Atherton City Council
October 11, 2022

AGENDA PACKET
Town of Atherton
City Council
OCTOBER 11,2022
SPECIAL MEETING
6:00 PM.

This meeting is being held virtually and in­person
Council Chambers
80 Fair Oaks Lane
Atherton, CA 94027
This meeting is being held via teleconference pursuant to Government Code section 54953(e) (1)(B) and in compliance with the Brown Act.  Section 54953(e)(1)(B) permits the Town to hold a meeting during a proclaimed state of emergency via teleconference in order to determine whether as a result of the emergency meeting in person would present an imminent risk to attendees' health or safety.   The meeting will be held by tele or video conferencing.

The public may participate via: Zoom Meeting.

For a live meeting broadcast you can watch the Council meeting on: Comcast Subscribers Channel 29 or via Midpen Media website here: https://midpenmedia.org/local­tv/watch­now/ Join Zoom Meeting:

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Remote Public Comments:

Meeting participants are encouraged to submit
public comments in writing before the meeting. The
following email will be monitored during the
meeting and public comments will be documented
for the record.

Email: [email protected]
This Agenda may not reflect the actual order of items.  The order of items is subject to change based on Council action.

REGULAR MEETING
ROLL CALL – Polito, Hawkins­Manuelian, Lewis, Vice Mayor Widmer, Mayor DeGolia

1. Join Zoom Meeting
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pwd=S0Nydkd4VExVYjB6WlBoMzhhWnVjUT09
Meeting ID: 873 4334 1334
Passcode: Housing
Town of Atherton City Council Special Meeting Agenda – October 11, 2022

ROLL CALL – Polito, Hawkins­Manuelian, Lewis, Vice Mayor Widmer, Mayor DeGolia

1. Join Zoom Meeting
https://ci­atherton­ca.zoom.us/j/87343341334?
pwd=S0Nydkd4VExVYjB6WlBoMzhhWnVjUT09
Meeting ID: 873 4334 1334
Passcode: Housing
PUBLIC COMMENT ­ For items on the agenda. Public Comments can be emailed directly to the City Clerk, Anthony Suber at [email protected].

STUDY SESSION

2. ATHERTON HOUSING COMMUNITY ENGAGEMENT AND OUTREACH

MEETING
Report: GEORGE RODERICKS, CITY MANAGER
Recommendation: Staff suggest the Council engage with the community­at­large to solicit input and feedback.

Description: This item will be a discussion to engage the community in the Town’s Draft Housing Element.

