the development of the new housing element to the generation of policies and programs in the total General Plan review. To develop an isolated Housing Element in advance of reviewing the rest of the policies and land use decisions of the General Plan seemed unacceptable. With respect to the major deficiencies cited by HCD: 1. The bulk of the data called for is available (or nearly so). The demographic data and land'use characteristics are contained within the database being updated in conjunction with the general plan review. However, the ABAG component called for by SB2853 will not be available until at least December (see attachment M. Since the City could not adopt an HCD- endorsed element by October 1, Draft Housing Element October 1, 1981 Page 2 it no longer has the option of including only the 1977 guidelines content and must also incorporate the ABAG regional housing need figures. 2. The housing program which HCD seeks is one which describes what the City is doing, and will do over;the next 5 years, to satisfy a proportion of the identified, need for affordable housing. HCD suggests setting an annual goalof ,five percent of the need, or documenting why that goal is unrealistic. HCD advises that the program should speak to providing adequate sites for a range of housing (type., size, and price, including non - market rate, factory built, and mobile homes). The program should relate the goals to available land and zoning. As said in the City's cover letter to HCD, Saratoga must define a consensus in order to move forward with a housing program that meets its needs and philosophy. The General Plan Citizens Advisory Committee.is developing recommendations based on the neighborhood input they have gathered. Several citizens groups have expressed interest in participating also. Prepared by: icci M. Rudi Approved by: 1' A. S. obinson Jr. Attachments Attachment 2 Ys1 ,F�c @ 0 In A -\ �A " U .y' 13777 F-RUITVALE :EVEN E . SARATOGA, C_ \L.IF'OR.NL',, 07O (108) 867 -3 -138 September 28, 1981 Mr. David Williamson Department of Housing and Community Development Division of Research and Policy Development 921 Tenth Street Sacramento, California 95814 Dear Mr. Williamson: This letter acknowledges receipt of the Department of Housing and Community Development's comments based on the review of Saratoga's draft housing element. The City is initiating a work program that will be addressing Saratoga's housing needs. Thank you for your comments. S' rely, .Wayne Der z City Manager JWD /RSR /ms CC: Planning & Policy Analysis Steve Perterson - HCD REMVED SEP 1 7 1981 Attachment 3 STATE OF CALIFORNIA EDMUND G. BROWN JR., Governor Ur EP aRTMENT OF HOUSING AND COMMUNITY DEVELOPMENT Division of Research and Policy Development -° 921 Tenth Street Sacramento, CA 95814 (916) 445 -4725 September 15, 1981 Mr. Wayne Dernetz City Manager City of Saratoga 13777 Fruitvale Avenue Saratoga, CA 95070 Dear Mr. Dernetz: I RE: Review of the City of Saratoga's Draft Housing Elemci! The Department of Housing and Community Development has reviewed. The draft housing element for the City of Saratago, received July 1, 1981. Under Section 50459 of the State Health and Safety Code, our Dej:r`;mGnt is authorized to review local housing elements "for conformity with t,­_ requirements of Section 65302(c) of the Government Code End Guide;!nes adopted pursuant thereto." The purpose of our review is to advise the City of any additional information which might need to be takEn to prod-jce a housing element which is in conformity with the 1977 Guicelines. As set forth in the Housing Element Guidelines,,the two most impor. art components of a housing element are: 1) the identification and documentation'of housing needs; and, 2) the development of a housing program to address thesE identi ied reeds. In order to conform to Section 65302(c) of the Government Code, the housing element is to contain "standards and plans for the improvement of housing and for the provision of adequate sites for housing" and is to mrake'�dequate provision for housing needs of.all economic segments of the community." The Guidelines define adequate provision to be "a good faith, di11;en4- effort" to expand housing opportunities. They further provide that such effort is to emphasize use of a wide range of local public powers which impact on housing, including a commitment to pursue and cooperate in available Federal and State programs. Our review of housing elements is a two -step process. First, we look at the identification of existing needs in terms of affordatility, overcrowding, rehabilitation, and special and prospective housing needs. Second, we Mr. Wayne•Dernetz September 15., 1981 Page two review housing implementation strategies to been defined as areas of greatest need and the programs that have been selected. see if they address.what have evidence commitments to carry out Our review of the City's draft housing