CITY COUNCIL MEETING -
AMENDED
AGENDA
7:00 PM - Tuesday, July 12, 2022
via Teleconference
Please Note: Per California Executive Order N-29-20, the City Council will meet via Telephone/Video Conference Only.
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PUBLIC COMMENT AGENDA ITEM ## - MEETING DATE
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AGENDA
CALL MEETING TO ORDER
ESTABLISH QUORUM
PLEDGE ALLEGIANCE TO THE FLAG
1 7/12/2022 CITY COUNCIL MEETING - AMENDED AGENDA Page 2 of 3
REPORT ON CLOSED SESSION
CHANGES TO THE ORDER OF THE AGENDA
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
Members of the audience may bring to the Council's attention any item that is not on the agenda. Speakers are generally given two or three minutes, at the discretion of the Mayor. Please be advised that, by law, the City Council is unable to discuss or take action on issues presented during the Public Comment Period. According to State Law (also known as “The Brown Act”) items must first be noted on the agenda before any discussion or action.
CONSENT CALENDAR
These items will be considered by one motion unless any member of the Council or audience wishes to remove an item for discussion. Any item removed from the Consent Calendar for discussion will be handled at the discretion of the Mayor.
A. Adopt Teamsters Union Local 350 five year Agreement: Resolution 2022-XX: A Memorandum of Understanding (MOU) between City of Los Altos & Sanitary Truck Drivers and Helpers Teamsters Union Local 350; five (5) year agreement
1. Minutes: Approve Minutes of the City Council Regular Meeting of June 28, 2022. (A Rodriguez)
2. Construction Contract Award: CIPP Corrosion Rehabilitation, Project WW-01005: Award the construction contract for the Total Base Bid for the CIPP Corrosion Rehabilitation Project WW-01005 to Nor Cal Pipeline Services as the lowest responsible bidder submitting a responsive bid in the amount not-to-exceed $615,600 (T. Nguyen)
3. Construction Contract Award: On-Call Sanitary Sewer Spot Repairs and CCTV Inspection Services (FY 2022-2023): Authorize the City Manager to execute a not-to-exceed contract with C2R Engineering, Inc., in the amount of $100,000 to provide on-call sanitary sewer spot repairs and CCTV inspection services (T. Nguyen)
4. Public Art Purchases: T2 and Midnight Stomp Series: Approve the purchase of T2 for $15,000 plus tax and Midnight Stomp Series for $25,000 to be paid over four years (J. Maginot)
5. Emergency Declaration Resolution: Adopt a Resolution extending the declaration of a local emergency due to the COVID-19 pandemic (J. Maginot)
6. Approve the Project Acceptance of the First Street Resurfacing Project: Adopt Resolution No. 2022-XX regarding Project Acceptance of the First Street Resurfacing Project (TS-01002, 01410); consider finding that the project is exempt from review under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (H. Musaefendic)
PUBLIC HEARINGS
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DISCUSSION ITEMS
7. Sixth Cycle Housing Element 2023-2031: Discuss the Sixth Cycle Housing Element 2023-2031 Public Review Draft and receive public testimony and direct staff to submit the Draft Housing Element to the Department of Housing and Community Development following completion of the 30-day public comment period and 10 business days to consider and incorporate public comments (N. Zornes)
8. Designation of Voting Delegate and Alternate: Appoint a Voting Delegate and an Alternate to participate at the League of CA Cities Annual Business meeting (A. Rodriguez)
INFORMATIONAL ITEMS ONLY
9. Tentative Council Calendar
COUNCIL/STAFF REPORTS AND DIRECTIONS ON FUTURE AGENDA ITEMS
ADJOURNMENT
(Council Norms: It will be the custom to have a recess at approximately 9:00 p.m. Prior to the recess, the Mayor shall announce whether any items will be carried over to the next meeting. The established hour after which no new items will be started is 11:00 p.m. Remaining items, however, may be considered by consensus of the Council.)
SPECIAL NOTICES TO THE PUBLIC
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Agendas Staff Reports and some associated documents for City Council items may be viewed on the Internet at http://www.losaltosca.gov/citycouncil/online/index.html.
All public records relating to an open session item on this agenda, which are not exempt from disclosure pursuant to the California Public Records Act, and that are distributed to a majority of the legislative body, will be available for public inspection at the Office of the City Clerk’s Office, City of Los Altos, located at One North San Antonio Road, Los Altos, California at the same time that the public records are distributed or made available to the legislative body.
If you wish to provide written materials, please provide the City Clerk with 10 copies of any document that you would like to submit to the City Council for the public record. 3 Reviewed By:
City Manager City Attorney
GE
Finance Director
JH JF
AGENDA REPORT SUMMARY
Meeting Date: July 14, 2022
Subject Resolution 2022-XX: A Memorandum of Understanding (MOU) between City of Los Altos & Sanitary Truck Drivers and Helpers Teamsters Union Local 350; five (5) year agreement
Prepared by: Irene Barragan Silipin, Human Resources Director Approved by: Gabriel Engeland, City Manager
Attachment(s):
Resolution 2022-XX
Memorandum of Understanding (MOU) July 1, 2022 – June 30, 2027 Fiscal Year 2022/23 Revised Pay Schedule
Initiated by:
City Manager
Previous Council Consideration:
Closed Session on June 28, 2022
Fiscal Impact:
All items in the proposed Memorandum of Understanding (MOU) have been included in the adopted FY22-23 budget. There is no impact to the budget associated with the adoption of the MOU.
The proposed MOU has costs that can be calculated (example: percent pay increases), costs that can be estimated (example: CPI), and other costs that will not be known until a later date (example: potential market adjustment in FY 2026/27). The financial impact includes known and estimated costs.
The total increase of known and estimated costs for FY 2022/23 is expected to be $391,000.
The total 5 year increase for known and estimated costs is expected to be $2,063,000 4 Agenda Item # A.
Subject: Resolution 2022-XX: A Memorandum of Understanding (MOU) between City of Los Altos & Sanitary Truck Drivers and Helpers Teamsters Union Local 350; five (5) year agreement
Date Page 2
Environmental Review:
Not applicable
Policy Question(s) for Council Consideration:
Does the Council wish to adopt Resolution 2022-XX and the terms within the Successor Memorandum of Understanding (MOU) reached by the City and Teamster Local 350? Summary:
The current MOU between City of Los Altos & Sanitary Truck Drivers and Helpers Teamsters Union Local 350 expired on June 30, 2022
Negotiations between the City and Sanitary Truck Drivers and Helpers Teamsters Union Local 350 representatives for a successor MOU commenced on April 17, 2022 and concluded on June 27, 2022
Sanitary Truck Drivers and Helpers Teamsters Union Local 350 members ratified the successor agreement on June 28, 2022
The agreement provides for a five-year term expiring on June 30, 2027 If approved, the salary adjustments will be retroactive to the beginning of the pay period that includes July 1, 2022
Recommendation
Move to approve Resolution 2022-XX and the terms outlined in the MOU between City of Los Altos & Sanitary Truck Drivers and Helpers Teamsters Union Local 350, which includes a five (5) year agreement
Purpose
Approve the recommended terms for a new five-year agreement expiring on June 30, 2022 with Sanitary Truck Drivers and Helpers Teamsters Union Local 350 to ensure continuation of excellent delivery of maintenance services provided to the Los Altos Community.
FY Salary Certifications PTO Benefits Total Annual
22/23 $ 118,000 $ 25,000 $ 158,000 $ 90,000 $ 391,000
23/24 $ 220,000 $ 25,000 $ 158,000 $ 90,000 $ 493,000
24/25 $ 310,000 $ 25,000 $ 158,000 $ 90,000 $ 583,000
25/26 $ 25,000 $ 25,000 $ 158,000 $ 90,000 $ 298,000
26/27 $ 25,000 $ 25,000 $ 158,000 $ 90,000 $ 298,000
Grand Total $ 698,000 $ 125,000 $ 790,000 $ 450,000 $ 2,063,000 5 Agenda Item # A.
Subject: Resolution 2022-XX: A Memorandum of Understanding (MOU) between City of Los Altos & Sanitary Truck Drivers and Helpers Teamsters Union Local 350; five (5) year agreement
Date Page 3
Background
The MOU between City of Los Altos & Sanitary Truck Drivers and Helpers Teamsters Union Local 350 expired on June 30, 2022. Representatives from the City and Teamsters, Local 350 met and conferred in good faith to reach an agreement on a successor MOU for the Council’s approval.
The parties reached a tentative agreement on all terms and conditions of employment on June 27, 2022. Teamsters Local 350 members met and successfully ratified the tentative agreement for a five-year MOU on June 28, 2022. Final approval of the successor MOU is now before Council.
Discussion/Analysis
The successor agreement will take effect upon the City Council’s adoption and the five-year term will expire on June 30, 2027. Among the terms of this MOU are:
Pay increases of:
o 7/1/22 5% across all classification.
o 7/1/23 and 7/1/24 CPI then Market Adjustments (Min of 3%, Max of 3.5%) o 7/1/25 and 7/1/26 Market Range Adjustments
Increased Observed Holidays
Quality of Life Enhanced Benefit
Additional Professional Certification Pay
In summary, Teamsters Union Local 350 increases in compensation and benefits over the fiveyear period of the successor MOU will strive to support the recently adopted Total Compensation philosophy supporting the council goals and vision for employee retention and attraction in Los Altos.
Recommendation
Move to approve Resolution 2022-XX and the terms outlined in the MOU between City of Los Altos & Sanitary Truck Drivers and Helpers Teamsters Union Local 350, which includes a five (5) year agreement
6 Agenda Item # A.
Unrepresented Department Heads: Market Range Adjustment to Individual Classifications effective 06/26/22 POA (Sworn): 3.5% increase effective 06/26/22 LAMEA: 3.5% increase effective 06/26/22 Unrepresented Management: 5% increase or Market Adjustment effective 06/26/22 POA (Non-Sworn): 3.5% increase effective 06/26/22 Teamsters: 5% increase effective 06/26/22 Unrepresented Confidential: 5% increase effective 06/26/22 *New Classification for FY 22/23
^Market Adjustment
+ Market Range Adjustment
City of Los Altos - Full Time Salary Schedule FY 22/23
Resolution 2022-XX
Unrep. Department Head Classifications FLSA Status Step A Step B Step C Step D Step E Step A Step B Step C Step D Step E Step A Step B Step C Step D Step E City Manager Exempt $9,426.73 $20,424.58 $245,095.00
Police Chief+ Exempt $7,371.71 Open Range $8,960.31 $15,972.03 Open Range $19,414.00 $191,664.34 Open Range $232,967.96 Assistant City Manager+ Exempt $7,239.90 Open Range $8,800.09 $15,686.45 Open Range $19,066.87 $188,237.36 Open Range $228,802.46 Public Works Director/City Engineer Exempt $6,741.58 Open Range $8,500.33 $14,606.75 Open Range $18,417.38 $175,280.96 Open Range $221,008.58 Utilities and Environmental Director* Exempt $6,741.58 Open Range $8,500.33 $14,606.75 Open Range $18,417.38 $175,280.96 Open Range $221,008.58 Finance Director Exempt $6,690.14 Open Range $8,500.33 $14,495.30 Open Range $18,417.38 $173,943.65 Open Range $221,008.58 Parks, Recreation, & Community Services Director* Exempt $6,465.34 Open Range $8,500.33 $14,008.23 Open Range $18,417.38 $168,098.73 Open Range $221,008.58 Development Services Director+ Exempt $6,774.39 Open Range $8,500.33 $14,677.85 Open Range $18,417.38 $176,134.15 Open Range $221,008.58 Human Resources Director* Exempt $6,310.38 Open Range $7,670.27 $13,672.49 Open Range $16,618.91 $164,069.88 Open Range $199,426.94 Unrep. Management Classifications FLSA Status Step A Step B Step C Step D Step E Step A Step B Step C Step D Step E Step A Step B Step C Step D Step E Police Captain Exempt $6,652.31 $6,984.93 $7,334.17 $7,700.88 $8,085.92 $14,413.34 $15,134.01 $15,890.71 $16,685.24 $17,519.50 $172,960.07 $181,608.08 $190,688.48 $200,222.90 $210,234.05 Deputy City Manager Exempt $6,026.66 $6,328.00 $6,644.40 $6,976.62 $7,325.45 $13,057.77 $13,710.66 $14,396.20 $15,116.01 $15,871.81 $156,693.29 $164,527.95 $172,754.35 $181,392.07 $190,461.67 Engineering Services Manager Exempt $6,026.66 $6,328.00 $6,644.40 $6,976.62 $7,325.45 $13,057.77 $13,710.66 $14,396.20 $15,116.01 $15,871.81 $156,693.29 $164,527.95 $172,754.35 $181,392.07 $190,461.67 Financial Services Manager Exempt $6,026.66 $6,328.00 $6,644.40 $6,976.62 $7,325.45 $13,057.77 $13,710.66 $14,396.20 $15,116.01 $15,871.81 $156,693.29 $164,527.95 $172,754.35 $181,392.07 $190,461.67 Information Technology Manager Exempt $6,026.66 $6,328.00 $6,644.40 $6,976.62 $7,325.45 $13,057.77 $13,710.66 $14,396.20 $15,116.01 $15,871.81 $156,693.29 $164,527.95 $172,754.35 $181,392.07 $190,461.67 Human Resources Manager Exempt $6,026.66 $6,328.00 $6,644.40 $6,976.62 $7,325.45 $13,057.77 $13,710.66 $14,396.20 $15,116.01 $15,871.81 $156,693.29 $164,527.95 $172,754.35 $181,392.07 $190,461.67 Building Official Exempt $5,596.36 $5,876.18 $6,169.98 $6,478.48 $6,802.41 $12,125.44 $12,731.71 $13,368.30 $14,036.71 $14,738.55 $145,505.30 $152,780.56 $160,419.59 $168,440.57 $176,862.60 Development Services Manager* Exempt $5,596.36 $5,876.18 $6,169.98 $6,478.48 $6,802.41 $12,125.44 $12,731.71 $13,368.30 $14,036.71 $14,738.55 $145,505.30 $152,780.56 $160,419.59 $168,440.57 $176,862.60 Planning Services Manager Exempt $5,596.36 $5,876.18 $6,169.98 $6,478.48 $6,802.41 $12,125.44 $12,731.71 $13,368.30 $14,036.71 $14,738.55 $145,505.30 $152,780.56 $160,419.59 $168,440.57 $176,862.60 Police Services Manager Exempt $5,596.36 $5,876.18 $6,169.98 $6,478.48 $6,802.41 $12,125.44 $12,731.71 $13,368.30 $14,036.71 $14,738.55 $145,505.30 $152,780.56 $160,419.59 $168,440.57 $176,862.60 Transportation Services Manager Exempt $5,596.36 $5,876.18 $6,169.98 $6,478.48 $6,802.41 $12,125.44 $12,731.71 $13,368.30 $14,036.71 $14,738.55 $145,505.30 $152,780.56 $160,419.59 $168,440.57 $176,862.60 Economic Development Manager Exempt $5,459.86 $5,732.85 $6,019.50 $6,320.47 $6,636.50 $11,829.70 $12,421.18 $13,042.24 $13,694.36 $14,379.07 $141,956.39 $149,054.21 $156,506.92 $164,332.26 $172,548.88 City Clerk^ Exempt $5,158.02 $5,415.93 $5,686.72 $5,971.06 $6,269.61 $11,175.72 $11,734.50 $12,321.23 $12,937.29 $13,584.16 $134,108.62 $140,814.05 $147,854.75 $155,247.49 $163,009.87 Special Projects Manager Exempt $5,196.77 $5,456.61 $5,729.44 $6,015.92 $6,316.71 $11,259.68 $11,822.66 $12,413.79 $13,034.48 $13,686.21 $135,116.13 $141,871.94 $148,965.54 $156,413.81 $164,234.50 Project Manager Exempt $5,196.77 $5,456.61 $5,729.44 $6,015.92 $6,316.71 $11,259.68 $11,822.66 $12,413.79 $13,034.48 $13,686.21 $135,116.13 $141,871.94 $148,965.54 $156,413.81 $164,234.50 Public Information Officer^ Exempt $4,828.91 $5,070.36 $5,323.88 $5,590.07 $5,869.57 $10,462.65 $10,985.78 $11,535.07 $12,111.82 $12,717.41 $125,551.75 $131,829.34 $138,420.81 $145,341.85 $152,608.94 Assistant to the City Manager Exempt $4,946.36 $5,193.68 $5,453.37 $5,726.04 $6,012.34 $10,717.12 $11,252.98 $11,815.63 $12,406.41 $13,026.73 $128,605.48 $135,035.75 $141,787.54 $148,876.92 $156,320.76 Recreation Manager Exempt $4,481.16 $4,705.22 $4,940.48 $5,187.51 $5,446.88 $9,709.18 $10,194.64 $10,704.38 $11,239.60 $11,801.57 $116,510.22 $122,335.73 $128,452.51 $134,875.14 $141,618.90 Unrep. Confidential Classifications FLSA Status Step A Step B Step C Step D Step E Step A Step B Step C Step D Step E Step A Step B Step C Step D Step E Senior Accountant Exempt $4,282.03 $4,496.13 $4,720.93 $4,956.98 $5,204.83 $9,277.73 $9,741.61 $10,228.69 $10,740.13 $11,277.13 $111,332.70 $116,899.34 $122,744.30 $128,881.52 $135,325.59 Senior Human Resouces Analyst* Exempt $4,282.03 $4,496.13 $4,720.93 $4,956.98 $5,204.83 $9,277.73 $9,741.61 $10,228.69 $10,740.13 $11,277.13 $111,332.70 $116,899.34 $122,744.30 $128,881.52 $135,325.59 Management Analyst II Exempt $4,177.59 $4,386.47 $4,605.79 $4,836.08 $5,077.88 $9,051.44 $9,504.01 $9,979.21 $10,478.17 $11,002.08 $108,617.27 $114,048.13 $119,750.54 $125,738.07 $132,024.97 Human Resources Analyst Exempt $3,976.29 $4,175.10 $4,383.86 $4,603.05 $4,833.20 $8,615.29 $9,046.05 $9,498.36 $9,973.28 $10,471.94 $103,383.48 $108,552.65 $113,980.29 $119,679.30 $125,663.27 Management Analyst I Exempt $3,784.69 $3,973.92 $4,172.62 $4,381.25 $4,600.31 $8,200.16 $8,610.16 $9,040.67 $9,492.71 $9,967.34 $98,401.89 $103,321.98 $108,488.08 $113,912.48 $119,608.11 Assistant City Clerk* Exempt $3,784.69 $3,973.92 $4,172.62 $4,381.25 $4,600.31 $8,200.16 $8,610.16 $9,040.67 $9,492.71 $9,967.34 $98,401.89 $103,321.98 $108,488.08 $113,912.48 $119,608.11 Executive Assistant to the City Manager Non-Exempt $3,428.74 $3,600.18 $3,780.19 $3,969.20 $4,167.66 $7,428.94 $7,800.38 $8,190.40 $8,599.92 $9,029.92 $89,147.25 $93,604.61 $98,284.84 $103,199.09 $108,359.04 Human Resources Technician Non-Exempt $3,263.52 $3,426.70 $3,598.04 $3,777.94 $3,966.83 $7,070.97 $7,424.52 $7,795.74 $8,185.53 $8,594.81 $84,851.64 $89,094.22 $93,548.93 $98,226.38 $103,137.70 Deputy City Clerk Exempt $3,106.27 $3,261.58 $3,424.66 $3,595.90 $3,775.69 $6,730.25 $7,066.76 $7,420.10 $7,791.11 $8,180.66 $80,763.01 $84,801.16 $89,041.22 $93,493.28 $98,167.94 Biweekly Monthly Annual