COUNCIL REPORTS/COMMENTS

ADJOURN
Town of Atherton City Council Special Meeting Agenda – October 11, 2022

10/11/22
1 Town of Atherton
Community Engagement Meeting
October 11, 2022
1 ¡ Overview of Draft Housing Element programs
¡ Changes to Housing Element Law
¡ Anticipated HCD comments
¡ Review of Proposed ADU program
¡ Next Steps
¡ Public Comments
2 10/11/22
2 ¡ Since 1969, all California cities are required to prepare a plan for housing at all income levels, and to accommodate their fair share of regional housing needs as determined by the State and ABAG
¡ If not approved by the State, Department of Housing and Community Development (HCD) is authorized to refer to
Attorney General
¡ This Housing Element update cycle covers the eight-year period of 2023-2031
3 Income Level
RHNA Allocation
2023-2031
Representative
Income (Family of
Four, 2021)
Very Low 94 $0 - 91,350
Low 54 $91,351 - $146,350
Moderate 56 $146,351 - $179,500
Above Moderate 144 $179,501+
Total 348 348
Income source: State HCD income limits, 2021
4 10/11/22
3 ¡ The Town’s Draft Housing Element Update was made
available on June 10, 2022 for a 30-day public review and comment period. ¡ City Council revised the new housing programs based on community feedback including removing multi-family overlay zone. ¡ The Town submitted the Draft Housing Element to HCD on August 2, 2022. Comments are expected by October 31,
2022
5 ¡ Accessory Dwelling Unit (ADU) production
¡ Multi-family housing at Schools and Bear Gulch
¡ Lot splits (SB9 development)
6 10/11/22
4 ¡ Plan for the development of 35 new ADU/JADU units per year during the next housing element cycle, for a total of 280 new units.
¡ Assume affordability of 30% very-low, 30% low, 30%
moderate and 10% above moderate.
¡ To further encourage rental of the units, the Town will partner with a local non-profit organization to assist in matching property owners with interested renters. 7 ¡ Amend the PFS zone to allow multifamily housing
at the schools by right.
¡ Allow additional housing units at the Bear Gulch
Reservoir site for Cal Water employees to assist
with its emergency preparedness and distant
employee commutes.
8 10/11/22
5 ¡ California State Senate Bill (SB) 9 permits splitting single family lots into two parcels and the construction of up to two dwelling units on each new parcel.
¡ The Town adopted implementing regulations to
encourage new development to comply with current
development standards.
¡ The Town estimates a total of 96 new housing units
from SB 9 projects over the next eight years.
9 Very Low Low Moderate Above
Moderate
Total
ADUs 84 84 84 28 280
Lot Splits (SB9) 96 96
Vacant Sites 10 10
School & Facility sites 14 10 10 20 54
Total 98 94 94 154 440
RHNA 94 54 56 144 348
Amount above or
below RHNA
+4 +40 +38 +10 +92
10 10/11/22
6 ¡ Substantially greater bar for complying
¡ Communities must affirmatively further fair
housing by reversing patterns of segregation or
restricted access to housing
¡ Stringent requirements for identification of
housing sites, especially non-vacant sites
¡ New laws allow for a variety of housing types such
as low-barrier navigation centers
11 § Must allow for a variety of housing types, including SROs, manufactured housing, multifamily housing, employee
and farmworker housing, etc.
§ Must allow for multifamily housing for lower-income
households at least 20 du/ac with evidence that site likely to be developed
§ Must commit to “no net loss” if sites developed for other income levels
§ Programs must have concrete timelines and commitments 12 10/11/22
7 § Actions that commit to removal of constraints,
such as group homes for more than 7 people, lowdensity zoning § Demonstrate diligent efforts to reach all economic
segments of the community (approx. 400 lowerincome households in Atherton) § Sites for housing must demonstrate consistency
with AFFH requirements
13 § Counting ADUs towards RHNA must be based on
average of permits (not applications) from 2018-2021
(or 2019-2022)
§ Plans to incentivize ADU production at affordable
rents “should include pursuing funding, modifying
development standards, and reducing fees beyond
state law, increasing awareness, pre-approved plans
and homeowner/applicant assistance tools”
14 10/11/22
8 § Survey of actual ADU production and rents required
every 2 – 4 years
§ Units created under SB 9 can only be counted based
on:
§ Actual production and history (like ADUs); or
§ Analysis of specific sites suitable for SB 9 units.
15 ¡ HCD has the authority to refer non-complying
jurisdictions to the Attorney General for legal action
¡ Both the AG or interested parties may file suit
¡ Lengthy statute of limitations (over three years)
¡ Must comply within one year of a court order, or
fines of $10,000 to $600,000 per month. Court may
draft element itself and order project approvals.
16 10/11/22
9 ¡ HCD has a new division of Proactive Enforcement
¡ San Diego County: HEs due April 2021, but only 8 of
19 have been approved by HCD
¡ Five “inquiry letters” sent by HCD demanding
complying elements, with focus on wealthy
communities
¡ Atherton in the news: New York Times article
17 ¡ Partner with local organization to assist matching renters with available ADUs
¡ Develop new ADU program with:
§ Planning Review fee waiver
§ Pre-approved ADU plans
§ Amend code to allow conversion of guest house to ADU
§ Consider amending code to allow 2 ADUs per property
§ Develop ADU resources to assist property owners develop ADUs
18 10/11/22
10 ¡ City Council and community meetings in
November/December to discuss response to HCD
comments
¡ Submit Draft Housing Element to HCD January
2023
19 20