element indicates a number of areas within the housing needs data and program description sections that will need to 'be e ;panded in order for the element to conform to State Housing Element Law. Our specific comments follow. I. HOUSING NEEDS IDEN"IIFICATION AND DOCUMENTATION In our review we note several ommissions in the data base. If a housing element is to address the housing needs of all economic segments of a commun- ity, it is essential that the needs be fully defined. The City's definition of affordability needs. rehabilitation /replacement needs, adequate sites for new construction nee':., fair share needs and market and governmental con- straints should be ex;,anded to include additional information. Additional and more C'urrent data is readily available and should be incorporated into your element. More particular comments regarding the data base can be found in %appendix I of this letter. II. HOUSING PROGRAMI While an accurate d0c'U.entation of housing needs is essential, the heart of the housing Element lies in those provisions relating to the development and implementation of a housing program. The housing.program should describe what the locality is doing, and will do over the next five years, to satisfy those housing needs which ycu have identified. The Housing Element Guidelines (Section 6450) call for the description of each federal, state and local program that you intend to use, to make explicit the following: 1) the specific ob;;ectives to be accomplished (quantified, where-possible); 2) the_actions which will be undertaken to implement the program (for example, City Council resolution, land acquisition, density bonuses, etc.); 3) the sources of financing or funding (e.g., federal or state programs, local revenue bonds, etc':); 4) the local agencies or staff members with primary responsibility for program implementation; and, 5) time frames which establish implementation schedules and benchmarks to indicate progress for each program. In describing its program, a jurisdiction should demonstrate how it intends to use its public powers to address housing needs and include a commitment to participate in available Federal and State housing programs, or indicate the manner in which the locality intends to address its housing needs without such assistance. (Guidelines, Section 6460) Mr. Wayne Dernetz September 15, 1981 Page 3 .- The housing element should contain goals, '.policies, programs and implementation strategies relating'to and addressing the identified needs and constraints in the City. While goals have been included in the housing element, specific policies addressing., the housing needs in, ,relation. to goals ' should be developed once needs have been identified- The housing element objectives should include quantified goals :for the next five' 'years.' `'These objectives should relate proportionally to the City's.Tdentified needs and should be adjusted consistent with the categories (elderly, small family, large family) of affordability and fair share data _to. be included in the housi.ng. ?needs analysis. Each program developed by the City should conformito :the five criteria specified above. In evaluating whether a locality.is.,making a "good faith, diligent effort" (Guidelines, Section 6460) as expressed by its quantified objectives, we compare the. proposed level of effort for affordability with the level of effort described in the adopted ABAG Areawide Hous;ng Opportunity Plan (AHOP). The AHOP calls for the area's localitieso address 150 of the housing affordability need over a three year pericd, an ava-age of 5"� per year: The City of Saratoga does not address the affcrdability need or the unmet fair share need during the time frame of the housing element. The housing program should be consistent with the housing policies and goals contained in the regional AHOP and Housing Assistance Plan, unless there are reasons beyond the locality's control which make this level ' of effort unachievable. In such cases, these reasons should be described in the Element. Adequate Sites., Section 6456 of the Guide lines requires that each locality must include in its housing element, standards and plans for Provision of adequate si -tes for site - built and factory -build housing and mobilehomes. Sites are adequate only to the extent they provide suitable locations which car. collectively accommodate a range of housing (type, size and price) responsive to the needs of all economic segments of the community. More specifically, this analysis should include standards to be:-used in evaluating the suitability of individual 'sites for non - market rate housing. In addition, this analysis should clearly indicate the collective capacity of sites to accom�,odate an appropriate range of housing and shall include assurances that both local land use controls and the local infrastructure of services and facilities are compatible with the provision