Revised: 06/14/2022 Approved by City Council 06/14/22
Resolution 2022-31
7 Agenda Item # A.
City of Los Altos - Full Time Salary Schedule FY 22/23
Resolution 2022-XX
LAMEA Classifications FLSA Status Step A Step B Step C Step D Step E Step A Step B Step C Step D Step E Step A Step B Step C Step D Step E Senior Engineer Exempt $5,136.39 $5,393.21 $5,662.87 $5,946.02 $6,243.32 $11,128.85 $11,685.29 $12,269.56 $12,883.04 $13,527.19 $133,546.21 $140,223.52 $147,234.70 $154,596.43 $162,326.25 Senior Planner Exempt $5,017.65 $5,268.53 $5,531.96 $5,808.56 $6,098.99 $10,871.58 $11,415.16 $11,985.92 $12,585.21 $13,214.47 $130,458.95 $136,981.89 $143,830.99 $151,022.54 $158,573.66 Network Systems Administrator Non-Exempt $4,583.40 $4,812.57 $5,053.20 $5,305.86 $5,571.15 $9,930.70 $10,427.23 $10,948.59 $11,496.02 $12,070.83 $119,168.38 $125,126.80 $131,383.14 $137,952.30 $144,849.91 Associate Civil Engineer Non-Exempt $4,482.75 $4,706.89 $4,942.23 $5,189.35 $5,448.81 $9,712.63 $10,198.26 $10,708.17 $11,243.58 $11,805.76 $116,551.56 $122,379.13 $128,498.09 $134,923.00 $141,669.15 Information Technology Analyst Exempt $4,365.14 $4,583.40 $4,812.57 $5,053.20 $5,305.86 $9,457.81 $9,930.70 $10,427.23 $10,948.59 $11,496.02 $113,493.70 $119,168.38 $125,126.80 $131,383.14 $137,952.30 Associate Planner Non-Exempt $4,233.96 $4,445.66 $4,667.94 $4,901.34 $5,146.41 $9,173.58 $9,632.26 $10,113.88 $10,619.57 $11,150.55 $110,083.00 $115,587.15 $121,366.51 $127,434.84 $133,806.58 Senior Building Inspector Exempt $4,176.29 $4,385.10 $4,604.36 $4,834.57 $5,076.30 $9,048.62 $9,501.05 $9,976.11 $10,474.91 $10,998.66 $108,583.48 $114,012.65 $119,713.28 $125,698.95 $131,983.89 Assistant Civil Engineer Non-Exempt $3,962.55 $4,160.68 $4,368.72 $4,587.15 $4,816.51 $8,585.53 $9,014.81 $9,465.55 $9,938.83 $10,435.77 $103,026.40 $108,177.72 $113,586.61 $119,265.94 $125,229.23 Accountant* Non-Exempt $3,924.27 $4,120.48 $4,326.51 $4,542.83 $4,769.97 $8,502.59 $8,927.71 $9,374.10 $9,842.80 $10,334.95 $102,031.02 $107,132.57 $112,489.20 $118,113.66 $124,019.34 Senior Recreation Supervisor Non-Exempt $3,919.58 $4,115.56 $4,321.34 $4,537.40 $4,764.28 $8,492.43 $8,917.05 $9,362.90 $9,831.04 $10,322.60 $101,909.11 $107,004.56 $112,354.79 $117,972.53 $123,871.16 Maintenance Supervisor Non-Exempt $3,843.81 $4,036.00 $4,237.80 $4,449.69 $4,672.18 $8,328.26 $8,744.67 $9,181.91 $9,641.00 $10,123.05 $99,939.14 $104,936.09 $110,182.90 $115,692.04 $121,476.65 Economic Development Coordinator Non-Exempt $3,842.68 $4,034.82 $4,236.56 $4,448.38 $4,670.80 $8,325.81 $8,742.10 $9,179.21 $9,638.17 $10,120.08 $99,909.74 $104,905.22 $110,150.48 $115,658.01 $121,440.91 Sustainability Coordinator Non-Exempt $3,842.68 $4,034.82 $4,236.56 $4,448.38 $4,670.80 $8,325.81 $8,742.10 $9,179.21 $9,638.17 $10,120.08 $99,909.74 $104,905.22 $110,150.48 $115,658.01 $121,440.91 Public Information Coordinator Non-Exempt $3,842.68 $4,034.82 $4,236.56 $4,448.38 $4,670.80 $8,325.81 $8,742.10 $9,179.21 $9,638.17 $10,120.08 $99,909.74 $104,905.22 $110,150.48 $115,658.01 $121,440.91 Assistant Planner Non-Exempt $3,832.50 $4,024.13 $4,225.34 $4,436.60 $4,658.43 $8,303.76 $8,718.95 $9,154.89 $9,612.64 $10,093.27 $99,645.11 $104,627.37 $109,858.74 $115,351.67 $121,119.26 Building Inspector Non-Exempt $3,778.22 $3,967.13 $4,165.49 $4,373.77 $4,592.45 $8,186.15 $8,595.46 $9,025.23 $9,476.49 $9,950.32 $98,233.79 $103,145.48 $108,302.76 $113,717.89 $119,403.79 Recreation Supervisor Non-Exempt $3,728.46 $3,914.89 $4,110.63 $4,316.16 $4,531.97 $8,078.34 $8,482.26 $8,906.37 $9,351.69 $9,819.27 $96,940.08 $101,787.09 $106,876.44 $112,220.26 $117,831.27 GIS Technician Non-Exempt $3,601.81 $3,781.90 $3,970.99 $4,169.54 $4,378.02 $7,803.92 $8,194.11 $8,603.82 $9,034.01 $9,485.71 $93,647.00 $98,329.35 $103,245.82 $108,408.11 $113,828.51 Junior Engineer Non-Exempt $3,601.81 $3,781.90 $3,970.99 $4,169.54 $4,378.02 $7,803.92 $8,194.11 $8,603.82 $9,034.01 $9,485.71 $93,647.00 $98,329.35 $103,245.82 $108,408.11 $113,828.51 Police Records Supervisor Non-Exempt $3,601.81 $3,781.90 $3,970.99 $4,169.54 $4,378.02 $7,803.92 $8,194.11 $8,603.82 $9,034.01 $9,485.71 $93,647.00 $98,329.35 $103,245.82 $108,408.11 $113,828.51 Construction Inspector Non-Exempt $3,429.92 $3,601.41 $3,781.48 $3,970.56 $4,169.08 $7,431.48 $7,803.06 $8,193.21 $8,602.87 $9,033.02 $89,177.82 $93,636.71 $98,318.54 $103,234.47 $108,396.20 Engineering Technician Non-Exempt $3,429.92 $3,601.41 $3,781.48 $3,970.56 $4,169.08 $7,431.48 $7,803.06 $8,193.21 $8,602.87 $9,033.02 $89,177.82 $93,636.71 $98,318.54 $103,234.47 $108,396.20 Information Technology Technician Non-Exempt $3,314.57 $3,480.30 $3,654.31 $3,837.03 $4,028.88 $7,181.56 $7,540.64 $7,917.67 $8,313.56 $8,729.24 $86,178.76 $90,487.70 $95,012.09 $99,762.69 $104,750.82 Accounting Technician II Non-Exempt $3,118.93 $3,274.87 $3,438.62 $3,610.55 $3,791.08 $6,757.68 $7,095.56 $7,450.34 $7,822.86 $8,214.00 $81,092.13 $85,146.73 $89,404.07 $93,874.27 $98,567.99 Permit Technician Non-Exempt $3,035.24 $3,187.01 $3,346.36 $3,513.67 $3,689.36 $6,576.36 $6,905.18 $7,250.44 $7,612.96 $7,993.61 $78,916.34 $82,862.16 $87,005.27 $91,355.53 $95,923.31 Executive Assistant Non-Exempt $2,943.64 $3,090.83 $3,245.37 $3,407.64 $3,578.02 $6,377.89 $6,696.79 $7,031.63 $7,383.21 $7,752.37 $76,534.74 $80,361.48 $84,379.55 $88,598.53 $93,028.45 Recreation Coordinator Non-Exempt $2,831.69 $2,973.27 $3,121.94 $3,278.03 $3,441.93 $6,135.32 $6,442.09 $6,764.19 $7,102.40 $7,457.52 $73,623.89 $77,305.08 $81,170.34 $85,228.86 $89,490.30 Facilities Coordinator Non-Exempt $2,831.69 $2,973.27 $3,121.94 $3,278.03 $3,441.93 $6,135.32 $6,442.09 $6,764.19 $7,102.40 $7,457.52 $73,623.89 $77,305.08 $81,170.34 $85,228.86 $89,490.30 Lead Records Specialist Non-Exempt $2,748.00 $2,885.40 $3,029.67 $3,181.16 $3,340.22 $5,954.01 $6,251.71 $6,564.29 $6,892.51 $7,237.13 $71,448.10 $75,020.51 $78,771.53 $82,710.11 $86,845.62 Accounting Technician I Non-Exempt $2,708.42 $2,843.84 $2,986.04 $3,135.34 $3,292.11 $5,868.25 $6,161.66 $6,469.75 $6,793.23 $7,132.90 $70,419.02 $73,939.97 $77,636.96 $81,518.81 $85,594.75 Records Specialist Non-Exempt $2,495.82 $2,620.61 $2,751.64 $2,889.22 $3,033.69 $5,407.61 $5,677.99 $5,961.89 $6,259.99 $6,572.99 $64,891.34 $68,135.91 $71,542.71 $75,119.84 $78,875.83 Accounting Office Assistant I Non-Exempt $2,381.60 $2,500.68 $2,625.72 $2,757.00 $2,894.85 $5,160.14 $5,418.15 $5,689.06 $5,973.51 $6,272.18 $61,921.69 $65,017.77 $68,268.66 $71,682.10 $75,266.20 Office Assistant II Non-Exempt $2,372.56 $2,491.18 $2,615.74 $2,746.53 $2,883.86 $5,140.54 $5,397.57 $5,667.44 $5,950.82 $6,248.36 $61,686.47 $64,770.79 $68,009.33 $71,409.80 $74,980.29 Office Assistant I Non-Exempt $2,130.55 $2,237.08 $2,348.93 $2,466.38 $2,589.70 $4,616.19 $4,847.00 $5,089.35 $5,343.82 $5,611.01 $55,394.33 $58,164.05 $61,072.25 $64,125.86 $67,332.16 Biweekly Monthly Annual
Revised: 06/14/2022 Approved by City Council 06/14/22
Resolution 2022-31
8 Agenda Item # A.
City of Los Altos - Full Time Salary Schedule FY 22/23
Resolution 2022-XX
POA Classifications FLSA Status Step A Step B Step C Step D Step E Step A Step B Step C Step D Step E Step A Step B Step C Step D Step E Police Sergeant Non-Exempt $5,113.44 $5,369.11 $5,637.57 $5,919.45 $6,215.42 $11,079.12 $11,633.08 $12,214.73 $12,825.47 $13,466.74 $132,949.47 $139,596.95 $146,576.80 $153,905.63 $161,600.92 Police Agent Non-Exempt $4,549.22 $4,776.68 $5,015.52 $5,266.29 $5,529.61 $9,856.65 $10,349.48 $10,866.96 $11,410.30 $11,980.82 $118,279.78 $124,193.77 $130,403.46 $136,923.63 $143,769.82 Police Officer Non-Exempt $4,333.07 $4,549.72 $4,777.21 $5,016.07 $5,266.87 $9,388.31 $9,857.73 $10,350.62 $10,868.15 $11,411.55 $112,659.76 $118,292.75 $124,207.39 $130,417.76 $136,938.65 Lead Communications Officer Non-Exempt $4,235.33 $4,447.10 $4,669.45 $4,902.93 $5,148.07 $9,176.55 $9,635.38 $10,117.15 $10,623.00 $11,154.15 $110,118.61 $115,624.54 $121,405.77 $127,476.06 $133,849.86 Police Officer Trainee Non-Exempt $4,125.78 $4,332.07 $4,548.67 $4,776.11 $5,014.91 $8,939.19 $9,386.15 $9,855.46 $10,348.23 $10,865.64 $107,270.31 $112,633.83 $118,265.52 $124,178.79 $130,387.73 Communications Officer Non-Exempt $3,848.51 $4,040.93 $4,242.98 $4,455.13 $4,677.89 $8,338.43 $8,755.36 $9,193.12 $9,652.78 $10,135.42 $100,061.21 $105,064.27 $110,317.48 $115,833.35 $121,625.02 Community Service Officer Non-Exempt $3,088.01 $3,242.41 $3,404.53 $3,574.76 $3,753.50 $6,690.69 $7,025.23 $7,376.49 $7,745.31 $8,132.58 $80,288.29 $84,302.71 $88,517.84 $92,943.73 $97,590.92 Biweekly Monthly Annual
Revised: 06/14/2022 Approved by City Council 06/14/22
Resolution 2022-31
9 Agenda Item # A.
City of Los Altos - Full Time Salary Schedule FY 22/23
Resolution 2022-XX
Teamsters Classifications FLSA Status Step A Step B Step C Step D Step E Step A Step B Step C Step D Step E Step A Step B Step C Step D Step E Senior Maintenance Technician Non-Exempt $3,416.73 $3,587.56 $3,766.94 $3,955.29 $4,153.05 $7,402.91 $7,773.05 $8,161.71 $8,569.79 $8,998.28 $88,834.91 $93,276.65 $97,940.48 $102,837.51 $107,979.38 Senior Wastewater Maintenance Worker* Non-Exempt $3,416.73 $3,587.56 $3,766.94 $3,955.29 $4,153.05 $7,402.91 $7,773.05 $8,161.71 $8,569.79 $8,998.28 $88,834.91 $93,276.65 $97,940.48 $102,837.51 $107,979.38 Equipment Mechanic Non-Exempt $3,106.12 $3,261.42 $3,424.49 $3,595.72 $3,775.50 $6,729.92 $7,066.41 $7,419.73 $7,790.72 $8,180.26 $80,759.01 $84,796.96 $89,036.80 $93,488.64 $98,163.08 Maintenance Leadworker Non-Exempt $3,106.12 $3,261.42 $3,424.49 $3,595.72 $3,775.50 $6,729.92 $7,066.41 $7,419.73 $7,790.72 $8,180.26 $80,759.01 $84,796.96 $89,036.80 $93,488.64 $98,163.08 Maintenance Technician Non-Exempt $3,106.12 $3,261.42 $3,424.49 $3,595.72 $3,775.50 $6,729.92 $7,066.41 $7,419.73 $7,790.72 $8,180.26 $80,759.01 $84,796.96 $89,036.80 $93,488.64 $98,163.08 Wastewater Maintenance Worker II* Non-Exempt $3,106.12 $3,261.42 $3,424.49 $3,595.72 $3,775.50 $6,729.92 $7,066.41 $7,419.73 $7,790.72 $8,180.26 $80,759.01 $84,796.96 $89,036.80 $93,488.64 $98,163.08 Wastewater Maintenance Worker I* Non-Exempt $2,818.12 $2,959.02 $3,106.97 $3,262.32 $3,425.44 $6,105.92 $6,411.21 $6,731.77 $7,068.36 $7,421.78 $73,271.01 $76,934.56 $80,781.28 $84,820.35 $89,061.37 Maintenance Worker II Non-Exempt $2,818.12 $2,959.02 $3,106.97 $3,262.32 $3,425.44 $6,105.92 $6,411.21 $6,731.77 $7,068.36 $7,421.78 $73,271.01 $76,934.56 $80,781.28 $84,820.35 $89,061.37 Maintenance Worker I Non-Exempt $2,492.03 $2,616.63 $2,747.47 $2,884.84 $3,029.08 $5,399.40 $5,669.37 $5,952.84 $6,250.49 $6,563.01 $64,792.86 $68,032.50 $71,434.12 $75,005.83 $78,756.12 Biweekly Monthly Annual
