Loading...
HomeMy WebLinkAboutCity Council Resolution 2097 RE~OLUTION NO. 2097 A RESOLUTION REVISING THE HOUSING NEEDS DETERMINATIONS FOR THE CITY OF SARATOGA WHEREAS, the Association of Bay Area Governments is the Council of governments (hereinafter "ABAG") under the Joint Exercise of Powers Act for the San Francisco Bay Area; and WHEREAS, each council of governments is required by Section 65584 of the Government Code, as added by Chapter 1143, Statutes of 1980 (hereinafter "Section 65584"), to determine the existing and projected housing needs for its region; and WHEREAS, each council of governments is further required to determine each city's and county's share of the regional housing needs to update their Housing Elements by July 1, 1984 as required by State Law; and WHEREAS, at the July 28, 1983 meeting of ABAG's Work Program and Coordination Committee, acting for the Executive Board, the Housing .~eeds Determina~.~ons report was approved for distribution to Cities and counties throughout the Bay Area for the purpose of beginning the official review and revision of the determinations contained therein; and WHEREAS, the City of Saratoga desires to revise its share of the regional housing need based on available data and accepted planning methodology in accordance with the requirements of Section 65584; NOW THEREFORE BE IT RESOLVED,. that, pursuant to Section 65584, the City of Saratoga revises its share of the regional housing need, as con- tained in the July 1983 HoUsing Needs Determinations Re- port published by ABAG; and be it further RESOLVED, that this revision is made effective October 28, 1983; and be it further RESOLVED, that the revision, and the data and methodology use to support such revision, is described in the attached report; and be it further RESOLVED, that the ABAG Executive Board is requested to act on such revisions in accordance with the requirements of Section 65584; and be it further RESOLVED, that a copy of this resolution and the attached report be transmitted to the Executive Director of the Associa- tion of Bay Area Governments. The above and foregoing Resolution was passed and adopted by the City of Saratoga City Council, State of California this l~h day of October , 1983. AYES: Counc~rs Callon, Clevenger, Fanelli, Mallory and Mayor Moyles NOES: None ABSENT: None ABSTAINED: None MAYOR ~,/~ ATTEST: Secretary ATKINSON · FARASYN ~TT0~Nr'r~ AT L. AVV PAUL B. SMITH 660 WE~T DANA STREET J. M. ATKINSON; [18cJ:~-198~) ERIC L. FARA~.YN P,O, BOX. 279 L. M, FARASYN, (icJ15-~979) LEONARD J. SIE, GAL HAROLD S. TOPIDEL MOUltfAIN VIEW, CALIFORNIA 94.04-2 STEVEN G. BAIRD (415) 967-6941 JACK L. BRIDGE GREGORY A, ~ANCH~K M~MORANDgM TO: Saratoga City Council FROM Harold S. Toppel, City Attorney DATE: October 18, 1983 SUBJECT: Revision of July 1983 ABAG Housing Needs Determinations There are a number of factors which require that the proposed ABAG needs determination for the City of Saratoga be revised downward. These factors include: (1) Current data showing the ABAG determination to be unrealistic; (2) Failure by ABAG to exclude land subject to Williamson Act Contracts; (3) Economic constraints; and (4) Environmental constraints. ABAG has projected that the City of Saratoga should satisfy a housing need of 1,073 units between now and 1990. This projection would require construction of approximately 153 units per year. However, during all of 1982 the City had a net increase of only 11 dwelling units based on issuance of certificates of occupancy. Similarly, during the first nine months of 1983, only 13 new dwelling units became available for occupancy. This low production rate is clearly attributable to economic constraints beyond the control of the City, such as land costs, availability of financing and high construction costs. The City currently has almost 500 acres of land with final subdivision or building site approval, representing 230 units, which only need a building permit to be developed. Yet only a small fraction of these units have actually been constructed. The projection by ABAG is therefore unrealistie to the extent it may assume that approval by the City of housing units necessarily results in the construe- tion of such units. Recent statistics would tend to show that such is not the ease. ABAG also failed to consider land in Saratoga which is subject to Williamson Act Contracts and therefore cannot be developed. Approximately 393 acres within the City limits and its urban service area are covered by such contracts. This land will not be available for development until at least 1993, which is beyond the 1990 period used in the Housing Needs Determination prepared by ABAG. Under present densities, this land might otherwise represent between 94 and 181 units. Environmental constraints significantly affect the amount of housing that can be produced in Saratoga. After deducting the land already approved for development or subject to Williamson Act Contracts, most of the remaining vacant land upon which additional units might be constructed is located in the hillside areas. Memorandum to Saratoga City Council October 18, 1983 Page Two These areas are characterized by geotechnical problems (including landslides and earthquake fault lines), erosion and drainage problems and traffic problems caused by the limited means of access. As a result of the heavy rainstorms during the past two years, the City has been required to expend substantial sums for landslide and road repairs upon public streets in the hillsides, and much of this work could not have been performed in the absence of the unexpected financial assistance from federal disaster relief money. This federal money will not be available in future years but the City is still confronted with the necessity to repair public improvements in the hillsides. Because of the geologic and other environmental problems associated with hillsides, the citizens of Saratoga adopted an initiative known as Measure "A"' which regulated the density of development. Pursuant to the mandate of this initiative, in 1981 the City adopted a Specific Plan for the hillside area which was followed in 1982 by the adoption of an implementing zoning ordinance. The Specific Plan and zoning ordinance require a reduction in density, or may prohibit any development at all, where geologic hazards to life and property are identified. Consequently, it would be erroneous to assume that any given number of units can be constructed upon any specific parcel of vacant land based upon area alone. Detailed geoteehnic reports will be required before any development proposal is approved and if such reports disclose the existence of geologic hazards, the density will be reduced by such amount as may be necessary to insure the safety of those who will ultimately reside upon the property. In this regard, it is significant to note that most of the private property damaged from landslides triggered by the heavy rainfall during the last two years was suffered by older homes constructed prior to the adoption by the City of its present development standards. Based upon the foregoing, there would appear to be very little probability of achieving the housing goal of 1,073 units projected by ABAG. Even if the 230 units already approved for development are constructed between now and 1990, the remaining 843 units would require a production rate of 120 units per year. After taking into account the vacant land in Saratoga which is restricted by Williamson Act Contracts or geologic constraints, it is more realistic to assume that half of this remaining projection, or approximately 421 units, might be constructed. This reduced estimate is still dependent upon an economic recovery and availability of construction and permanent financing sufficient to inereas the aver e rate of production from its present level of approximat~y 16 uni City Attorney