of a range of housing opportunity and choice suitable to the needs of all economic segments of the community. Section 6446 provides that housing elements should analyze those public actions which constrain the maintenance, improvement, or development of site -built and factory -built housing and mobilehomes, including local land use controls and a variety of related zoning, processing and environ- mental actions. Information that i.s pertinent to an analysis of adequate sites includes: Mr. :Jayne Dernetz September 15, 1981 Page 4 I. An assessment of the amount of developable land that is needed by density category to accommodate projected housing need by type and tenure of housing unit for market rate and below market rate housing (both assisted and unassisted). 2. An assessment of the adequacy of the supply of developable land to acco- -modate housing demand and need. 3: An assessment of the potential for developing housing on land currently planned or zoned for non - residential usage, underutilized residential land, redevelopment areas, and publicy -owned surplus land. Where land is in short supply, it may be necessary to do a parcel -by- parcel analysis. 4. Specific actions and programs in the housing element to increase capacity (e.c?-, annexation, rezoning, sewer or water system expansion), where land is in short supply, or found not to be zoned at adequate densities ':o ac:cc-immiodate the locality's housing needs, or where infrastructure capacity iS. or ,vill 'be limited. 5. Descriptions of the standards to be. used in evaluating the suitability of individual sites for non - market rate housing. For assisted housing, these standards should normally be consistent with federal and state standards and housing program criteria. 6. A description of the standards to be used in evaluating sites for mi±nu- fact-ured housing. 7. An assessment of whether there are a sufficient number of sites that meet federal and state criteria for assisted housing in sufficient quantity to utilize fully government subsidies which are likely to be available during the time frame of the housing element. Locali-:es should provide adequate sites information for the geographic area(s) where they have land use jurisdiction. III. OTTER TOPICS Preserving Affordability With regard to the City's rehabilitation program, plans for the improvement of rental units are mentioned in the element but we are unable to determinE. from those co!�iiments whether there will be provisions to ensure that these units remain affordable once they are improved. We wish to point out that Section 6451 of the Housing Element Guidelines requires that housing elements includE: an evaluation of the effects of rehabilitation on housing affordability. It is also required that the housing program emphasize the importance of preserving affordability at the same time that improvements are made. Mr. Wayne Dernetz September 15, 1981 Page 5 Public Particioat ion An adopted housing element should describe the public participation process used by the City in developing the housing element and the extent to which this process conforms with the provision; contain -d in Section 6468 of the Guidelines. This section requires that the e•lement be developed through a process accessible to and involving all economic segments of the community. The housing element should elaborate on the citizen participation process that occurred in the element's preparation. Environmental Review The State of California EIR Guidelin4s, Title 14, Section 6 of the California Administrative Code, indica=tes that: local housing elements are projects subject to the California Environmental Quai4ty Act, therefore, an initial study and negative declaration or env;ronmenta' impact report must be prepared and filed with appropriate agencies prior to adoption of a local housing element. Recent Legislation We have prepared a summary sheet of recent legislation related to housing elements. This material is included in Part B of the Appendix to this letter for your information. In summary, the Saratoga horsing elem ;ent is not adequate when assessed by the standards of Government Code Section 65302(c) and the 1977 Housing Element Guidelines. In the Appendix, we have noted Several areas where the element should be amended if it is to conform with housing element. law. If yov have any questions, please contact Steve Peterson-at (916) 323 -6170. Sincerely, David Williamson Supervisor, Review Section cc: Mr. R. S. Robinson, Jr., Planning Director --Mr. A. F. Tranter,--Executive Director, ABAG Robert John Hughes, Community Legal Services* League of Women Votersl' *CLS and LWV have a stE.nding request on file with HCD to receive a copy of all housing element reviews for jurisdictions in their service area. We are forwarding a copy of this letter to them in accordance with the Public Information Act. APPENDIX I .