Revised: 06/14/2022 Approved by City Council 06/14/22
Resolution 2022-31
10 Agenda Item # A.
City of Los Altos - Part-Time Hourly Rate Schedule FY 22/23 Resolution 2022-XX
Part-Time Classifications Title FLSA Status
Employment
Status
Rate Type Min Max
Network Engineer Non-Exempt Part-Time Hourly $50.00 $75.00 Public Safety Specialist - Dispatch Non-Exempt Part-Time Hourly $51.00 $68.34 Project Manager Non-Exempt Part-Time Hourly $42.50 $66.30 Property & Evidence CSO Non-Exempt Part-Time Hourly $43.12 $52.41 Emergency Preparedness Coordinator Non-Exempt Part-Time Hourly $35.70 $51.00 Police Officer (Reserve) - Level I Non-Exempt Part-Time Hourly $49.00 $49.00 Department Support Specialist Non-Exempt Part-Time Hourly $35.70 $45.90 IT Technician Non-Exempt Part-Time Hourly $32.64 $45.90 Parking Enforcement Officer Non-Exempt Part-Time Hourly $35.70 $42.84 Public Safety Specialist - Records Non-Exempt Part-Time Hourly $26.52 $42.84 Project Coordinator Non-Exempt Part-Time Hourly $30.60 $40.80 Preschool Teacher III Non-Exempt Part-Time Hourly $25.00 $31.67 Recreation Specialist Non-Exempt Part-Time Hourly $25.00 $30.00 Clerical Assistant II Non-Exempt Part-Time Hourly $23.75 $29.16 Maintenance Worker I Non-Exempt Part-Time Hourly $22.44 $27.54 Preschool Teacher II Non-Exempt Temporary Hourly $20.50 $24.75 Clerical Assistant I Non-Exempt Part-Time Hourly $17.75 $22.75 Recreation Leader III Non-Exempt Seasonal Hourly $18.75 $21.75 Facility Attendant Non-Exempt Part-Time Hourly $16.40 $20.60 Intern Non-Exempt Temporary Hourly $16.40 $20.40
Preschool Teacher I Non-Exempt Temporary Hourly $16.40 $19.75 Recreation Leader II Non-Exempt Seasonal Hourly $16.75 $18.75 Recreation Leader I Non-Exempt Seasonal Hourly $16.40 $16.75 Council Member Non-Exempt Part-Time Stipend Stipend $300.00 / Month Police Officer (Reserve) - Level II Non-Exempt Per-Diem Stipend Stipend $200.00 / Month
Revised: 06/14/2022 Approved by City Council 06/14/22
Resolution 2022-31
11 Agenda Item # A.
MEMORANDUM OF UNDERSTANDING
BETWEEN
CITY OF LOS ALTOS
AND
SANITARY TRUCK DRIVERS AND HELPERS
UNION LOCAL 350
July 1, 2022 – June 30, 2027
12 Agenda Item # A.
i
Table of Contents
PREAMBLE...................................................................................................................... 1 ARTICLE 1. RECOGNITION..................................................................................... 2 ARTICLE 2. NO DISCRIMINATION ....................................................................... 2 ARTICLE 3. SECURITY PROVISIONS..................................................................... 2
3.1 Dues Deduction.................................................................................................. 2 ARTICLE 4. UNION RIGHTS.................................................................................... 4
4.1 Meet and Confer ................................................................................................. 4
4.2 New Employee Notification.............................................................................. 4
4.3 Unit Member Contact Information ................................................................... 5
4.4 City Agreement Not to Disclose Personal Contact Information .................... 5
4.5 City Communications to Unit Members Concerning Union Rights .............. 6
4.6 Bulletin Board ..................................................................................................... 6
4.7 Access To Union Representatives ..................................................................... 6
4.8 Steward ................................................................................................................ 7
4.9 Meeting Places.................................................................................................... 7 ARTICLE 5. MANAGEMENT RIGHTS.................................................................... 7
5.1 Rights Retained .................................................................................................. 7
5.2 Impact on Bargaining Unit................................................................................ 7 ARTICLE 6. LAYOFF AND RECALL........................................................................ 7
6.1 Definition of Layoff ............................................................................................ 8
6.2 Reason for Layoff................................................................................................ 8
6.3 Notification of Layoff ......................................................................................... 8
6.4 Order of Layoff.................................................................................................... 8
6.5 Seniority............................................................................................................... 8
6.6 Reassignment...................................................................................................... 8
6.7 Reemployment Rights........................................................................................ 8
6.8 Full Rights ........................................................................................................... 9 ARTICLE 7. PAY RATES AND PRACTICES ........................................................... 9
7.1 Salaries................................................................................................................. 9
7.2 Step Increases ................................................................................................... 10
7.3 Flexibly Staffed Positions................................................................................. 11
7.4 Mileage Reimbursement.................................................................................. 13
7.5 Promotion.......................................................................................................... 13
8.1 Work Schedule .................................................................................................. 13
8.2 Ten Hours of Rest ............................................................................................ 14
8.3 Alternative Work Schedules ............................................................................. 14
8.4 Alternative Work Schedule Options ................................................................ 14
8.5 Alternative Work Schedule Procedure............................................................. 15
8.6 Meal Breaks....................................................................................................... 17
8.7 Rest Periods ...................................................................................................... 17
8.8 Overtime ............................................................................................................ 17 13 Agenda Item # A.
ii
8.81 Compensatory Time Off................................................................................... 17
8.9 Clean-Up Time ................................................................................................. 18
8.10 Standby Pay, Call-Out Pay............................................................................... 18
8.11 Weekend Work Program (WWP)..................................................................... 18 ARTICLE 9. UNIFORMS, BOOTS, TOOLS, LICENSES, CERTIFICATIONS 18
9.1 Uniforms............................................................................................................ 18
9.2 Safety Boot Allowance ...................................................................................... 19
9.3 Safety/Rain Boot .............................................................................................. 19
9.4 Appearance........................................................................................................ 19
9.5 Licenses and Certificates ................................................................................. 19 ARTICLE 10. HOLIDAYS........................................................................................ 23
10.1 Scheduled Holidays .......................................................................................... 23
10.2 Floating Holiday............................................................................................... 24 ARTICLE 11. VACATIONS...................................................................................... 24
11.1 Vacation Accrual............................................................................................... 24
11.2 Vacation Eligibility Requirements .................................................................. 25
11.3 Scheduling Vacations ....................................................................................... 25
11.4 Maximum Vacation Accumulation ................................................................. 25
11.5 Holiday Falling During Vacation.................................................................... 25
11.6 Illness During Vacation.................................................................................... 25
11.7 Vacation Cash-Out ........................................................................................... 25 ARTICLE 12. LEAVE PROVISIONS...................................................................... 26
12.1 Time Off to Vote............................................................................................... 26
12.2 Bereavement Leave........................................................................................... 26
12.3 Leave of Absence Without Pay ........................................................................ 26
12.4 Family Medical Leave ...................................................................................... 26 ARTICLE 13. WORKERS’ COMPENSATION INSURANCE ............................ 27
13.1 Industrial Temporary Disability...................................................................... 27 ARTICLE 14. BENEFIT PROGRAMS ................................................................... 27
14.1 Long Term Disability Insurance ..................................................................... 27
14.2 Tuition Reimbursement Program ................................................................... 27
14.3 Departmental Training Program..................................................................... 27
14.4 Health Insurance .............................................................................................. 28
14.5 Cash In Lieu...................................................................................................... 29
14.6 Flexible Benefits Plan....................................................................................... 29
14.7 Dental and Vision ............................................................................................. 29
14.8 State of California Short Term Disability/SDI............................................... 29
14.9 Quality of Life Wellness Employee Reimbursement Program ................ 30
14.10 Retiree Health Savings Plan......................................................................... 30 ARTICLE 15. RETIREMENT................................................................................. 30
15.1 PERS Retirement and Employee Contributions............................................ 30 ARTICLE 16. PHYSICAL EXAMINATIONS........................................................ 31 ARTICLE 17. SAFETY.............................................................................................. 31
17.1 Health and Safety Provisions ........................................................................... 31
17.2 City Safety Committees .................................................................................... 31 14 Agenda Item # A.
iii
17.3 Outstanding Safety Issues................................................................................ 31 ARTICLE 18. GRIEVANCE PROCEDURE .......................................................... 31
18.1 Purpose .............................................................................................................. 31
18.2 Definition, Scope and Right to File................................................................. 32
18.3 Step 1 – Informal Grievance Procedure........................................................... 33
18.4 Step 2 – Formal Grievance Procedure ............................................................. 33
18.5 Step 3 – Personnel Review ............................................................................... 34
18.6 Step 4 –Appeals Board...................................................................................... 34
18.7 City Manager Review ....................................................................................... 35 ARTICLE 19. WORK STOPPAGE AND LOCKOUTS ......................................... 35 ARTICLE 20. CONTRACTING OUT .................................................................... 35 ARTICLE 21. MISCELLANEOUS .......................................................................... 36
21.1 Use of City Facilities for Private Purposes ..................................................... 36
21.2 Americans with Disabilities Act ...................................................................... 36
21.3 Personnel Regulations...................................................................................... 36
21.4 Probationary Appointments............................................................................. 36
21.5 Outside Employment ....................................................................................... 36 ARTICLE 22. AUTHORIZED AGENTS................................................................ 37 ARTICLE 23. SAVINGS CLAUSE ........................................................................... 37 ARTICLE 24. TERM ................................................................................................. 37 APPENDIX A.................................................................................................................. 39 APPENDIX B.................................................................................................................. 40 15 Agenda Item # A.
1 MEMORANDUM OF UNDERSTANDING
BETWEEN
CITY OF LOS ALTOS
AND
SANITARY TRUCK DRIVERS AND HELPERS
UNION LOCAL 350
July 1, 2022 – June 30, 2027
PREAMBLE
This Memorandum of Understanding is entered into by the City of Los Altos (hereinafter referred to as the City) and by SANITARY TRUCK DRIVERS AND HELPERS TEAMSTERS UNION LOCAL 350 (hereinafter referred to as the UNION) as a result of meeting and conferring in good faith regarding matters related to wages, hours and/or other items and conditions of employment between the employees represented by the Union and the City pursuant and subject to Sections 3500-3510 of the Government Code of the State of California. Employee, for the purposes of this Memorandum of Understanding shall mean an employee appointed to a classification within the Teamsters unit.
This Agreement is to set out those items on which the City and Union have reached Agreement, so that these items will not have to be renegotiated during the term of the contract.
The term of this Agreement is from July 1, 2022 to June 30, 2027, having been ratified by the Teamsters on XX/XX/2022 approved and accepted by the City Council on XX/XX/2022.
Either party can re-open a portion or portions of this contract, as defined below, for negotiations through a limited re-opener for the sole purpose of discussing and considering three items of this contract in the fiscal year 2025-2026. and three items of this contract in fiscal year 2026-2027. During the initial three-year term, the contract may also be reopened through mutual consent of the union and the City Manager.
An “item” for the purpose of the said limited re-opener shall be limited to single term/condition or benefit, e.g. Class B License Pay; and shall not mean an entire article of the Memorandum of Understanding, e.g. Article 9.5 – Licenses and Certificates. A request to reopen contract negotiations for this limited purpose must be issued in writing the dates listed below by the requesting party. The written request must be submitted between the following dates:
• March 31, 2024 and May 15, 2024 for the fiscal year 2025-2026 reopening • March 31, 2025 and May 15, 2025 for the fiscal year 2026-2027reopening 16 Agenda Item # A.
2 Upon receipt of such timely written request, the parties agree to meet and confer in good faith; however, the Union understands and agrees that no right to any additional benefit, including but not limited to, cost of living or health and welfare benefit increase, is conferred by this Agreement or any limited re-opener negotiations.
ARTICLE 1. RECOGNITION
Pursuant to City policies and procedures and Section 3500-3510 of the government Code of the State of California, the City recognizes the Union as the exclusive representative of a representation unit consisting of all full-time employees in the classifications listed in Appendix A attached. This unit shall, for purposes of identification, be entitled the Teamster Unit.
ARTICLE 2. NO DISCRIMINATION
The City and Union agree that no person covered by this agreement hereto shall be discriminated against because of race, religious creed, political affiliation, color, national origin, ancestry, union activity, disability, marital status, sex, age, or sexual orientation, unless such factor is a bona fide occupational qualification or such action is required to comply with Federal or State law.
ARTICLE 3. SECURITY PROVISIONS
3.1 Dues Deduction
Payroll deductions for membership dues shall be granted by the City to the Union. The following procedures shall be observed in the withholding of employee earnings:
(a) Payroll deductions shall be for an amount set by the Union, and shall not include fines. The Union may change the fixed uniform dollar amount by giving the City thirty (30) days notice of any such change. Dues deductions shall be made upon notice from the Union of an employee’s desire for dues deduction.
(b) Authorization, cancellation or modification of payroll deduction shall be made upon written request and confirmation in writing from the Union. The City shall direct unit members to the Union if they so request to cancel or change dues deductions. Dues deductions may be revoked only by certification from the Union pursuant to the terms of the unit member’s written authorization.
The voluntary payroll deduction authorization shall remain in effect until employment with the City is terminated or until written notice to cancel or modify the deduction is received by the City from the Union. Unit members may authorize dues deductions only for the organization certified as the recognized employee organization of the unit to which such unit members are assigned.
(c) Amounts deducted and withheld by the City shall be transmitted to the Union, at the address specified.
17 Agenda Item # A.
3 (d) When an employee is in a non-pay status for an entire pay period (currently two weeks), no withholding will be made to cover that pay period from future earnings nor will the employee deposit the amount with the City which would have been withheld if the employee had been in pay status during that pay period. In the case of an employee who is in a non-pay status during a part of the pay period, and the salary is not sufficient to cover the full withholding no deduction shall be made. In this connection, all required deductions have priority over the Union dues deduction.
(e) The Union shall refund to the City an amount paid to it in error upon presentation of supporting evidence.
(f) The Union shall indemnify defend and hold harmless the City and its officials, representatives and agents against any and all claims, demands, suits or other forms of liability (monetary or otherwise) and for all reasonable legal costs that shall arise out of or by reason of action taken or not taken by the City in complying with the provisions of this Article. The Union’s indemnity and liability obligation is more fully set forth as follows:
1. The Union shall defend, indemnify and hold harmless the City and its officers and employees from any claim, loss, liability, cause of action or administrative proceeding arising out of the operation of this Article.
Upon commencement of such legal action, administrative proceeding, or claim, the Union shall have the right to decide and determine whether any claim, administrative proceeding, liability, suit or judgment made or brought against the City or its officers and employees because of any application of this Article shall or shall not be compromised, resisted, defended, tried or appealed. Any such decision on the part of the Union shall not diminish the Union’s defense and indemnification obligations under this Agreement.
2. The City, immediately upon receipt of notice of such claim, proceeding or legal action shall inform the Union of such action, provide the Union with all information, documents, and assistance necessary for the Union’s defense or settlement of such action and fully cooperate with the Union in providing all necessary employee witnesses and assistance necessary for such defense.
3. The Union, upon its compromise or settlement of such action or matter shall timely pay the parties to such action all such sums due under such settlement or compromise. The Union, upon final order and judgment of a Court of competent jurisdiction awarding damages or costs to any employee, shall pay all sums owing under such order and judgment. (g) It is specifically agreed that any dispute between the City and the Union concerning the amount of the uniform dues deduction and/or the responsibilities of the Union with respect to these matters shall be resolved in 18 Agenda Item # A.
4 accordance with the grievance procedures set forth in this MOU. The Union hereby expressly waives any right to file an unfair labor practice charge with the Public Employment Relations Board regarding any dispute between the City and the Union arising under this Article 3.
ARTICLE 4. UNION RIGHTS
4.1 Meet and Confer
The Union will be notified and given the opportunity to meet and confer prior to changes in terms and conditions of employment which are within the scope of representation as defined by the Meyers Milias Brown Act. The City retains the right to act on matters within the scope of representation after discharging all of its obligation under the Meyers Milias Brown Act.
4.2 New Employee Notification
When an employee is hired in any of the covered job classifications, the City shall notify the employee that the Union is the exclusive recognized bargaining representative for that classification in said unit and shall inform the employee of his/her right to join and participate in activities of the Union. (a) The City will provide a written statement to each new employee hired into a classification in the bargaining unit represented by the Union, that the employee’s classification is represented by the Union and the name of a representative of the Union. The City will provide the employee with a packet of information that has been supplied by the Union and a membership application form.
(b) The City will notify the union, in writing, no less than ten (10) business days in advance of any new employee orientation (same as first day of work at the City) who joins the bargaining unit whether by hire, transfer or otherwise specified. Email notification to the Union will suffice. The ten (10) business day advance notice for new employee orientation may be shortened only when there is an urgent need critical to the employer’s operations that was not reasonably foreseeable (e.g. the employee’s first day of work in the bargaining unit position is less than ten (10) business days after the hiring decision) in which case the City shall provide as much advanced notice as practicable and must provide the Union the rationale for the exception in writing. (c) The new employee orientation notice provided to the Union will include the date, time and location of the orientation. The City agrees that it will not disclose the date, time, or place of any such new employee orientation(s) to anyone other than the employees who are to attend the orientation, the Union, or a vendor that is contracted to provide a service for purposes of orientation. (d) The City shall allow two (2) bargaining unit representatives designated by the Union to meet with the new employee(s) during new employee orientation. It is anticipated that this meeting would require approximately thirty (30) minutes 19 Agenda Item # A.
5 in order to provide information about the MOU and related matters.
Management representatives will excuse themselves during the Union portion of the orientation.
(e) Bargaining unit members attending orientation as the Union representative shall be given paid release time sufficient to cover the Union’s presentation and travel time. On the rare occasion that the bargaining unit representatives are not available to attend a new employee orientation, the Union will provide the names of two alternative unit members who they wish to be released at least forty-eight (48) hours in advance to Human Resources Manager or designee.
4.3 Unit Member Contact Information
The City will provide the Union or designee, by email, an excel spreadsheet listing the names and contact information (listed below) of any newly hired employee within thirty (30) days of the date of hire or by the first pay period of the month following the employee joining the bargaining unit, whichever is sooner. The City will also provide cellular phone numbers and personal email addresses if on file with the City.
The contact information the City will provide is as follows:
(a) Employee name
(b) Job title
(c) Department
(d) Work location
(e) Work phone number
(f) Home phone number
(g) Home address
The City will provide the same information to the Union in the same format for all employees in the classifications covered by the MOU every one hundred and twenty (120) calendar days, which will be established as every September, January and May.
Contact information updates provided to the City since the last Employee Data Sheet was sent will be reflected in the next scheduled update.
4.4 City Agreement Not to Disclose Personal Contact Information The City agrees that personal contact information of unit members (e.g. home address, personal phone number, personal email address) is private information not to be disclosed except in the manner authorized by law to any third party other than the Union. The City further agrees to give the Union reasonably immediate notice of any such requests from a third party prior to releasing such information to the requesting party.
20 Agenda Item # A.
6 Upon written request of any employee, the City shall not disclose an employee’s home address, home telephone number, personal cellular telephone number, personal email address or birth date to the Union.
4.5 City Communications to Unit Members Concerning Union Rights If the City chooses to disseminate a communication to unit members or applicants to be unit members concerning public employees’ rights to join or support an employee organization, or to refrain from joining or supporting an employee organization, the City shall meet and confer with the Union concerning the content of the communication before dissemination.
If the City and the Union cannot reach agreement and the City elects to proceed with its proposed mass communication, the City must also distribute, at the City’s expense and in the same format and manner of delivery as utilized for the City’s communication, a communication of reasonable length provided by the Union.
The City will remain neutral in all communications to unit members about whether to join or support the Union and will not discourage or deter Union membership or support.
4.6 Bulletin Board
The City shall provide the Union with a dedicated bulletin board at a location in the MSC hallway to be agreed upon by both Parties. The board shall be used for the following subjects:
(a) Information on Union elections, reports and notices; (b) Reports of official business of the Union; and
(c) Scheduled membership benefits, programs and promotions; The bulletin board shall not contain any derogatory, defamatory, or inflammatory statements concerning the City or City personnel, nor any material that would impair City operations. Prior to posting of any material on the designated bulletin board, the Union shall provide one (1) copy of the material to the Department Head or designee.
4.7 Access To Union Representatives
Membership meetings, organizing activities, membership campaigns, or dues collecting by Union or their representative on City premises or at work locations/sites during regular hours of work shall not be permitted.
Representative of the Union shall be granted reasonable access to employee work locations/sites to investigate matters relating to employer-employee relations, unless such access to given work locations/sites would constitute a safety hazard or would interfere with the operations of the City. Access to work locations/sites shall be regulated by the City so as not to constitute a safety hazard or to interfere with operations of the City. Representatives of the Union shall not enter a work 21 Agenda Item # A.
7 location/site without advance notification to the Assistant to the City Manager/Personnel Director or his/her duly authorized representative.
4.8 Steward
The Union shall have the right to certify one (1) steward to represent other employees in disciplinary or grievance matters. The Steward may have one (1) alternate steward whose sole purpose shall be to serve in the absence of the steward.
The Union shall notify the City in writing of the name of the steward. Stewards shall conduct their representation activities on their own time and on the employee’s own time, unless prior approval has been received from the appropriate supervisor, or manager in order to leave the job site. Time off without loss of compensation shall be allowed for management approved meetings.
4.9 Meeting Places
The Union shall have the same right as any other private organization to reserve City meeting rooms and facilities during non-working hours. Use of such meeting rooms and facilities shall be subject to established city policies and procedures for rental of such facilities.
ARTICLE 5. MANAGEMENT RIGHTS
5.1 Rights Retained
The City reserves all rights with respect to matters of general legislative, managerial and financial policy including, among others: the exclusive right to determine the mission of its constituent departments, commissions and boards; set standards and the levels of service; determine the procedure and standards of selection for employment; direct and schedule its employees; establish and enforce performance standards; take disciplinary action; relieve its employees of duties because of lack of work or for other legitimate reasons; maintain the efficiency of government operations; determine the methods, means and personnel by which governmental operations are to be conducted; require overtime; take all necessary actions to carry out its mission in emergencies; and exercise complete control and discretion over its organization and technology of performing its work. These rights shall be limited only as specified in the Agreement.
Nothing in this Article shall be construed to limit, amend, decrease, revoke or otherwise modify the rights vested in the City by and law regulating, authorizing or empowering the City to act or refrain from acting.
5.2 Impact on Bargaining Unit
The exercise of such rights shall not preclude the Union from meeting and conferring with City representatives about the impact that decisions on these matters may have on wages, benefits, and other terms and conditions of employment.
ARTICLE 6. LAYOFF AND RECALL
22 Agenda Item # A.
8 6.1 Definition of Layoff
Layoff means the elimination of an employee’s classification or position.
6.2 Reason for Layoff
The City in its discretion shall determine whether layoffs are necessary unless it is clearly established that such a determination is arbitrary. Although not limited to the following, layoffs shall ordinarily be for lack of work, material change in duties or organization, and/or lack of funds.
6.3 Notification of Layoff
Employees laid off due to the above reasons will be given written notice, either by certified mail or hand delivery, at least thirty (30) calendar days before the effective date of the layoff. A copy of such notice will be given to the Union.
6.4 Order of Layoff
If it is determined that layoffs are necessary, the City will not keep temporary employees in classifications otherwise represented by this unit performing bargaining unit work. If necessary, bargaining unit members will be laid off in the following order:
(a) Probationary employees;
(b) In the event of further reductions in force, employees will be laid off from the affected classification in accordance with their seniority, as defined in this section;
(c) In the event of a tie in seniority, as defined in this section, employees will be laid off from the affected classifications in accordance with their ability to perform the remaining work available without further training, to be determined by the Department Head.
6.5 Seniority
For purposes of this section, Seniority means an employee’s length of continuous fulltime service for the City since his / her last date of hire, less any approved leaves of absence greater than thirty (30) days, unless otherwise required by law.
6.6 Reassignment
In lieu of layoff, the City may at its discretion (after consulting with the department head concerned) offer the employee(s) whose position is subject to elimination, the opportunity to transfer to a current vacant position.
6.7 Reemployment Rights
Employees who are laid off and whose last performance review was satisfactory or better shall be placed on a recall list for a period of one (1) year. An employee’s name will remain on the list for one (1) year, or until he/she is offered an equal or comparable position in the laid off class, whichever comes first. If there is a recall, employees who are still on the recall list shall be recalled, in the inverse order of their layoff, provided he/she is presently qualified to perform the work in the job classification to which he/she is recalled without further training. 23 Agenda Item # A.
9 If an employee is recalled to a position in a lower rated job classification, he/she shall have the right to return to the job classification he/she held prior to being laid off in the event it subsequently becomes available. If an employee is recalled to a lower rated job classification, the employee shall have the right to refuse the recall. The City shall not hire new employees in bargaining unit positions so long as there are still employees on the recall list who are presently qualified to perform the work in the affected job classification and are willing to be recalled to said classification. (a) Employees, who accepted demotions in lieu of layoff, will be granted the same reemployment right as laid off employees.
(b) Employees on reemployment lists shall have the right to apply for promotional positions.
(c) Employees on reemployment lists eligible for recall shall be given written notice of recall. The notice may be hand-delivered or sent by certified mail or registered mail with a copy to the Union, provided that the employee must notify the City of his/her intention to return within three (3) days after receiving notice of recall. The City shall be deemed to have fulfilled its obligations by mailing the recall notice by registered mail, return receipt requested, to the mailing address provided by the employee, it being the obligation and responsibility of the employee to provide the City with his/her latest mailing address.
6.8 Full Rights
Employees who are laid off and are subsequently rehired within the one (1) year reemployment period will have their vacation accrual rate, and accumulated sick leave balance restored to the level they were at upon separation.
ARTICLE 7. PAY RATES AND PRACTICES
7.1 Salaries
Effective the pay period that included July 1 of each fiscal year that this agreement covers, represented classifications base salary will be adjusted as follows:
1. 7/1/22 5% across all classification.
2. 7/1/23 CPI then Market Adjustments (Minimum of 3%, Maximum of 3.5%)
3. 7/1/24 CPI then Market Adjustments (Minimum of 3%, Maximum of 3.5%)
4. 7/1/25 Market Range Adjustments (salary adjustment applied to classification)
5. 7/1/26 Market Range Adjustments (salary adjustment applied to classification) The percentage increase above of 3% to 3.5 percent for the 7/1/23, 7/1/24 adjustments shall be referred to hereinafter as "minimum/maximum”. The percentage increases above shall be based on the wage rate then in effect. For example, if the Index for 2023 as described below is 2.5 %, the wage increase applied to the July 1, 2023, classification schedule shall be of 3.0 %, plus the market rate adjustment increase 24 Agenda Item # A.
10 described below for the applicable years. CPI adjustment shall be based on April 12- month Consumer Price Index for the San Francisco Bay Area set by the U.S. Bureau of Labor Statistics for the respective year.
Market Adjustment
Market adjustment shall be determined by taking the 50th percentile of the maximum annual pay rate of the peer cities equivalent classification. This calculated annual pay rate amount will be a % above or below the current maximum annual pay rate for the City of Los Altos’ represented classification. If the City of Los Altos represented classification is below market, the classification will be adjusted by the calculated percentage necessary to bring the pay rate to the 50th percent of the market.
Market Range Adjustment
Similar to the above “Market Adjustment”, except the percentage increase necessary to bring the pay rate to the 50th percent of the market shall not be automatically adjusted for the incumbent in the represented classification effective the pay period that includes July 1. Instead, the range for the classification shall be increased based on the 50th percentile of the maximum annual pay rate of the peer cities equivalent classification, The incumbent of the represented classification shall be eligible for a step increase based on merit, up to the new maximum for the classification, on their annual review date.
Peer Cities
The peer cities used for the determination of market adjustments shall be based on likeness to the City of Los Altos using the following factors (Population, number of Full-Time Equivalent positions, agency expenditures, expenditures per capita, and geographic proximity). On each comparable factory, a rank of 1 or 0.5 shall be assigned (1 being line, 0 being unlike). The top 6 peer cities shall be used for market adjustments. If a peer city lacks a comparable classification, the next peer city with a comparable classification will be used.
Effective March 1, 2023, and every MOU year thereafter, the Union shall be provided with the list of the Peer Cities included in the comparable survey. List shall include the “likeness factors” described above.
Salaries for all represented classifications for year 2022-2023 are listed in Appendix A.
7.2 Step Increases
Pay increases within the established pay range shall not be automatic, but shall depend upon increased service value of an employee to the City as shown by recommendations of the supervisor, performance, and length of service, special training taken, or other pertinent evidence.
The A (first) Step is the minimum rate and should normally be the hiring rate for the classification. The City Manager or designee may hire above this step in case of an unusually well qualified person or in a tight labor market, or when such action in his/her opinion clearly appears to be in the best interests of the City. 25 Agenda Item # A.
11 The B (second) Step is an incentive adjustment to encourage an employee to improve his/her work. An employee shall be eligible for consideration of a merit increase to the B (second) Step after six (6) months of continuous service. Such merit increase shall be given only if recommended by the department head and approved by the City Manager or designee. Normally, an employee whose performance does not justify a merit increase to the B (second) Step should be released.
The C (third) Step is the rate at which an employee should be paid after satisfactory performance in a given classification with not less than one (1) years’ service at the B (second) Step.
A merit increase to the C (third) Step shall be granted only upon recommendation of the department head and approval of the City Manager or designee.
The D (fourth) Step should be granted only after the employee has served a minimum of one (1) year at the C (third) step and upon recommendation of the department head that the employee’s work is fully satisfactory and upon approval of the City Manager or designee.
The E (fifth) Step is the rate for a fully qualified and experienced employee. An employee should be eligible for consideration for adjustment to this step only after serving a minimum of one (1) year at the D (fourth) Step and upon recommendation of the department head and the approval of the City Manager or designee.
The E (fifth) Step shall be considered maximum pay for competent performance of all the duties accruing to the individual position by an experienced and qualified employee.
7.3 Flexibly Staffed Positions
Certain positions in the Association will be flexibly staffed to promote qualified incumbents from lower classifications to higher classifications without conducting a competitive recruitment process. Flexibly staffed positions also provide managers the flexibility to make appointments at either the lower or higher classification, depending on the need s of the department and the candidates’ qualifications.
The flexibly staffed Association positions are as follows:
• Maintenance Worker I/II
• Equipment Mechanic I/II
1. Flexibly Staffed Promotion Criteria for Maintenance Worker I/II To be eligible for promotion from a MWI to a MWII, regardless of openings in the classification, the incumbent MWI must have:
1. Passed probation
2. Worked for the City for two continuous years in the MWI classification with satisfactory annual performance evaluations
3. Obtains a Class B California Driver’s License**
26 Agenda Item # A.
12 4. Obtain at least one of the following:
Qualified Applicator Certification
CWEA Grade 1
Maintenance Superintendents Association - Public Works Technician Employees who previously received a flexibly staffed promotion to MWII who received a “OSHA Electrical Certification” will have 12 months to complete the coursework required to obtain a Maintenance Superintends Association – Public Works Technician Certificate. Thereafter will be required to complete at least one Maintenance Superintendents Association Class per year.
Employees who satisfy the criteria will be promoted upon recommendation of the Department Head.
**Substitution from obtaining a Commercial Driver’s License requirement may be possible, however criteria for a suitable substitution, are at the discretion of the Department Head, or City Manager dependent of the Employee’s classification and customary job duties.
2. Flexibly Staffed Promotion Criteria for Equipment Mechanic I/II To be eligible for promotion from a Equipment Mechanic I to a Equipment Mechanic II, regardless of openings in the classification, the incumbent Equipment Mechanic I must have:
1. Passed probation
2. Worked for the City for two continuous years in the Equipment Mechanic I classification with satisfactory annual performance evaluations
3. Obtain at least four of the following:
ASCE – Engine Repair
ASCE Automatic Transmission/Transaxle
ASCE – Manual Drive Train & Axles
ASCE Suspension & Steering
ASCE Brakes
ASCE Electrical/Electronic Systems
ASCE Heating & Air Conditioning
ASCE – Engine Performance
ASCE Light Vehicle Diesel Engines
Employees who satisfy the criteria will be promoted upon recommendation of the Department Head.
3. Flexibly Staffed Promotion Probationary Period
27 Agenda Item # A.
13 Employees who move from a lower classification into a higher classification within a flexibly staffed classification will be on promotional probation for six (6) months. The promotional probationary period may be extended an additional six (6) months at the discretion of the Human Resources Manager or designee. An employee rejected during the probationary period from the higher classification will be reinstated to his or her previous lower classification unless the employee is dismissed for cause. After completion of probation, an employee must maintain the certification that served as the prerequisite to moving to the MWII classification and must satisfy all other requirements of the MWII classification.
4. Flexibly Staffed Promotion Pay Rate
Employees who move from a lower classification into a higher classification within a flexibly staffed classification will be placed at Step A of the higher classification or the step immediately above their current step, whichever is greater.
5. Flexibly Staffed Promotion Effective Date
Flexibly staffed promotions shall begin on the first full pay period after the employee has submitted documentation to the department head or designee that shows the requisite criteria has been attained. Each employee is singularly responsible for submitting all documentation to qualify for a Flexibly Staffed Promotion
7.4 Mileage Reimbursement
Employees required to travel on City business shall either be provided with a City vehicle or reimbursed for transportation expenses. City business does not include travel from home to work.
Employees required to use their private automobiles for City related business shall be reimbursed for all such authorized travel at the current IRS rate. Employees using their private vehicles must maintain appropriate automobile insurance coverage.
7.5 Promotion
“Promotion” is the appointment of an employee to a position in another classification with a higher top step base salary. An employee shall receive a minimum five percent (5%) increase to their base salary when they are promoted.
ARTICLE 8. HOURS OF WORK, OVERTIME,
STANDBY/CALL-OUT PAY
8.1 Work Schedule
Employees shall be assigned to regularly-scheduled work shifts with standard daily start and stop times. Should it be necessary, in the interest of efficient operations, or due to a special event or circumstances to temporarily modify an employee’s regular work schedule, the City shall give at least five (5) working days notice of such change to the affected employee(s). The City will notify the Union prior to implementing any 28 Agenda Item # A.
14 permanent work schedule change no less than thirty (30) calendar days prior to the proposed change. Nothing herein shall prohibit the City from adjusting an employee’s work hours or days. Work schedules shall not be unjustly changed.
8.2 Ten Hours of Rest
Consecutive Shifts / Ten Hour Rest Period: An employee who works their entire shift or longer will receive no less than ten (10) hours of time off before returning to duty or other required work assignments (required on-call emergency response, training, etc.). In no event shall an employee be required to work more than sixteen (16) consecutive hours. In the event the ten (10) hour rest period between shifts includes time that the employee would normally be scheduled to work, the Employee may use any compensated time off available (vacation, floating holiday, comp time or noncompensated time off) to cover for said period. However, an employee will return to work to complete his/her normal shift if there is any time remaining on his/her shift after the ten (10) hour rest period is completed. These provisions do not apply to special events or voluntary training. The ten (10) hour rest period requirement can be waived if mutually agreed to by the employee and the employee’s supervisor.
Exceptions to the above are:
a. Unforeseen emergency situations such as; natural disasters or other extraordinary events. Backfilling for sick calls or common staffing issues do not constitute an emergency for the purposes of this section. b. It is understood that special work assignments can be exempt from these provisions and will occasionally require employees assigned to those assignments to work beyond sixteen (16) hours or to require employees to return to duty prior to the ten (10) hour rest period. However, when practical, the Supervisor of the employee will make every effort to comply with the provisions above.
Employees should notify their supervisors as soon as practical to ensure that proper staffing is maintained.
8.3 Alternative Work Schedules
Upon written request by an employee, the Department Head or designee and the employee’s immediate supervisor/manager shall consider allowing the employee to work an alternative work schedule. This schedule will only be approved if it maintains established levels of service and is transparent to the public. In addition, this scheduling will be subject to the conditions, limitations and procedures outlined in the City’s Administrative Policies.