- A. HOUSING NEEDS IDENTIFICATION AND DOCUMENTATION 1. Affordability Saratoga's Housing Element should contain data on the number of lower income households. (those households with incomes below 80% of the County -= wide or SMSA median income that pay more than 25% of their income for housing), that need housing assistance. In determin-ng the ;umber of households with affordability needs, the Department usually accepts data contained in a locality's Housing Assistance Plan (HAP), if one is available. Also, affordability information should be included for special groups (e.g., small family, large family, elderly, handicapped, farm,<erkers, etc.). 2. Rehabilitation and Replacement Need The element should provide estimates of the total number of su-,standard units in the community, and should clearly indicate how many are suitable for rehabilitation and how many need replacement. I-' addit "n —,-1 units will be demolished as the result of local activities (e.g., redevelopment) during the time frame of the element, the number of units re +";eked should be identified as a replacement need and added to the City's :1 construction projection. 3. New Construction The information in the element on demand for housing is insu fici -ent for housing element purposes. Housing elements are to include.est mates of prospective need for market rate housing over a five -year peri,.:d. This estimate can take into account such factors as: - expected new household formation - adjustments in the housing preferences of resident households - anticipated population growth - expected growth in employment opportunities - any other factors appropriate to a locality (e.g., annexa.1:ori) - overcrowding 4. Market and Governmental Constraints The Saratoga Housing Element should contain an analysis of those private and public factors which operate to restrict housing opportunities (Guidelines, Section 6444 and 6446). The City's Housing Element alludes to these factors, but does not provide adequate information to identify or to ducument these constraints. Appendix I Continued r The discussion of market constraints should include a housing cost analysis which examines the relative cost factors contributing to the sales price and rent of local housing. Information is needed which evaluates the types of housing (single family, multi - family, mobilehome, etc.) which can be provided at different price levels within the existing market constraints. This information and analysis will help the City determine which local strategies and programs can be most effective in reducing the cost, or increasing the supply of low and moderate income housing. Current estimates can be obtained from local realtors, developers, and bank appraisers. The revised element-should also include a discussion 'of governmental constraints to increasing the housing supply, such as land use controls, infrastructure capacity, local permit approval process, and Article 34. The discussion should include an analysis of those public actions which constrain the maintenance, improvement, or development of housing and of what steps the city can take to remove or minimize these local regulatory barri prs . APPENDIX B RECENT LEGISLATION We would like to take this opportunity to inform you of several' new'. We J T related to housing elements. Go,vernmen-c Code Sections 65302(c) and 65580 ei seq. (AB 2853) establish some new requi-- ements fcr the housing= element'of the general plan. The new law establis'ied, in part, that housing-,elements adopted prior to October 1, 1981 and in conformity with the Guidelines, are deemed to be in compliance with the new law. Under- the new law, local :ities must update their elements at least eve °y five years, except that the first revision must be completed by July 1, 1384. A letter which explains the provisions of the new law has been sent under separate cover from'our � "', , Department to all cities and counties. Another law which took effect January 1, 1981 ('3 2320) requires that localities zone sufficient vacant land for residential use in relation to zoning for nonresidential use at standa -ds and densities appropriate to meet housing needs identified in the general plan (Chapter 4.2 of the Government Code). In effect, this means that a lo! .-ality must zone to allow for the development of housing affordable to all economic segments of the community consistent with its needs as identified in the housing element. Although not a specific requirement of housing element law., this requirement is a strong reiteration of the housing element requirements that the locality identify adequate sites which will be made available through appropriate zoning and development standards for a •iariety of types of housing for all income levels in order to meet the commanity's housing goals. Under Chapter 4.2, the locality's authority to regula--e subdivisions is also limited. insofar as the locality must refrain from imposing criteria for the purpose of rendering infeasible the development of housing fcr all economic segments of the community. This provision parallels and underscores housing element requirements that the administration o= lard us:: and development controls be directed towards achieving housing goal;. Government Code Section 65852.3 (SB 1950 which became operative on July 1, 1981), provide for the placemen•c of mobilehomes in single - family residential zones. The law declares that a city (including a charter city) or county shall not prohibit the installation of mobilehomes on a permanent foundation on lots zoned for single family dwellings. However, a locality may comply with this requirement designating certain lots zoned for single family dwellings for mobilehome use, which lots are determined to be compatible for mobilehome use. hobilehomes will be subject to no nDre restrictive development standards than apply to conventional single- family dwellings; however, these standards cannot have the effect of totally precluding mobilehomes. Housing Element Law requires that in order to meet identified housing needs, the housing element must identify adequ;ite sites which will be made available through appropriate zoning and development standards for the development of housing for all income levels, including factory -built housing and mobilehomes. Thus, to the extent that there is a need for low and moderate income housing which is not. being :het through other housing programs and which could be met through the provision of mobilehomes, the locality must zone an amount of single -'amily residential land for mobilehomes commensurate with such need. September 21, 1981 0. Attachment 4 RECEIVED Sin 2 3 ' ^C1 TO: County, City and Town Managers, Administrators and Planning Directors RM: Revan A.F. Tranter, Executive Director ``5 RE: Regional Housing Need and Local Housing Elements As promised, this is an update on legislation changing the housing element law. Last week, Assemblyman Roos amended AB 1311 in a conference committee to extend the October 1 deadline for local housing elements to March 15, and specify a deadline for councils of governments 'to complete the determinations of regional housing needs. These amendments were drafted in consultation with the COGS, the League of Cities, the building industry and the Department of Housing and Community Development. Because the eligibility for reimbursement for COG work had been settled and the Board of Control had found a reimbursable mandate for COGS was imposed by AB 2853, we had informed Assemblyman Roos of our plans to complete the work in accordance with the proposed conference committee language. Unfortunately, the conference report was not adopted before the.Legislature adjourned. Thus the provisions of AB 2853 remain as originally enacted. The predicament faced by local agencies as to how to meet the October-1 dead- line is not easily resolved. If a housing element has not been found adequate by H &CD under the advisory 1977 guidelines prior to that date, local government housing elements must meet the requirements contained in the statutes, including consideration of COG- determined shares of regional housing needs. The defense to any legal challenge is that COGS were not legally required to produce the shares until after enactment of AB 20 in July and the reimbursable mandate question was resolved by the Board of Control in August. We believe cities and counties can respond to the requirements of AB 2853 during the next few months. Last Wednesday, our Housing Advisory Committee met to review current information, the methods for calculating existing housing need, initial portions of the Housing Needs Report, and our schedule for review and Executive Board adoption of this report. A copy of the schedule is enclosed. (on reverse side). While this has been a difficult period straightening out the reimbursement procedures - -and a few steps remain before we can present reibmursement claims to the State for audit and submittal to the Legislature - -1 believe we have reached the point where we can complete the needs determinations for consider- ation by our member governments in their local housing elements. Although we cannot be assured that the work will be reimbursed (because the Legislature and Governor have to act to approve the claims), I think we now have to finish the job and proceed on the assumption that we will be paid for the work the Legislature has made clear it wants done. If you have any questions, feel free to call me; Doug Detling, our Legislative Affairs Officer; or Dan Lopez, our Housing Program Manager. (over) Hotel Claremont • Berkeley, California 94705 • (415) 841 -9730 September 17, 1981_ TO: Executive Board FM: Dan Lopez, Chief of Housing RE: Schedule for Regional Housing Needs Determinations What fol-1 -ows is the schedule of events for the regional housing needs dEt,er- minations; -under AB 2853. We