Work schedules have been and will continue to be determined by the Department Head based upon the need to provide service to the public. These schedules will continue to be administered by the Department Head. The Department Head or designee will work with the employee’s immediate supervisor / manager and the employee to determine the appropriate alternative work schedule and break time(s).
8.4 Alternative Work Schedule Options
6. 4/10 Work Schedule
29 Agenda Item # A.
15 A 4/10 work schedule consists of four (4) workdays of ten (10) hours within a seven (7) day work week. For this schedule, the workweek begins Sunday at 12:00 AM and ends Saturday at 11:59 PM.
7. 9/80 Work Schedule
A 9/80 is a work schedule of eighty (80) work hours, scheduled over the course of nine (9) workdays during a single biweekly pay period. The typical 9/80 schedule consists of eight (8) work days of nine (9)-hours, Monday through Thursday of each week, with one eight (8)-hour day on one of the Fridays. For this schedule, the workweek shall begin exactly four (4) hours after the start time of the day of the week that the employee’s eight (8) hour work day is scheduled.
8. Defined 9/80 Work Schedule
Employees whose primary work location is MSC will be scheduled to work a Defined 9/80 Work Schedule consisting of eight (8) work days of nine (9) hours, Monday through Thursday of each week, and one (1) defined Friday of eight (8) hours. The non-working Friday will be the day that City Hall and MSC are closed to staff and the public. The Fridays that these locations will be closed shall be posted annually on the City’s website calendar. Employees at MSC may work a 4/10 Work Schedule, with department head approval, so long as their four workdays align with the days that City Offices will be open under the Defined 9/80 Schedule.
8.5 Alternative Work Schedule Procedure
(a) An employee scheduled to work an alternative work schedule or an employee requesting to work an alternative work schedule shall submit an “Alternative Work Schedule Form” to his or her immediate supervisor and to the Department Head for approval. Human Resources must receive a copy of the approved form.
(b) Upon receipt of an employee’s written request to work an alternative schedule, the Department Head will work with the employee’s immediate supervisor/manager to determine whether the department can approve the employee’s alternative work request.
1. In determining whether the department can approve the request, the department shall first consider its obligation to the public.
2. If the department head determines that the alternative work schedule will not cause harm to the public service, he or she shall next consider whether the department can adequately manage the requested alternative schedule.
3. Finally, the Department Head will consider and allow the requested alternative schedules as long as it does not diminish the quality of the employee’s work, the availability of City services, or result in increased costs.
30 Agenda Item # A.
16 (c) In certain circumstances, and depending on workload and department initiatives, the department head or designee may take the employee off their alternative work schedule unless an employee’s labor agreement specifies otherwise. This may occur due to public service needs, the department’s ability to manage the employee, the employee’s performance or productivity, or for any other lawful reasons. In such instances, the department head or designee will make an effort to notify the employee ahead of time of any scheduling change.
(d) Employees working an alternative work schedule cannot move their regular day off or “flex” or adjust work hours forward or backward on the alternating regular work day without written approval by their supervisor. (e) Starting and ending times for the work day for an employee working an alternative work schedule continue to be subject to approval by the employee’s supervisor / manager. The supervisor / manager may adjust the employee’s start and end times from time to time, as necessary to provide adequate staffing and coverage.
(f) Integration with holidays and paid leave:
1. When a holiday falls on an employee’s regularly scheduled ten (10) hour work day, the employee shall receive ten (10) hours of paid holiday. When a holiday falls on an employee’s regularly scheduled nine (9) hour work day, the employee shall receive nine (9) hours of paid holiday. When a holiday falls on an employee’s regularly scheduled eight (8) hours work day, the employee shall receive eight (8) hours of paid holiday.
2. When an observed holiday falls on an employee’s regularly scheduled day off, the employee will observe the holiday the preceding/following day and receive holiday pay in accordance with their regularly scheduled shift for that day.
3. If the Thursday before the scenario in section (f)2 above is also a holiday, the employee shall observe the holiday the
preceding/following day and receive holiday pay in accordance with the employee’s regularly scheduled hours for those days. (For example, if a non-working Friday falls on the day after Thanksgiving, employees would maintain their non-working Friday and receive nine (9) hours of holiday pay on Wednesday and Thursday instead of receiving holiday pay on Thursday and Friday).
Employees who take a full day off on a ten (10) hour workday will be charged ten (10) hours of leave. Employees who take a full day off on a nine (9) hour workday will be charged nine (9) hours of leave. 31 Agenda Item # A.
17 Employees who take a full day off on an eight (8) hour workday will be charged eight (8) hours of leave.
4. Holiday Premium Pay: Holiday compensation during Thanksgiving, Christmas, and New Year’s Day shall be compensated at two (2) times the employee’s straight time rate for a maximum of three (3) hours.
8.6 Meal Breaks
Employees scheduled to work eight (8) hour shifts shall be entitled to a thirty minute unpaid meal period per shift. Employees scheduled to work nine (9) or ten (10) hour shifts shall be entitled to either a thirty (30) minute or one (1) hour unpaid meal period per shift, subject to supervisor approval. Whenever possible, the meal period shall be scheduled at the middle of each shift.
Employees are entirely relieved of responsibilities and restrictions during their meal period, unless they are assigned to work an on-duty meal period, which will be treated as paid time.
8.7 Rest Periods
All employees shall be granted a rest period limited to fifteen (15) minutes during each four (4) hours of work. Rest periods not taken shall be waived. The morning rest period shall be granted near the middle of each four hour-shift whenever this is feasible. The afternoon rest period may be combined with the thirty (30) minute meal break.
8.8 Overtime
Any time worked beyond the employee’s regularly scheduled work hours is considered overtime. Paid time off due to sick leave, holidays, vacation or other paid leave is included as “time worked” for overtime purposes.
Employees working overtime shall be paid at one and one-half (1 ½) times their hourly straight time rate. Employees must receive prior authorization to work overtime.
Employees required to work on Thanksgiving, Christmas, and New Year’s Day will be paid the holiday hours for their regularly scheduled shift, the first three (3) hours of mandatory overtime at two (2) times their hourly straight time rate, and any additional time at one and one half (1 ½) times their hourly straight time rate.
8.81 Compensatory Time Off
In lieu of overtime pay in cash, an employee may request to accrue compensatory time off, which will accrue at the rate of one and one-half (1 ½) times each overtime hour worked, subject to a maximum accrual of one hundred and forty (140) hours. The Department Head or designee has sole discretion to grant the request for comp time.
The last week of July the city will notify employees of their ability to voluntarily cash out all or a portion of their compensatory time off balances effective the first full pay period in August.
32 Agenda Item # A.
18 Effective the last pay period in November, all accrued compensatory time hours above one hundred (100) hours will be cashed out and payment of cashed out hours will be made on the first pay period in December. Compensatory time payment shall be in a separate check.
An employee wishing to use his / her accrued compensatory time off shall provide his / her Department Head with reasonable notice of such request. Reasonable notice is defined as at least ten calendar days. If reasonable notice is provided, the employee’s request may not be denied unless it is unduly disruptive to the department. A request to use compensatory time off without reasonable notice may still be granted within the discretion of the Department Head or designee responsible for considering the request.
8.9 Clean-Up Time
All employees whose work causes their person or clothing to become soiled shall be provided with reasonable time not to exceed ten (10) minutes for clean-up period prior to the end of each work shift.
8.10 Standby Pay, Call-Out Pay
(a) Standby Compensation: The City will pay five dollars and forty two cents ($5.42) per standby hour, not to exceed one hundred and thirty dollars ($130) for each twenty-four (24) hours on standby.
(b) Minimum Call-Out Pay: Call back compensation shall be a minimum of three (3) hours at time and a half (1 ½) the employee’s straight time rate. (c) Call Out Pay (Between 9 PM – 5 AM): Call backs between the hours of 9:00 p.m. and 5:00 a.m. will be compensated at a minimum of six (6) hours at time and a half (1 ½) the employee’s straight time rate.
(d) Holiday Call Out Pay: Call back compensation during Thanksgiving, Christmas, and New Year’s Day shall be compensated at two (2) times the employee’s straight time rate for a maximum of three (3) hours. Moved to
8.5(f) 5.
8.11 Weekend Work Program (WWP)
Employees assigned to the WWP shall be compensated at time and a half (1 ½) the employee’s straight time rate.
ARTICLE 9. UNIFORMS, BOOTS, TOOLS, LICENSES,
CERTIFICATIONS
9.1 Uniforms
33 Agenda Item # A.
19 The uniform items specified in this section are not to be used other than working for the City or while traveling to and from work. Uniforms will be ordered to arrive prior to September 30, if possible. The City shall provide uniforms as follows:
(a) Five (5) brown Carhartt type work pants, five (5) button down long sleeve or short sleeve shirts, five (5) t-shirts, per year;
(b) A monthly cleaning allowance of thirty ($30.00) dollars; and (c) One (1) winter jacket, one (1) hooded sweat shirt, one (1) baseball type cap and one (1)sun hat, to be replaced on an as needed basis.
9.2 Safety Boot Allowance
The City shall provide each employee with two (2) new pairs of safety boots / shoes per fiscal year, up to a maximum total cost to the City of four hundred and fifty dollars ($450) per fiscal year per employee. All authorized safety boots/shoes will be steel toed and consistent with the typical duties and needs of the employee. Employees are required to wear these safety boots/shoes when performing their City duties.
Employees may use the remaining balance of the safety boot allowance to purchase insoles, laces, reconditioning of leather or to complete repairs made to the safety boot (Resole/recorking/welting/stitching, etc.).
If, prior to the annual purchase of new safety boots / shoes, an employee’s safety boots / shoes become unusable due to wear or damage at work, the employee must present the boots/ shoes to the Department Head who will authorize and approve a replacement pair, cost to the City not to exceed $200 per pair.
9.3 Safety/Rain Boot
The City shall provide employees with a high quality (not steel toed) safety wet weather boot. The boot shall be stored in the employee’s locker and kept available when necessary. This boot will be replaced upon presentation to the appropriate supervisor that it is unusable due to wear or damage at work. This boot shall remain the property of the City.
9.4 Appearance
Employees shall be responsible for ensuring that uniforms are maintained and work in a neat and professional manner. Supervisors shall be responsible for ensuring that employees maintain a proper appearance and take appropriate actions as required.
9.5 Licenses and Certificates
The Department Director or designee shall determine which positions are eligible to receive Licenses and Certification Pay, as well as total number of certifications for operations.
(a) Class B License Pay
The City will pay for the required medical exams to obtain and maintain a Class B commercial driver’s license. Effective the first full pay period following 34 Agenda Item # A.
20 Union ratification and City Council approval of this MOU, employees who hold and maintain a Class B license will receive a stipend of fifty dollars ($50) per pay period.
To the extent permitted by law, Class B License Pay will be reported to CalPERS as special compensation per Title 2 of the California Code of Regulations, sections 571 and 571.1.
(b) QAC / CWEA Pay
Effective the first full pay period following Union ratification and City Council approval of this MOU, employees are eligible to receive QAC / CWEA Grade Pay as follows:
1. Employees who have met their most recent performance evaluation expectations and have voluntarily obtained their Qualified Applicator Certificate (QAC) or their California Water Environment Association (CWEA) Grade 1 certification will receive twenty-five ($25) dollars per pay period;
2. Employees who have met their most recent performance evaluation expectations and have voluntarily obtained their CWEA Grade 2 certification will receive thirty ($30) dollars per pay period;
3. Employees who have met their most recent performance evaluation expectations and have voluntarily obtained their CWEA Grade 3 certification will receive sixty ($60) dollars per pay period;
4. Employees who have met their most recent performance evaluation expectations and have voluntarily obtained their CWEA Grade 4 certification will receive ninety ($90) dollars per pay period.
Employees may not stack CWEA Grade Pay. Employees may receive QAC Pay and CWEA Pay for Grade 2 or above at the same time, but may not receive multiple forms of CWEA Pay at one time, i.e. CWEA Pay is not cumulative.
For example, an employee who has obtained her QAC and a CWEA Grade 1 will be entitled to $25 per pay period. If that same employee obtains a CWEA Grade 2, he/she will be entitled to $55 per pay period. However, if the employee initially obtained a CWEA Grade 1 with no QAC, then obtains a CWEA Grade 2, she will only be entitled to $30 per pay period for the CWEA Grade 2.
The Parties agree that QAC / CWEA Pay is not special compensation per Title 2 of the California Code of Regulations, sections 571 and 571.1. If CalPERS determines otherwise, the Parties agree QAC / CWEA Pay will be discontinued as of the next full pay period after such determination. (c) Backflow Assembly Prevention Tester Pay
35 Agenda Item # A.
21 Effective the first full pay period following Union ratification and City Council approval of this MOU, employees are eligible to receive Backflow Assembly Prevention Tester Certification Pay (BAPT Pay) as follows:
1. Employees who voluntarily obtain their backflow assembly prevention tester certificate may submit their name to the Department Head to be placed on a list for BAPT Pay;
2. Based on Department needs, and with preapproval from the Department Director, BAPT Certification Pay list who have met their most recent performance evaluation expectations and maintain a valid BAPT certification will be recommended by the Department Head or designee to receive BAPT Pay;
3. Employee(s) selected to receive BAPT Pay will receive seventy-five dollars ($75) per pay period;
3. Employee(s) receiving BAPT Pay will be required to take assignments requiring application of their certification for the term of their backflow tester certification.
The Parties agree that BAPT Pay is not special compensation per Title 2 of the California Code of Regulations, sections 571 and 571.1. If CalPERS determines otherwise, the Parties agree BAPT Pay will be discontinued as of the next full pay period after such determination
(d) Playground Safety Inspector Pay
Effective the first full pay period following Union ratification and City Council approval of this MOU, employees are eligible to receive Playground Safety Inspector Certification Pay (PSI Pay) as follows:
1. Employees who voluntarily obtain their playground safety inspector certificate may submit their name to the Department Head to be placed on a list for the PSI Pay;
2. Based on Department needs, and with preapproval from the Department Director, PSI Pay list who have met their most recent performance evaluation expectations and maintain a valid PSI certification will be chosen by the Department Head or designee to receive PSI Pay;
3. Employee(s) selected to receive PSI Pay will receive fifty dollars ($50) per pay period;
4. Employee(s) receiving PSI Pay will be required to take assignments requiring application of their certification for the term of their certification.
36 Agenda Item # A.
22 The Parties agree that PSI Pay is not special compensation per Title 2 of the California Code of Regulations, sections 571 and 571.1. If CalPERS determines otherwise, the Parties agree PSI Pay will be discontinued as of the next full pay period after such determination
(e) Bilingual Premium Pay
The City shall pay fifteen dollars ($15) per pay period to employees approved to receive bilingual pay. To receive this pay, employees must demonstrate the ability to both understand and effectively communicate in a language other than English that the Department Head or designee has determined is necessary for the effective or efficient operation of the City (Intermediate passing score). The Department Head or designee maintains the right to determine the number of employees eligible to receive this pay.
Employees receiving this pay are required to speak the second language in the course and scope of their employment when it is necessary and may be asked to assist in translating. The Parties agree that to the extent permitted by law, bilingual premium pay is special compensation and shall be reported as such pursuant to Title 2 CCR Sections 571(a)(4) and 571.1(b)(3). (f.) A.S.E. Mechanic Certification Pay
Effective the first full pay period following Union ratification and City Council approval of this MOU, employees are eligible to receive A.S.E. Mechanic Certification Pay.
1. Employees will be required to receive department head approval prior to enrolling in authorized A.S.E Mechanic Certification courses.
2. Employees who obtain approval and receive the authorized A.S.E Mechanic Certification will be placed on a list for A.S.E Mechanic Pay.
3. Based on operational needs, and with preapproval from the Department Director, A.S.E Mechanic Pay list who have met their most recent performance evaluation expectations and maintain a valid A.S.E certification will be recommended by the Department Head or designee to receive A.S.E Mechanic Pay.
4. Employees who have met their most recent performance evaluation expectations, obtained pre-approval and have obtained their A.S.E certification will receive twenty ($25) dollars per pay period for the following:
a. Brakes
b. Wheels and Tires
c. Electrical
d. Exhaust
(g.) Public Works Certification Pay
Effective the first full pay period following Union ratification and City Council approval of this MOU, employees are eligible to receive Public Works Certification Pay.
37 Agenda Item # A.
23 1. Employees will be required to receive department head approval prior to enrolling in authorized Public Works Certification courses.
2. Employees who obtain approval to take the Public Works Certification courses will be placed on a list for Public Works Certification Pay.
3. Based on operational needs, and with preapproval from the Department Director, Public Works Certification Pay list who have met their most recent performance evaluation expectations and maintain a valid Public Works certification will be recommended by the Department Head or designee to receive Public Works Certification Pay. The pay is as follows:
a. Twenty-five ($25) dollars per pay period for the completion of two.
b. Fifty ($50) dollars per pay period for the completion of four. c. One-hundred ($100) dollars for the completion of six. (h). Trade Certification Pay
Effective the first full pay period following Union ratification and City Council approval of this MOU, employees are eligible to receive Trade Certification Pay.
1. Employees will be required to receive department head approval prior to enrolling in authorized Trade Certification course.
2. Employees who obtain approval and receive the authorized Trade Certification will be placed on a list for Trade Certification Pay.
3. Based on operational needs, and with preapproval from the Department Director, Trade Certification Pay list who have met their most recent performance evaluation expectations and maintain a valid Trade certification will be recommended by the Department Head or designee to receive Trade Certification Pay.
4. Employees who have met their most recent performance evaluation expectations, obtained pre-approval and have obtained their Trade certification will receive twenty ($25) dollars per pay period for the following:
a. Electrical
b. Plumbing
c. HVAC
d. Chemical Handling
4. Effective Date
License and Certification Pay shall begin on the first full pay period after the employee has submitted documentation to the department head or designee that shows the requisite criteria has been attained. Each employee is singularly responsible for submitting all documentation to qualify for a Flexibly Staffed Promotion
ARTICLE 10. HOLIDAYS
10.1 Scheduled Holidays
38 Agenda Item # A.
24 Eligible employees will receive the following paid holidays per year:
New Year’s Day
Martin Luther King Day
President’s Day
Cesar Chavez Day*
Memorial Day
Juneteenth Day*
Independence Day
Labor Day
Indigenous Peoples’ Day*
Veterans Day
Thanksgiving Day
Day after Thanksgiving Day
Christmas Eve
Christmas Day
The City will be observe as Holiday Closure* on the working days which fall between the Christmas Day holiday and New Year’s Day holiday will be observed paid holiday pay.
Additional holidays may be taken anytime upon approval of City Council.
Holidays which fall on Saturday will be observed the day before on Friday, and holidays which fall on Sunday will be observed the day after on Monday.
10.2 Floating Holiday
Unit members may elect to convert up to four observed holidays to a floating holiday.
The observed holidays identified above with an asterisk (*) are the only ones that an employee can elect to work and converted to a floating holiday.
Floating holidays may be taken anytime upon approval of the Department Head or designee.
ARTICLE 11. VACATIONS
11.1 Vacation Accrual
Annual paid vacations shall be required for the good of the service. Full-time employees (probationary and non-probationary) shall be entitled to accrue vacation time in accordance with the following schedule:
Months of Continuous
Service
Annual Accrual Vacation Maximum
Accrual
0-47 Months 112 hours 336 hours
48-59 Months 152 hours 456 hours
60-83 Months 160 hours 480 hours
84-107 Months 168 hours 504 hours
39 Agenda Item # A.
25 108-131 Months 176 hours 528 hours
132-155 Months 184 hours 552 hours
156-227 Months 192 hours 576 hours
228+ Months 212 hours 636 hours
For the purposes of this section, “Years of Continuous Service” shall mean an employee’s length of continuous full-time service for the City since his/her last date of hire, less any adjustments due to layoff or approved leaves of absence greater than thirty (30) days, unless otherwise required by law.
Vacation accrual changes will begin the first full pay period following the employee’s anniversary date.
11.2 Vacation Eligibility Requirements
An employee shall be eligible to take paid vacation after six (6) months employment with the City, not to exceed the amount of vacation leave earned up to that time.
However, employees shall accumulate vacation upon employment with the City.
Employees shall not accrue vacation leave for any pay period during which they are on leaves of absence without pay.
11.3 Scheduling Vacations
The times during a calendar year at which an employee may take his/her vacation shall be determined by the department head with due regard for the wishes of the employee and particular regard for the needs of the service. An employee shall be required to take at least one (1) calendar week of earned vacation leave at one time, unless otherwise authorized by his/her department head.
11.4 Maximum Vacation Accumulation
Exceptions to the accrual maximum, in extraordinary circumstances, may be granted with written approval of the City Manager. Any such decision shall not be subject to the grievance procedure.
11.5 Holiday Falling During Vacation
In the event a holiday as defined in Article 10.1 falls during an employee’s vacation, the employee shall not be charged a vacation day for the holiday.
11.6 Illness During Vacation
If an employee becomes ill while on vacation and wishes to use sick leave instead of approved vacation leave, the employee must immediately notify his / her supervisor.
The City reserves the right to request a certification from a physician or other health provider.
11.7 Vacation Cash-Out
Any employee who is laid off, resigns, retires, or is otherwise separated from the service of the City, shall receive vacation pay for all accrued vacation upon their 40 Agenda Item # A.
26 separation from employment with the City. Payment for all unused vacation hours shall be at the employee’s straight time rate at the time of cash-out. In extraordinary circumstances, the City Manager has discretion to permit employees to cash-out vacation leave prior to separation. Approval for vacation cash-out prior to separation must be made in writing to the City Manager. The City Manager’s decision is not subject to the grievance procedure.
ARTICLE 12. LEAVE PROVISIONS
12.1 Time Off to Vote
If an employee does not have sufficient time outside of working hours to vote at a state-wide election, the employee may, without loss of pay, take off enough working time which when added to the voting time available outside of working hours will enable the employee to vote.
No more than two (2) hours of the time taken off for voting shall be without loss of pay. The time off for voting shall be only at the beginning or end of the regular working shift whichever allows the most free time for voting and the least time off from the regular working shift, unless otherwise mutually agreed.
If the employee on the third working day prior to the day of election, knows or has reason to believe that time off will be necessary to be able to vote on Election Day, the employee shall give the City at least two working days’ notice that time off for voting is desired, in accordance with the provisions of this section.
Employees who are registered voters who need time off to vote should make arrangements with their immediate supervisor.
12.2 Bereavement Leave
In the event of a death in the immediate family of a full-time regular employee, up to five (5) working days, with a maximum of forty-four (44) hours, of bereavement leave will be allowed for personal matters relating to the death. Immediate family is defined as wife, husband, mother (in-law), father (in-law), sister (in-law), brother (in-law), son (in-law), daughter (in-law), grandparent (in-law), grandchild (in-law), stepchild, or stepparent. Special circumstances beyond this policy (such as other relatives residing within the employee’s household) may be considered on a case-by-case basis and must be approved by the City Manager.
12.3 Leave of Absence Without Pay
The City Manager or designee may grant an employee special leave of absence without pay for up to one (1) year whenever he / she considers such leave to be in the best interest of the City.
Failure of an employee on leave to report to work promptly at its expiration, or within reasonable time after notice to return to duty, shall be cause for discharge.
12.4 Family Medical Leave
41 Agenda Item # A.
27 Family care, medical, and pregnancy disability leave shall be provided according to the California Family Rights Act and the Family and Medical Leave Act.
ARTICLE 13. WORKERS’ COMPENSATION INSURANCE
13.1 Industrial Temporary Disability
Any employee incurring an injury or disability in the course and scope of his/her employment shall be entitled to injury leave to the extent provided by the State Workers’ Compensation and Insurance Act. Any employee on Workers’ Compensation injury leave shall receive full salary for up to 90 calendar days after the injury, provided medical documentation substantiates the disability. After 90 days, if the employee is still disabled he/she may opt to continue receiving the difference between full salary and Workers’ Compensation benefits to the extent earned vacation leave and/or sick leave is available.
ARTICLE 14. BENEFIT PROGRAMS
14.1 Long Term Disability Insurance
To the extent that long-term disability programs continue to be available, the City will continue to provide the kinds and types of coverage currently offered. The Employee shall pay the full premium for this insurance. The current coverage provides for income protection up to sixty-six and two-thirds per cent (66 2/3%) of monthly salary following a sixty (60) day elimination period, which begins on the date of illness or injury.
The City maintains the right to select or change carriers, and also to modify the longterm disability plans so long as the level of benefits shall remain substantially the same.
Employees should refer to the plan documents for a complete description of benefits, coverage and limitations. If, during the term of this Agreement a change in insurance plans or coverage is necessary, the City shall provide notice and, upon request, meet with representatives of the Union.
14.2 Tuition Reimbursement Program
The Tuition Reimbursement Program available to unit members is the City’s Education Reimbursement Program, as set forth in Administrative Instruction HR11.
Employees that receive benefits from any other form of Career Incentive Program (CIP), such as an Education Longevity Program (ELP), is not entitled to tuition reimbursement.
14.3 Departmental Training Program
The Department Head may grant permission for employees to attend professional conferences and meetings, or to participate in other forms of activity or training that are in the interest of the City.
42 Agenda Item # A.
28 Upon budget authorization, paid leave may be granted by the Department Head for such training.
Reimbursement of expenses incurred in connection with such training shall be made in accordance with the City’s Travel Policy.
14.4 Health Insurance
The City contracts with CalPERS to provide medical insurance benefits to eligible employees and their dependents, as well as eligible retirees. a) Active Employees – The City’s monthly contribution for each eligible active employee shall be the minimum employer contribution required under PEMHCA, as may be adjusted by CalPERS from year to year. b) Eligible Retirees – The City has implemented the unequal employer contribution method for the City’s contribution to medical benefits for eligible City retirees pursuant to Government Code section 22892. Under this method, the City’s contribution for each eligible retiree will increase annually by no less than 5% of the monthly employer contribution for employees, until the employer contribution for retirees equals the employer contribution paid for active employees.
c) The current required employee contribution will remain the minimum contribution allowed by law, unless the provision governing the contribution is changed, in which case the City retains the option to discontinue the program.
d) Active Employee Additional Health Contribution Effective January 2019 The City will pay up to $768.25 per month for employee only coverage, up to $1,968.00 per month for employee plus one coverage, and up to $2,350.00 per month for employee plus family coverage.
e) Active Employee Additional Health Contribution Effective January 2020 The City will pay the full cost of monthly plan premiums at the tier at which the employee participates (employee, employee plus one, family), not to exceed the Kaiser Bay Area monthly plan premium rates.
If the employee elects medical coverage at rates higher than Kaiser Bay Area, the employee will pay the difference between the Kaiser Bay Area rate at the tier at which the employee participates and the cost of the corresponding more expensive program, through payroll deduction.
f) The City’s contribution toward medical insurance set forth in 15.4(a) above will be deducted from the amount of contribution provided by this section
15.4(d)-(e).
43 Agenda Item # A.
29 g) The City will be responsible for paying the CalPERS health care administrative fees.
h) The City will continue the practice of paying the January premium in December at the increased rate.
i) The City will continue to have the right to select or change medical plans or providers, and also to modify the medical plans so long as the level of benefits shall remain substantially the same.
14.5 Cash In Lieu
Upon providing proof of alternative minimum essential medical coverage for the employee and the employee’s tax family, employees may choose to opt-out of the City’s medical coverage and be provided with a cash payment of three hundred and fifty dollars ($350) per month. Employees must provide proof of alternative minimum essential coverage each plan year, during open enrollment.
14.6 Flexible Benefits Plan
The City agrees to maintain a Flexible Benefits Plan pursuant to Section 125 of the Internal Revenue Code to provide eligible active employees with access to various health and welfare benefits, including a Health Care Flexible Spending Arrangement and a Day Care Flexible Spending Arrangement. The City will continue to pay any administrative fees associated with the Section 125 Plan.
14.7 Dental and Vision
The City’s maximum employee dental / vision reimbursement is one thousand nine hundred and ninety-seven dollars ($1,997) per employee and one thousand three hundred and thirty dollars ($1,330) per dependent per calendar year, based on City Council resolution 2008-45. The annual reimbursement maximum for employees and dependents will be adjusted annually using the 12-month Consumer Price Index, San Francisco Area, set by the U.S. Department of Labor Bureau of Statistics for the month of September, not to exceed 3%, and becomes effective January 1 of the following year.
If, during the term of this Agreement, a change in dental plans or coverage is necessary, the City shall provide prior notice and, upon request, meet with representatives of the Union. Employees should refer to the plan documents for a complete description of benefits, coverage and limitations.
Effective January 1, 2020, the plan shall permit employees and/or their dependents to use up to the maximum yearly reimbursement amount for dental or vision care for the employee and/or his or her dependents, as long as such care is not otherwise covered by the employee’s or his or her dependents’ medical insurance.
14.8 State of California Short Term Disability/SDI
Employees participate in the State of California Short Term Disability Program. The program shall be at the employee’s cost.
44 Agenda Item # A.
30 14.9 Quality of Life Wellness Employee Reimbursement Program Effective the first full pay period immediately following the ratification of this successor MOU, the City shall implement a Quality-of-Life Employee Reimbursement Plan that may be used towards reimbursement for the following allowable categories:
Mental/Emotional Wellness
Health/Physical Wellness
Financial/Retirement Wellness
Employees may be reimbursed up to $1,300 per calendar year ($50 per pay period) for the qualifying wellness activities outlined in detail within the City policy.
14.10 Retiree Health Savings Plan
The City will make available to all unit employees a retiree health savings plan administered by ICMA-RC. Effective January 1, 2020, the City will contribute to each employee’s RHSP account, depending on years of service at the City, as follows:
Twenty-five dollars ($25) per pay period for 0 – 5 years of City service; or Thirty-five dollars ($35) per pay period for 5-10 years of City service; or Forty-five dollars ($45) per pay period for 10+ years of City service.
ARTICLE 15. RETIREMENT
15.1 PERS Retirement and Employee Contributions
a) 2.7% at 55 Retirement Plan
For employees hired on or after the first full pay period in July 2003 or on or before June 30 2010, the City provides the PERS 2.7% at 55 retirement plan for miscellaneous employees. Each Employee shall pay the full eight percent (8%) employee’s contribution to maintain such benefit. The benefits currently provided are:
Single highest year compensation
Sick leave credit
3rd Level 1959 Survivor
Military Service Credit
b) 2.0% at 60 Retirement Plan
For Employees hired on or after July 1, 2010 or on or before December 31, 2012, the City provides the PERS 2.0% at 60 retirement plan for miscellaneous employees with retirement formula of three years of highest compensation.
Each employees shall pay the full seven percent (7%) employee’s contribution of the PERS miscellaneous employee’s contribution to maintain such benefit. 45 Agenda Item # A.
31 c) PEPRA 2.0% at 62 Retirement Plan
For “New Member” Employees hired on or after January 1, 2013, the City provides the PERS 2.0% at 62 retirement plan. Employees shall pay the retirement contributions as required under provisions of the PEPRA retirement law and any subsequent amendments thereto which is currently fifty percent (50%) of the normal cost rate.
15.2 Sick Leave Pay Out at Honorable Separation.
Upon honorable separation from the City (retirement, death, or resignation with no accompanying investigation or disciplinary matter), employees with five (5) or more years of continuous service with the City, may elect to receive cash payment of their accumulated and unused sick leave hours, up to 100 hours. Each hour of cashed-out sick leave will be paid at the employee’s base hourly rate at the time of separation. Federal taxation law governs this section, and the City may require employees to submit an irrevocable election form the calendar year prior to separation to take advantage of this benefit.
ARTICLE 16. PHYSICAL EXAMINATIONS
The City will pay for all physical examinations required by the City.
ARTICLE 17. SAFETY
The City and the Union have a mutual interest in providing safe and healthful working conditions for its employees, in protecting City property from damage and loss and in ensuring the safety of the public when using City facilities. To this end both parties will work actively to adhere to the provisions of the City’s Injury and Illness Prevention Program.
17.1 Health and Safety Provisions
Health and safety provisions are covered under the City’s Injury and Illness Prevention Program.
17.2 City Safety Committees
One City employee, who is a member of the Union, shall be a member of the City’s Safety Committee.
17.3 Outstanding Safety Issues
Any outstanding safety issues or concerns should be addressed to the employee’s immediate supervisor.
ARTICLE 18. GRIEVANCE PROCEDURE
18.1 Purpose
46 Agenda Item # A.
32 The following procedure is intended to be the exclusive remedy for resolving grievances, as defined below, and replaces the Grievance and Appeals procedure in the City of Los Altos’ Personnel Regulations.
The City and the Union recognize that early settlement of grievances is essential to sound employee-employer relations. In presenting a grievance, the aggrieved and/or his/her representative is assured freedom from restraint, interference, coercion, discrimination, retaliation or reprisal.
18.2 Definition, Scope and Right to File
A grievance may be filed by an individual employee, or by the Union on behalf of an employee who is otherwise eligible to file a grievance.
Should a decision not be rendered within the stipulated time limit, the aggrieved employee may immediately appeal to the next step of this procedure. A grievance may be considered settled if the decision at any level is not appealed within the specified time limit. A summary of the grievance procedure and application time requirements is attached as Appendix B.
All grievances shall be filed in accordance with this procedure. A grievance is defined as any dispute involving the interpretation, application or alleged violation of:
(a) The current MOU between the City and the Union;
(b) The City’s Personnel Regulations, policies or procedures; (c) A dispute involving any disciplinary action taken against a permanent employee or probationary promotional employee (as used in this Article, discipline is defined as any dismissal, suspension, or demotion.)’ (d) Performance evaluations resulting in a step decrease.
The following matters are specifically excluded from consideration under the Grievance Procedure:
The determination of the contents of job classifications; The determination of procedures and standards of selection for employment or promotions;
Items which require a capital expenditure;
Item subject to the Meet and Confer process as defined in the California Government Code;
All City rights specified in this Agreement and in the City’s Employer-Employee Relations Resolution;
47 Agenda Item # A.
33 The release of an employee during his/her original probation period; Performance evaluations resulting in the non-award of a scheduled step increase.
The content of documented oral counseling, written reprimands/warning and performance evaluations are not grievable, but may be discussed directly with the Department Head, the Administrative Services Director, and subsequently with the City Manager.
18.3 Step 1 – Informal Grievance Procedure
Within ten (10) calendar days of discovery of an event giving rise to a dispute, the employee and/or the employee representative shall present the dispute informally to the supervisor, manager or division head as appropriate. Where the dispute involves the relationship with the supervisor or manager they have a mutual responsibility to make a good-faith effort to resolve the matter at the lowest possible level. The supervisor or manager shall respond to the employee within ten (10) calendar days of the informal meeting with the employee and/or employee representative.
Presentation of an informal grievance shall be necessary prior to filing of a Formal Grievance.
18.4 Step 2 – Formal Grievance Procedure
If the employee believes that the issue in dispute was not resolved informally, a formal grievance may be filed with the Department Head within ten (10) calendar days from the employee’s receipt of the decision of the supervisor or manager. A formal grievance shall only be initiated in writing and shall contain information which:
(a) Identifies the aggrieved;
(b) Specifies the nature of the grievance, including a description of the time and place of relevant events;
(c) Delineates the rule, law, regulation, or policy alleged to have been violated, improperly interpreted, applied or misapplied;
(d) Describes the consideration given and steps taken to secure informal resolution of the problem;
(e) Describes the corrected action desired; and
(f) Gives the names of the employee representative.
Within ten (10) calendar days after receipt of the written grievance, the Department Head or designee shall investigate the matter, confer with persons affected, (and their representatives) to the extent deemed necessary and render a decision in writing. 48 Agenda Item # A.
34 18.5 Step 3 – Personnel Review
If the decision of the Department Head or designee does not resolve the dispute to the satisfaction of the employee, the employee or his or her representative may request a review by the Administrative Services Director or other designee by the City Manager. The request of the meeting shall be made in writing within ten (10) calendar days of receipt of the decision of the Department Head or designee.