are presently in the process of completing-the technical work for this report, as instructed by the WPCC at its August meeting.' Schedule of Meetings Discussion Topic October (date TBA) Projections Technical Advisory Committee housing group to review work on county and city shares of regional needs. October 15 Work Program and Coordination Committee, status report on work. October 21 Housing Advisory Committee meeting to review county and city shares of regional housing needs. These numbers will not include all the components required by AB 2853, but will represent a significant portion of the work. November 4 Regional Planning Committee review of progress to date. November 18 Housing Advisory Committee meeting to review draft report. November 19 Executive Board meeting,.briefing, policy direction as needed. December 2 Regional Planning Committee review of report on regional housing needs, action recommended to Executive Board. December 17 Executive Board approval of Regional Housing Needs Report. ii. Ii i i i i Attachment 5 MID 13777 FRUITVALE AVENUE SARATOGA, CALIFORNIA 95070 (408) 867 -3438 June 29, 1981 Department of Housing and Community Development 921 Tenth Street Sacramento, CA 95814 Attention: David Williamson Dear Mr. Williamson: J The City of Saratoga is submitting the - enclosed draft housing element for review and comment by the Department of Housing and Community Development. We are exercising the option afforded in SB 2853 that Ae element can be structured accord- ing to the 1977 Housing Element Guidelines if submitted to your department prior to July 1, 1981. The City has taken seriously the intent of the housing bills enacted during the past legislative session and the efforts of the State to lessen the housing crisis. Saratoga is in the process of reviewing, updating, and amending its total General Plan. The City is using an extensive citizen participation program to accomplish this. The evaluation of housing policies and programs is a necessary component of this process. The involved citizens and the decision - makers are proceeding with full awareness of the State's goals and directives. Over the past two years, the Saratoga community has been broadly split on housing and land use issues. The General Plan review is a deliberate effort to heal that split and develop a strong consensus on which the community can then move forward. At this point, there are limited goals, policies, and programs which are endorsed by the total community. This submittal con- tains those. To espouse and adopt others without first complet- ing the General Plan review would foster' further community schisms. We welcome your department's comments and suggestions as we proceed to refine and expand the housing policies and programs Department of Housing and Community Development June 29, 1981 Page 2 to be included in Saratoga's General Plan and component housing element. Yours very truly, R. S. Robinson, Jr. Planning Director RSR /VNiR: cd Enclosure i DRAFT INTERIM HOUSING ELEMENT CITY OF SARATOGA A submittal to the Department of Housing and Community Development June 26, 1981 PREFACE To provide a brief context for the goals, policies, and programs appearing on the following pages, the outline below summarizes the population, housing, and land use characteristics of the City of Saratoga. Saratoga is presently reviewing its total General Plan. The process includes an updated database as well as a re- evaluation of all policies and programs affecting land use, housing, circulation, and environmental management. The City is using an extensive citizen participation program to accomplish this. The amplification of the descriptive sections of the housing element will occur as the amended General Plan is prepared and adopted. I. Land use characteristics of Saratoga A. The incorporated area encompasses 1.2.0 square miles (7,676.85 acres). 1. Approximately 180 (1358 acres) of the area is undevelopeq. a. 79.5% of that undeveloped acreage (or 1080 acres) is located in the hillside conservation zone and an additional 10% (13S acres) is in minimum one -acre zoning. This zoning is predicated on topographic, geologic, and agricultural characteristics. b. The remaining- :10.S% of the undeveloped acreage (143 acres) bears various single - family residential, planned development commercial, and industrial zonings. B. The rate of growth up to this present year has been gradual and constant. Four hundred and sixty three new housing units were completed. in the past three years: 154 single family homes, 139 condominiums, 170 rental apartments. II. Housing characteristics of Saratoga A. There are approximately 9770 dwelling units in the City. 1. 1980 census 9543 units 1981 annexation- 200 units Post - census construction - 25 units - 1 - B. The proportions by housing type are: 1. single family residences 90.70 2. condominiums. 