Within ten (10) calendar days after the request for review, the Administrative Services Director or designee shall investigate the matter, confer with persons affected (and their representatives) to the extent deemed necessary and render a decision in writing.
18.6 Step 4 –Appeals Board
If the decision of the Administrative Services Director or designee does not resolve the dispute to the satisfaction of the employee, the employee or his/her representative may request a hearing before a formal Appeals Board. The request for the meeting shall be made in writing within ten (10) calendar days of receipt of the decision of the Administrative Services Director or designee.
Appointment of Appeals Board: Upon receipt of an appeal by the Administrative Services Director, an Appeals Board shall be formed. Within ten (10) calendar days following the receipt of the appeal, the City Manager or designee shall appoint two (2) representatives to the Appeals Board, and the appellant shall appoint two (2) representatives to the Appeals Board. No Appeals Board representative shall be an employee of the same department as the appellant, but all four (4) appointed representatives must be employees of the City. The parties shall, concurrently with the appointment process, mutually agree to the selection of one non-City employee to serve as a fifth non-voting member and chairperson of the Appeals Board. If the parties cannot agree on the fifth non-voting member, the fifth member shall be appointed by the State Mediators office. The names of all five members of the Appeals Board shall be received by the Administrative Services Director or designee no later than ten (10) calendar days following his/her receipt of the appeal. If either the City Manager or designee or the appellant fail to appoint within this time, then, in that event, the Administrative Services Director shall, upon notice to the delinquent party, appoint employees to any vacant Appeals Board positions. Requests for a time extension shall be mutually agreed upon by both parties. All time extension requests shall be made in writing.
Date of Hearing – Notice: Immediately after receiving the names of the members of the Appeals Board, the Administrative Services Director or designee shall set a date for the Appeals Board to hold a hearing on the matter of appeal. Such hearing shall be held no later than twenty-five (25) calendar days following the naming of the Appeals Board, unless a later date is agreed to by the appellant or it is not reasonably possible to convene the Appeals Board within that twenty-five (25) calendar days, taking into consideration the time necessary for all parties to prepare the matter for hearing. The Administrative Services Director or designee shall, immediately upon the selection of a hearing date, give written notice of the date, location and time of the hearing and identify the Appeals Board members to the appellant, the department head and other appropriate persons from whose action the appeal is made. 49 Agenda Item # A.
35 Hearing:
(a) At the date and time and place specified, the Appeals Board shall conduct a hearing on the appeal filed
(b) Unless incapacitated, the appellant shall personally appear before the Appeals Board at the time and place of the hearing and shall not be excused from answering questions and supplying information except upon claim of constitutional privilege.
(c) Upon conclusion of the hearing, the Appeals Board shall certify its findings and recommendations within fifteen (15) calendar days to the City Manager with copies to the Administrative Services Director or designee, appropriate department head and appropriate department head and appellant. (d) In the event of absence, illness or disability of a majority of the Appeals Board, the time limitation shall not be used to invalidate the appeal procedure or deprive any employee the right to a hearing. Rather, the hearing shall be continued by the Administrative Services Director or designee from time to time until a majority of the Appeals Board is present.
18.7 City Manager Review
The City Manager shall review the findings and recommendations of the Appeals Board and shall, within fifteen (15) calendar days following the receipt of the recommendation from the Appeals Board, affirm, revoke, or modify the action taken.
The City Manger’s decision shall be final.
ARTICLE 19. WORK STOPPAGE AND LOCKOUTS
During the term of this agreement, no work stoppage, slowdown, strikes, or picketing shall be caused or sanctioned by the Union, and the City agrees that it will not lock out employees.
ARTICLE 20. CONTRACTING OUT
The City will notify the Union if it contemplates contracting or subcontracting work customarily performed by members of the Union bargaining units. The Union shall be given an opportunity to discuss the effect of the proposed action upon its members and, upon request, to propose an effective and economical alternative way in which such services could continue to be provided by the City’s own employees. In the event that the City decides to contract or subcontract work the City will:
(a) Follow the layoff procedure stated in Article 6;
(b) Pursue in a reasonable manner obtaining employment for affected employees with the proposed contractor or subcontractor;
50 Agenda Item # A.
36 (c) Consider attrition or other similar alternatives if practical or feasible, however, the City does not guarantee employment.
ARTICLE 21. MISCELLANEOUS
21.1 Use of City Facilities for Private Purposes
Employees shall be entitled to rent City facilities for private use by the employee at the rate of twenty-four dollars ($24) up to two non-consecutive days per calendar year.
Should the employee wish to rent City facilities additional days within the same calendar year, the employee may do so at the non-profit resident rate. If no non-profit resident rate is listed, the employee may rent the facility at the resident rate.
21.2 Americans with Disabilities Act
The City reserves the right to take all necessary actions to comply with the Americans with Disabilities Act and other State and Federal laws protecting disabled employees, including determining the need for defining and making available reasonable accommodations to disabled employees who are otherwise qualified to perform the essential job functions of their position. The City agrees to meet and confer with the Union to discuss any actions which impact wages, hours and other terms and conditions of employment of any member of this bargaining unit.
21.3 Personnel Regulations
It is understood that during the term of this MOU the City will be reviewing and updating, where needed, the Personnel Regulations of the City. The City shall meet and confer with the Union on revisions, which are within the scope of representation.
21.4 Probationary Appointments
The probationary period for all newly hired employees to the City shall be six (6) months. All newly hired employees to the City may be dismissed during the probationary period at any time without right of appeal.
An employee rejected during the probationary period from a position to which the employee has been promoted (“promotional probation”) shall be reinstated to the position from which employee was promoted, unless the employee is dismissed for cause.
The promotional probationary period shall be six (6) months. The probationary (original or promotional) period may be extended by the City Manager, upon recommendation of the department head, for not more than six (6) months, not to exceed twelve (12) months total.
21.5 Outside Employment
Employees shall seek prior approval of any outside employment with an employer that is providing contract services through a City awarded contract related to services performed by the Department. Additionally, any time an employee’s outside employer bids or is awarded a contract with the City, the employee shall notify the Department 51 Agenda Item # A.
37 within five (5) working days so the Department may review the appropriateness of continued employment to ensure transparency and avoidance of conflict.
ARTICLE 22. AUTHORIZED AGENTS
For the purpose of administering the terms and provisions of this MOU the following will apply:
The City’s principal authorized agent shall be:
Human Resources Manager or Designee
City of Los Altos
1 North San Antonio Road
Los Altos, CA 94022
(650) 948-1491
Sanitary Truck Drivers Teamster Local 350 principal authorized agent shall be:
Sanitary Truck Drivers Local 350
295 89th Street, Suite 304
Daly City, CA 94015
(650) 757-7290
ARTICLE 23. SAVINGS CLAUSE
This MOU is subject to all current and future applicable Federal and State laws and regulations and the Constitution of the State of California. If any part or provision of this agreement is in conflict or inconsistent with such applicable laws, or regulation, or it is rendered or declared invalid by reason of any State or Federal legislation, such invalidation of such part or portion of this MOU shall not invalidate the remaining portions hereof, and the remaining portions shall remain in full force and effect, insofar as such remaining portions shall remain in full force and effect, insofar as such remaining portions are severable. Parties shall meet and confer to the extent required to address the impacts Federal or State laws have upon matters within the scope of employment.
ARTICLE 24. TERM
This MOU sets forth the full and entire understanding of the parties regarding the matters set forth herein, and any other prior or existing understanding or agreements by the parties, whether formal or informal, regarding any such matters are hereby superseded or terminated in their entirety and shall become in full force and effect on July XX, 2022 (date City Council approves successor MOU), unless otherwise noted, and shall continue in full force until midnight June 30, 2027.
The Union shall provide the City with its written proposals on terms within the scope of representation for the period beginning July 1, 2027 no later than March 15, 2027. 52 Agenda Item # A.
38 Sanitary Truck Drivers and Helpers
Union, Local No. 350
DATE: _______________________
______________________________
John Bouchard, Union President
______________________________
Juan Coca
Union Business Representative
______________________________
Matthew Estrella,
Union Representative
______________________________
Lee Tinoco
Union Representative
City of Los Altos
DATE: ________________________
______________________________
Irene Silipin
Human Resources Manager
______________________________
______________________________
Gabriel EngelandCity Manager
53 Agenda Item # A.
39 APPENDIX A
Full-Time Equivalent Salary Schedule
Teamsters Local 350
54 Agenda Item # A.
40 APPENDIX B
Step 1 – Informal Grievance
EMPLOYEE/UNION TO DISCUSS WITH SUPERVISOR 10 DAYS
SUPERVISOR RESPONSE TO EMPLOYEE/UNION 10 DAYS
Step 2 – Formal Grievance
EMPLOYEE/UNION TO FILE WITH DEPARTMENT
HEAD 10 DAYS
DEPARTMENT HEAD RESPONSE TO EMPLOYEE/
UNION 10 DAYS
Step 3 – Personnel Review
EMPLOYEE/UNION TO FILE WITH
ADMINISTRATIVE SERVICES DIRECTOR 10 DAYS
ADMINISTRATIVE SERVICES DIRECTOR
RESPONSE TO EMPLOYEE/UNION 10 DAYS
Step 4 - Appeals Board
EMPLOYEE/UNION TO FILE FORMAL APPEAL
WITH THE ADMINISTRATIVE SERVICES DIRECTOR 10 DAYS
Appointment of Appeals Board Members
CITY MANAGER AND EMPLOYEE 10 DAYS
APPEALS HEARING 25 DAYS
Appeals Board Recommendation to City Manager
WITHIN 15 DAYS AFTER APPEAL HEARING
City Manager Issues Final Written Decision
WITHIN 15 DAYS FOLLOWING RECEIPT OF APPEALS BOARD
RECOMMENDATION.
55 Agenda Item # A.
Resolution No. 2019-34 Page 1
RESOLUTION NO. 2022-XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LOS ALTOS TO ADOPT THE JULY 1, 2022 – JUNE 30, 2027 MEMORANDUM OF
UNDERSTANDING WITH SANITARY TRUCK DRIVERS AND HELPERS
TEAMSTERS UNION LOCAL 350
WHEREAS, Sanitary Truck Drivers and Helpers Teamsters Union Local 350 Memorandum of Understanding dated July 1, 2022 – June 30, 2027 expired on June 30, 2022; and WHEREAS, representatives from the City and Sanitary Truck Drivers and Helpers Teamsters Union Local 350 met and conferred in good faith to reach a successor agreement; and WHEREAS, the parties reached an agreement on June 27, 2022; and WHEREAS, on June 28, 2022 members of the Sanitary Truck Drivers and Helpers Teamsters Union Local 350 ratified the Tentative Agreement for a five-year Successor Agreement.
NOW THEREFORE, BE IT RESOLVED, that the City Council of the City of Los Altos hereby:
1. Approves the Memorandum of Understanding (MOU) with Sanitary Truck Drivers and Helpers Teamsters Union Local 350 for the term of the agreement from July 1, 2022 through June 30, 20227 attached to this resolution as Exhibit B. Unless otherwise noted, all changes shall take effect the first full pay period after Union ratification and adoption of this Successor Agreement; and
2. Approves the following adjustments to the benefit package for the represented Teamsters Local 350 employees, effective July 1, 2022
a. Salary: Effective July 12, 2022, base salary (defined as base pay only) across all classifications shall be increased by 5%; effective the first full pay period that includes July 1, 2022;
i. Effective July 1, 2023, base salary (defined as base pay only) shall be increased by the 12-month CPI, San Francisco Area, set by the U.S.
Department of Labor Bureau of Labor Statistics (minimum of 3% and maximum of 3.5%) followed by market adjustments.
ii. Effective July 1, 2024, base salary (defined as base pay only) shall be increased by the 12-month CPI, San Francisco Area, set by the U.S.
Department of Labor Bureau of Labor Statistics (minimum of 3% and maximum of 3.5%) followed by market adjustments.
iii. Effective July 1, 2025, classification market range adjustments iv. Effective July 1, 2026, classification market range adjustments b. Increased observed holidays as per City of Los Altos personnel rules and regulations.
c. Quality of Life Enhanced Benefits. Effective the first full pay period immediately following the ratification of this successor MOU, the City shall implement a Quality-of-Life Employee Reimbursement Plan that may be used towards reimbursement for the following allowable categories; Mental/Emotional Wellness, Health/Physical Wellness, Financial/Retirement 56 Agenda Item # A.
Resolution No. 2019-34 Page 2
Wellness. Employees will receive $50 per pay period as part of a reimbursement plan.
d. Additional Professional Certification Pay Options: Eligible employees will have additional professional certification pay options to qualify for based on operational needs and approval from the department director. e. Reclassification: The Maintenance Worker classification series assigned to the Sewer Division were reclassified to the creation of separate Wastewater Maintenance Worker I/II and Senior Wastewater Maintenance classifications.
I HEREBY CERTIFY that the foregoing is a true and correct copy of a Resolution passed and adopted by the City Council of the City of Los Altos at a meeting thereof on the 30th day of July, 2019 by the following vote:
AYES: ENANDER, MEADOWS, FLIGOR, LEE ENG, WEINBERG
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
___________________________
Anita Enander, MAYOR
Attest:
_____________________________
Angel Rodriguez, INTERIM CITY CLERK
57 Agenda Item # A.
CITY COUNCIL MEETING
MINUTES
7:00 PM - Tuesday, June 28, 2022
via Videoconference
CALL MEETING TO ORDER
At 7:01 p.m. Mayor Enander called the meeting to order.
ESTABLISH QUORUM
PRESENT: Council Members Fligor, Lee Eng, Weinberg, Vice Mayor Meadows and Mayor Enander
ABSENT: None
PLEDGE ALLEGIANCE TO THE FLAG
Mayor Enander led the pledge of allegiance.
REPORT ON CLOSED SESSION
Public Employment: City Manager Performance Evaluation:
Pursuant to Government Code section 54957(b)
Conference with Labor Negotiators:
Pursuant to Government Code Section 54957.6(a) Employee organization: Sanitary Truck Drivers and Helpers – Teamsters Union Local 350, designated representatives: Irene Barragan Silipin, Human Resources Manager, Jon Maginot, Assistant City Manager, Gabriel Engeland, City Manager
Mayor Enander stated that a Closed Session had been held earlier in the evening and reported that there was no action taken and nothing to report.
SPECIAL ITEMS
A. Proclamation of the Mayor recognizing July is Parks Make Life Better Month Mayor Enander presented the Proclamation recognizing July is Parks Make Life Better Month and introduced Richard Foley, a Los Altos resident, who took the first step that led for the City purchase and the creation of Marymeade Park.
B. Retiring Police Chief Andy Galea Proclamation
Mayor Enander presented the proclamation of retiring Police Chief Andy Galea.
CHANGES TO THE ORDER OF THE AGENDA
No changes were requested.
58 Agenda Item # 1.
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PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
The following members of the public spoke: Tanya Maluf, Roberta Phillips, Christine Lenz, Jill Woodford, Toni Moos, Cindy Sidaris, and Joe Beninato.
CONSENT CALENDAR
1. Minutes: Approve Minutes of the City Council Regular Meeting of June 14, 2022. (A Rodriguez)
2. Adopt CalRecycle Local Assistance Grant: Approve Resolution 2022- __ authorizing the City Manager to accept the grant funding from the State of California in the amount of up to $44,027 to be used for SB 1383 outreach and education in the next two fiscal years (A. Fairman)
3. Project Acceptance: Annual Street Resurfacing and City Alley Resurfacing Project: Adopt Resolution No. 2022-XX FY20/21 re Annual Street Resurfacing and City Alley Resurfacing Project (TS-01001, TS-01003, TS-01004, and TS-01009); consider finding that the project is exempt from review under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (G. Watanabe)
4. Project Acceptance: Fremont Avenue Pavement Rehabilitation: Adopt Resolution No. 2022- ____: Accept the Fremont Avenue Pavement Rehabilitation Project TS-01056, Federal Project STPL-5309(019); consider finding the project exempt from review under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (G. Watanabe)
5. Approve Professional Services Agreement Amendment No. 3 with NBS: Authorize the City Manager to execute Amendment No. 3 on behalf of the City with NBS in the amount of $22,000 to provide administration of the sewer service charge for FY2021-22 (T. Nguyen)
6. Approve Financial System Purchase: Authorize the purchase of a Cloud-Based Enterprise Resource Planner (ERP) from Tyler Technologies, Inc., a Delaware corporation, pursuant to the Cooperative Purchasing Contract, for an initial amount of $347,002, and $99,436 annually thereafter for an initial term of five years and a total of $844,182, inclusive of annual maintenance over the five-year term (J. Furtado)
7. Award of Contract for Custodial Cleaning Services: Authorize the City Manager to execute an agreement with IMPEC Group for custodial cleaning services in the amount of $394,380 for fiscal year 22/23 on behalf of the City (M. Hernandez)
8. FY 21/22 Final Budget and FY 22/23 Mid Term Budget: Adopt Resolution 2022-__ FY 22-26 Capital Projects; Adopt Resolution 2022-__ FY 23 Midterm Operating Budget; Adopt Resolution 2022-__ FY 23 Utility User Tax Rate; Adopt Resolution 2022-__ FY 23 Transient Occupancy Tax Rate; Adopt Resolution 2022-__ FY 22 Park in Lieu Fund Appropriation; Adopt Resolution 2022- __ FY 2021/22 Final Operating Budget Resolution (J. Furtado)
9. Wireless Telecommunications Facilities Ordinance: Adopt an Ordinance Of The Los Altos City Council Amending Los Altos Municipal Code Chapter 11.12 And Adding Chapter 14.82 Relating To Wireless Telecommunications Facilities And Utility Infrastructure Setting New Locational Requirements And Revising Development Standards. 59 Agenda Item # 1.