6.50 3. rental apartments 2.80 C. The rental stock is increased by the fact that 250 of the condominium units are rentals. D. Multi- family units serve the needs of many senior citizens. 1. 170 apartment units are senior citizen subsidized. 2. Of the balance of apartments, 25% are occupied by seniors. 3. 410 of the condominium units are occupied by heads of household over 60 years of age. 4. The multi - family housing stock.will soon be increased by 72 units, combined condominium ownership and rental, restricted to age 55 and over. E. The City has an active housing rehabilitation program. 1. 35 rehabilitations have been completed to date, financed by SHARP (CDBG) loans administered by the City. 2. In the target neighborhoods where these rehabilitated units are located, private rehabilitation has been stimulated in close proximity at a ratio of about two' private projects for each SHARP - assisted one. III. Population characteristics of Saratoga A. The total population has remained nearly constant over the past five years. 1. 1975 Census 29,150 2. 1980 Census - 291261 3. Increase attributable to 1981 annexation - 500 4. State DOF estimated post- census increase - 56 B. The average household size has decreased. 1. 1975 Census - 3.48 persons per household 2. 1980 Census - 3.10 persons per household C. It is anticipated that the trends established in 1970, and confirmed in 1975, will be substantiated by the 1980 Census data when it becomes available: there is a concentration of people in their middle years (30 -59) and a declining school -age and pre-school - age population. - 2 - GOALS, POLICIES, PROGRAMS: DRAFT INTERIM HOUSING ELEMENT SARATOGA LOOKS TO A FUTURE WHICH EMPHASIZES: GOAL I. RETENTION OF THE RURAL RESIDENTIAL CHARACTER OF SARATOGA. GOAL II. NEW HOUSING THAT IS COMPATIBLE WITH THE EXISTING NATURAL AND CONSTRUCTED ENVIRONMENT. GOAL III. APPRECIATION OF OUR FINITE NATURAL RESOURCES AND THE IMPORTANCE OF ENERGY EFFICIENCY IN HOUSING. GOAL IV. THE OPPORTUNITY FOR ALL RESIDENTS TO HAVE A SOUND HOME AND SATISFYING ENVIRONMENT. - 3 - The following policies and programs are supportive of the above goals. POLICY A: Further residential development in Saratoga shall, through site plan requirements, respect open space as much as possible. Programs: The City shall implement the Northwest Hillside Specific Plan and its supportive ordinances. The City shall continue to rigorously apply the HCRD zoning ordinance. POLICY B: Neighborhood commercial development shall be confined to existing sites and buffered from adjacent resi- dential uses. Program: Building and site-design review shall be required for all single - family subdivisions, multi - family, and commercial developments. i POLICY C: To promote energy conservation, more energy efficient residential units should be encouraged. Programs: The City will revise the zoning ordinance to include energy conservation, modified siting, and other construction cost - reducing incentives for housing. The City shall develop a solar ordinance to pro- vide guidance and encouragement for implementation of this energy conservation measure. The City shall continue to evaluate all subdivisions and building site applications for feasible inclu- sion of energy conservation measures.- POLICY D: The City should provide for meeting the changing housing needs of Saratoga residents. Programs: The Land Use Element of the General Plan will be reviewed periodically to reflect changing needs, and that review shall address the adequacy of sites identified for residential land uses in relation to the community's housing needs. - 4 - The City shall evaluate new ideas in the use of the existing housing stock which could jointly benefit homeowners and residents in need of housing. POLICY E: Protect the City's existing market rate housing. Programs: City staff will regularly monitor, by a bi- annual windshield survey, the condition of the City's housing stock over 30 years old. .When 10 percent of the housing stock exhibits evidence that it requires physical maintenance, the City will consider formal actions to preserve this older housing stock. These..actions may include pre -sale inspection based on housing code, City- sponsored paint and fix -up program, target neighborhoods or areas for focused street and other public facility maintenance activities. The City should continually monitor available housing programs to identify new sources of funding which may be employed in housing conservation and maintenance in Saratoga. The City shall encourage homeowners' associations to inform their member residents of the provisions of the Saratoga City Code, and urge compliance with the code. The City shall continue its code enforcement program to assure that situations do not occur that can adversely affect neighborhood housing conditions. POLICY F: Rely upon the private sector's participation in pro- viding housing for the mix of incomes now residing in Saratoga. Programs: The City has supported the efforts of private and non - profit sponsors which has resulted in the construction of 170 Section 8 subsidized rental units for the elderly. The City shall encourage private developers to respond in their site designs to identified housing needs of Saratoga. POLICY G: The City should be responsive to new ideas in financing, physical design and types of construction for meeting housing needs. Programs: City planning staff will monitor available funding - S - for housing and report periodically on any new information which may be applicable to Saratoga's housing goals, policies and action program. Portions of the Village should be developed in multiple unit residential and professional uses which in appearance reinforce the country atmos- phere of the remainder of the Village. Mixed residential and commercial land uses should be encouraged. POLICY H: Rental housing opportunities should be maintained and encouraged. Programs: The City will continue to participate in the Santa Clara County Housing Authority's Section 8 rent subsidy program. The City will continue to protect the balance of multiple - family rental opportunities by discouraging unregulated conversion to condominiums or cooperatives. Protection will occur through enforcement of the City's condominium conversion ordinance. The City pro+1rrides.rehabilitation loans to landlords who will agree to maintain the rehabilitated units as rentals and will rent them at Section 8 equivalent rents to a low-to-moderate income person or family as conditions of participation in the SHARP program. The City will revise the zoning ordinance to develop a mixture of commercial - residential use within the "C -C" district. The City shall encourage developers of multi -unit developments to make some provision for rental opportunities among the units. POLICY I: Promote programs which will protect and maintain the City's lower valued housing stock. Programs: Saratoga participates with seven other non- entitle- ment cities and the County in the H.U.D. Community Development Block Grant Program. By means of the Saratoga Housing Assistance and Rehabilitation Program loans, the City facilitates 1S rehabilitations each year. The City should encourage formation of neighborhood organizations, pursue strict code enforcement, and improve public facilities in the older high density neighborhoods. - 6 - The City shall weigh the impact of proposed demolition of a lower- valued housing unit against the benefits to accrue from the replacement development of the site. POLICY J: The City shall actively encourage conservation and, where necessary, rehabilitation of existing housing. Programs: The City should continually monitor available hous- ing programs to identify new sources of funding which may be employed in housing conservation and maintenance in Saratoga. Saratoga will enter its seventh year of participa- tion in the Community Development Block Grant Program in FY- 1081 -82. The Community Development Plan projects for 1981 -82 include the Paul Avenue improvements which should stimulate further private rehabilitation in the neighborhood. The.City shall continue to seek ways to encourage privately financing rehabilitation and conservation. The City shall adopt.a heritage resource conserva- tion ordinance which shall be an incentive for housing preservation. POLICY K: The City encourages development of a residential stock which provides alternatives for Saratoga senior citi- zens,. Programs: The City has supported the efforts of private and non - profit sponsors which has resulted in the construction of 170 Section 8 subsidized rental units for the elderly. The City contributed directly to both projects by waiver of parks and recreation fees. The City. will encourage the Saratoga Area Senior Citizens Coordinating Council to provide leader- ship in providing housing suitable for the City's elderly population. POLICY L: The City shall encourage provision of some housing units accessible to the handicapped. Programs: Approximately 100 of the 170 units of Section 8 elderly housing are specifically designed for the handicapped, e.g., wheelchair access. - 7 - The City shall continue to observe the state regulations governing handicapped accessibility. The City shall continue to cooperate with the efforts of the Saratoga Access Committee to expand awareness by developers and the public of the access needs of the handicapped. POLICY M: The City shall cooperate with the efforts of the County, non - profit groups, and the private sector to provide housing assistance. Programs: The City participates in the Urban County Community Development Block Grant Program. The City participates in the Santa Clara County Housing Authority's Section 8 rent subsidy program. The City encourages the Saratoga Area Senior Citizens Coordinating Council to provide leadership in providing housing suitable.for the City's elderly population. - 8 -