6/28/2022 CITY COUNCIL MEETING MINUTES Page 3 of 7
10. Youth Commission Appointments: Accept the Youth Commission Interview Subcommittee appointment recommendations and make recommended appointments to the Los Altos Youth Commission (A. Rodriguez)
Mayor Enander announced that Consent Item 9 will be heard at an adjourned regular Council meeting on June 30, 2022. The agenda notice for the Wireless Ordinance was posted within 72 hours, but the Final Ordinance and staff report was not posted until yesterday afternoon. For transparency purposes and to make sure the public has time to review and comment on the Final Wireless Ordinance, the Council will make a motion to adjourn to a regular City Council meeting to be held on June 30, 2022, at 7 pm.
Council Member Lee Eng requested Resolution 2022-__ FY 22 Park in Lieu Fund Appropriation be pulled to be voted on by itself, located within Item 8.
Following a motion by Council Member Lee Eng, seconded by Vice Mayor Meadows, Items 1-7, 8 with the exception of Resolution 2022-__ FY 22 Park in Lieu Fund Appropriation, and 10 was approved with the following roll call vote:
AYES: Council Members Fligor, Lee Eng, Weinberg, Vice Mayor Meadows, Mayor Enander
NOES: None
ABSENT: None
ABSTAIN: None
Following a motion by Council Member Weinberg, seconded by Council Member Fligor, Resolution 2022-__ FY 22 Park in Lieu Fund Appropriation was approved as amended with the following roll call vote:
AYES: Council Members Fligor, Weinberg, Vice Mayor Meadows NOES: Council Member Lee Eng, Mayor Enander
ABSENT: None
ABSTAIN: None
PUBLIC HEARINGS
11. 355 1st St LLC: Consider approval of Proposed Four-Story Multiple-Family Residential Project at 355,365,371,373 First Street; adopt mitigated negative declaration for project (S. Gallegos) Council Member Weinberg disclosed that he had met with the applicant. Further, his client hired BKF Engineers, which worked on 355 1st St, as an expert witness in a legal case but he has not been in a financial relationship with the company.
Council Members Fligor, Lee Eng, and Vice Mayor Meadows also disclosed that they have met with the applicant.
Sean Gallegos, Senior Planner, presented this item to Council.
Vice Mayor Meadows and Mayor Enander asked clarifying questions. City Attorney Houston and Planning Director Nick Zornes responded. Council asked further clarifying questions to the applicant. 60 Agenda Item # 1.
6/28/2022 CITY COUNCIL MEETING MINUTES Page 4 of 7
Albert Wang, applicant of 355 First Street, and Jeff Potts addressed the Council and answered questions.
Council Member Weinberg asked further questions from City Attorney Houston.
At 9:09 pm, Mayor Enander called a for a recess and returned the meeting back to order at 9:20 pm.
The following members of the Public commented: Jeanine Valadez, Roberta Phillips, Jon Bear, and Joe Beninato.
Council Members Weinberg, Fligor, Vice Mayor Meadows, and Mayor Enander provided additional comments.
Following a motion by Council Member Weinberg, seconded by Vice Mayor Meadows, to adopt Resolution No. 2022-____ which adopts the Initial Study, Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and approve Design Review application D21-0003 and Subdivision application TM21-0001 for a new 50-unit multiple-family development at 355 First Street with modifications to following Conditions: Condition 20 is modified to acknowledge that the applicant agreed that the BMR unit on the first floor proposed for Unit 2G be moved to Unit 2B; Condition 48 is modified such that all planters along 1st Street shall be moved back at least 18 inches from the public right away unless it is physically precluded by the podium below.
Council Member Lee Eng commented further on the motion. The motion was approved with the following roll call vote:
AYES: Council Members Fligor, Weinberg, Vice Mayor Meadows, Mayor Enander NOES: Council Member Lee Eng
ABSENT: None
ABSTAIN: None
DISCUSSION ITEMS
12. This item has been removed from the Agenda
Open Government Policy: Review and provide direction accordingly
13. Council Legislative Subcommittee Update And Potential Council Action: Receive update from the City Council Legislative Subcommittee; discuss pending legislation including, but not limited to AB 2053, AB 2097, AB 2221, AB 2625, AB 2164, AB 1944, AB 2011, AB 2181, SB 897, SB 922, SB 930, SB 932, & SB 1067
Mayor Enander presented draft letters to Council.
Council Member Fligor provided comment on AB1944 and Council Member Lee Eng asked clarifying questions.
There was no public comment.
Following a motion by Council Member Fligor, seconded by Mayor Enander, AB1944 was approved 5-0 with the following roll call vote:
AYES: Council Members Fligor, Lee Eng, Weinberg, Vice Mayor Meadows, Mayor Enander
61 Agenda Item # 1.
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NOES: None
ABSENT: None
ABSTAIN: None
Following a motion by Council Member Lee Eng, seconded by Mayor Enander, AB2011 was approved 5-0 with the following roll call vote:
AYES: Council Members Fligor, Lee Eng, Weinberg, Vice Mayor Meadows, Mayor Enander
NOES: None
ABSENT: None
ABSTAIN: None
Following a motion by Council Member Lee Eng, seconded by Council Member Fligor, AB2097 was approved 3-2 with the following roll call vote:
AYES: Council Members Fligor, Lee Eng, Mayor Enander
NOES: Council Member Weinberg, Vice Mayor Meadows
ABSENT: None
ABSTAIN: None
Following a motion by Council Member Lee Eng, seconded by Mayor Enander, SB 897 was approved 5-0 with the following roll call vote:
AYES: Council Members Fligor, Lee Eng, Weinberg, Vice Mayor Meadows, Mayor Enander
NOES: None
ABSENT: None
ABSTAIN: None
Following a motion by Council Member Fligor, seconded by Mayor Enander, SB 922 was approved 4-0-1 with the following roll call vote:
AYES: Council Members Fligor, Weinberg, Vice Mayor Meadows, Mayor Enander NOES: None
ABSENT: Council Member Lee Eng
ABSTAIN: None
Following a motion by Council Member Fligor, seconded by Council Member Weinberg, SB 932 as amended was approved 4-1 with the following roll call vote:
AYES: Council Members Fligor, Lee Eng, Weinberg, Mayor Enander NOES: Vice Mayor Meadows
ABSENT: None
ABSTAIN: None
INFORMATIONAL ITEMS ONLY
14. Tentative Council Calendar
62 Agenda Item # 1.
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City Manager Engeland noted that the Reach Code Study Session is scheduled for July 12, and not August 23, as noted on the Tentative Calendar and that AB481 will be coming back to Council in August.
The Open Government item will be coming back to Council once the subcommittee is able to conclude their work.
COUNCIL/STAFF REPORTS AND DIRECTIONS ON FUTURE AGENDA ITEMS Council Member Fligor asked for City Manager Engeland to provide an update on drought mitigation which he provided.
Council Member Lee Eng further commented on water conservation and requested a presentation from Water District on the topic.
Mayor Enander reported the success of the Pubic Arts Commission Rock Painting event and announced the Dog Park ribbon cutting scheduled later this week as well.
ADJOURNMENT
Mayor Enander moved to adjourned tonight’s regular meeting, seconded by Council Member Lee Eng, to Thursday, June 30, at 7 pm to take up Item 9 on the consent calendar and repost the agenda with the notice of adjournment. Motion passed 5-0 with the following roll call vote:
AYES: Council Members Fligor, Lee Eng, Weinberg, Vice Mayor Meadows, Mayor Enander
NOES: None
ABSENT: None
ABSTAIN: None
Meeting adjourned at 11:22 pm to Thursday, June 30, at 7 pm.
The Regular Meeting of the Los Altos City Council, scheduled for Tuesday June 28, 2022, at 7:00 P.M., was adjourned by the Los Altos City Council To Thursday June 30, 2022, At 7:00 P.M. 7:00 PM – Thursday, June 30, 2022
CALL MEETING TO ORDER
At 7:00 p.m. Mayor Enander called the meeting to order.
ESTABLISH QUORUM
PRESENT: Council Members Fligor, Lee Eng, Weinberg, Vice Mayor Meadows and Mayor Enander
ABSENT: None
CONSENT CALENDAR
9. Wireless Telecommunications Facilities Ordinance: Adopt an Ordinance Of The Los Altos City Council Amending Los Altos Municipal Code Chapter 11.12 And Adding Chapter 14.82 63 Agenda Item # 1.
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Relating To Wireless Telecommunications Facilities And Utility Infrastructure Setting New Locational Requirements And Revising Development Standards.
There was no public comment provided.
Council Member Weinberg moved, seconded by Mayor Enander, to approve Consent Item 9 as presented was approved 3-2 with the following roll call vote:
AYES: Council Members Fligor, Lee Eng, Mayor Enander
NOES: Council Members Weinberg, Vice Mayor Meadows
ABSENT: None
ABSTAIN: None
ADJOURNMENT
Meeting adjourned at 7:15 p.m.
__________________________
Anita Enander MAYOR
ATTEST:
_____________________________________
Angel Rodriguez, INTERIM CITY CLERK
64 Agenda Item # 1.
Reviewed By:
City Manager City Attorney
GE
Finance Director
JH JF
AGENDA REPORT SUMMARY
Meeting Date: July 12, 2022
Subject Construction Contract Award: CIPP Corrosion Rehabilitation, Project WW-01005
Prepared by: Thanh Nguyen, Senior Civil Engineer
Reviewed by: Aida Fairman, Environmental Services and Utilities Director Approved by: Gabriel Engeland, City Manager
Attachment:
1. Bid Results
2. Resolution No. 2022- ___
Initiated by:
Capital Improvement Plan - Project WW-01005; 2013 Sanitary Sewer Master Plan Previous Council Consideration:
September 21, 2021
Fiscal Impact:
The construction contract will be in the amount not-to-exceed $615,600 and up to 15% contingency, if needed, in the amount not-to-exceed $92,340 - Breakdown of funds to be used:
o $892,190.00 Sewer Enterprise Fund
- Amount already included in the approved budget: Y
- Amount above budget requested: 0 (includes budget approved for FY 2022/23) Project Item Project Budget
Design $151,100.00
Construction (Base Bid) $615,600.00
Inspection services $31,150.00
Printing/Environmental Doc/Misc. $2,000.00
Construction contingency (15%) $92,340.00
Estimated Total Cost $892,190.00
65 Agenda Item # 2.
Subject: Construction Contract Award: CIPP Corrosion Rehabilitation, Project WW-01005 July 12, 2022 Page 2
Funding Source: Sewer Enterprise Fund
Annual CIPP Corrosion Rehabilitation Project WW-01005
Project balance from prior Fiscal Years $473,925
FY 2021/22 Budget $465,000
Expended / Encumbered to date (for design) ($151,100)
FY 2022/23 Budget $480,000
Total Available (as of July 2022) $1,267,825
Environmental Review:
Categorically Exempt pursuant to CEQA Section 15301 (b) consisting of the repair and maintenance or minor alteration of existing publicly-owned sewerage facilities involving negligible or no expansion of existing or former use.
Summary:
The CIPP Corrosion Rehabilitation Project WW-01005 will consist of lining four sewer main segments on El Camino Real as identified in the Sanitary Sewer Master Plan Staff Recommendation:
Award the construction contract for the Total Base Bid for the CIPP Corrosion Rehabilitation Project WW-01005 to Nor Cal Pipeline Services as the lowest responsible bidder submitting a responsive bid in the amount not-to-exceed $615,600
66 Agenda Item # 2.
Subject: Construction Contract Award: CIPP Corrosion Rehabilitation, Project WW-01005 July 12, 2022 Page 3
Purpose
Award the construction contract for the Total Base Bid for the CIPP Corrosion Rehabilitation Project WW-01005 to Nor Cal Pipeline Services as the lowest responsible bidder submitting a responsive bid in the amount not-to-exceed $615,600.
Background
The 2013 Sanitary Sewer Master Plan Update recommended the rehabilitation of segments of pipe at various locations throughout the City. This project consists of lining four trunk sewer main segments located on El Camino Real. These four lines range in size from 27 to 30 inches in diameter and will be rehabilitated using the trenchless method of Cured-In-Place Pipe (CIPP) lining. On September 30, 2021, the City Manager executed an agreement with Freyer & Laureta for design and construction support services for the project in the amount of $151,000.
Discussion/Analysis
On June 7, 2022, three bids were opened for the project. The bid results are included in Attachment
1. The project consists of lining trunk sewer mains along El Camino Real at two locations: three continuous segments near the intersection at N. San Antonio Road and one segment between Distel Circle and Distel Drive. It is recommended that the award of the construction contract for the project be made to Nor Cal Pipeline Services, as the lowest responsible bidder submitting a responsive bid in the amount not-to-exceed $615,600 and up to 15% contingency funds be approved for potential unforeseen conditions during construction.
Nor Cal Pipeline Services has no claims against its contractor’s license. There are no open violations for Nor Cal Pipeline Services listed in the Federal Government’s Occupational Safety and Health Administration (OSHA) database. Nor Cal Pipeline Services has been in business for over 15 years and has satisfactorily completed similar projects for the City of San Jose, City of Santa Cruz, and Truckee Sanitary District.
Recommendation
Award the construction contract for the CIPP Corrosion Rehabilitation Project to Nor Cal Pipeline Services and authorize the City Manager to execute the construction contract on behalf of the City in the amount not-to-exceed $615,600 and up to 15% construction contingency if needed, in the amount not-to-exceed $92,340.
67 Agenda Item # 2.
ATTACHMENT 1
CITY OF LOS ALTOS
CIPP CORROSION REHABILITATION PROJECT
WW0100521
BID SUMMARY
Bid Opening: June 7, 2022 2:00 p.m.
City of Los Altos Civic Center
One North San Antonio Road
Los Altos, CA 94022
CONTRACTOR TOTAL BID
Nor Cal Pipeline Services $615,600.00
Insituform Technologies, LLC $784,376.00
Michels Corporation $990,493.00
68 Agenda Item # 2.
ATTACHMENT A
RESOLUTION NO. 2022-___
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LOS ALTOS
AUTHORIZING THE CITY MANAGER TO EXECUTE A CONSTRUCTION
CONTRACT WITH NOR CAL PIPELINE SERVICES FOR CIPP CORROSION REHABILITATION PROJECT WW-01005 IN AN AMOUNT NOT-TO-EXCEED $615,600 AND UP TO 15% CONTINGENCY FUNDS NOT-TO-EXCEED $92,340 WHEREAS, the project, which consists of lining four trunk sewer main segments located on El Camino Real, will provide necessary rehabilitation to the City’s sanitary sewer system to ensure its proper functioning: and
WHEREAS, Nor Cal Pipeline Services was the lowest responsible, responsive bidder for the Project; and
WHEREAS, the project is Categorically Exempt from environmental review pursuant to CEQA Section 15301 (b) consisting of the repair and maintenance or minor alteration of existing publicly-owned sewerage facilities involving negligible or no expansion of existing or former use.
NOW THEREFORE, BE IT RESOLVED, that the City Council of the City of Los Altos hereby:
1. Authorizes the City Manager to execute a Construction Contract in an amount not-to-exceed $615,600 and up to 15% contingency funds not-to-exceed $92,340 to perform the CIPP Corrosion Rehabilitation Project.
2. Authorizes the City Manager to take such further actions as may be necessary to implement the foregoing agreement.
I HEREBY CERTIFY that the foregoing is a true and correct copy of a Resolution passed and adopted by the City Council of the City of Los Altos at a meeting thereof on the 12th day of July, 2022, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________
Anita Enander, MAYOR
Attest:
___________________________________
Angel Rodriguez, INTERIM CITY CLERK
69 Agenda Item # 2.
AGENDA REPORT SUMMARY
Reviewed By:
City Manager City Attorney
GE
Finance Director
JH JM
Meeting Date: July 12, 2022
Subject: Construction Contract Award: On-Call Sanitary Sewer Spot Repairs and CCTV Inspection Services (FY 2022-2023)
Prepared by: Thanh Nguyen, Senior Civil Engineer
Reviewed by: Aida Fairman, Environmental Services and Utilities Director Approved by: Gabriel Engeland, City Manager
Attachment:
1. Bid Summary for On-Call Sanitary Spot Repairs and CCTV Inspection Services (FY 2022- 2023)
2. Resolution No. 2022-___
Initiated by:
Staff
Previous Council Consideration:
None
Fiscal Impact:
The project will have a not-to-exceed cost of $100,000, and is budgeted in FY 2022/23 budget in the Sewer Fund.
Environmental Review:
The On-Call Sanitary Sewer Spot Repairs and CCTV Inspections project (Project) is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Sections 15061(b)(3) (Common Sense Exemption) and 15301(c) (Existing Facilities) in that the Project consists of the operation, maintenance and repair of existing public facilities and is not anticipated to have any significant adverse impact upon the existing environment and will not significantly alter or expand existing facilities. In addition, none of the exceptions set forth in CEQA Guidelines Section 15300.2 to the availability of the foregoing categorical exemptions applies to this project.
Summary:
The project includes on-call repairs to the City’s sanitary sewer system on an as-needed basis as well as Closed Circuit Television (CCTV) inspection of various size sanitary sewer pipes 70 Agenda Item # 3.
Subject: Construction Contract: On-Call Sanitary Sewer Spot Repairs and CCTV Inspection Services (FY 2022-2023)
July 12, 2022 Page 2
Staff Recommendation:
Authorize the City Manager to execute a not-to-exceed contract with C2R Engineering, Inc., in the amount of $100,000 to provide on-call sanitary sewer spot repairs and CCTV inspection services Purpose
Execute a not-to-exceed contract with C2R Engineering, Inc., in the amount of $100,000 to provide on-call sanitary sewer spot repairs and CCTV inspection services Background
The Sewer Division of the City’s Environmental Services and Utilities Department maintains a long list of sewer system deficiencies that require spot repairs. In order to make progress on those repairs and plan for emergency repairs, the City requested bids for On-Call Sanitary Sewer Spot Repairs and CCTV Inspection Services.
Discussion/Analysis
On June 9, 2022, the City opened three bids for On-Call Sanitary Sewer Spot Repairs and CCTV Inspection Services. The bid results are included in Attachment 1.
It is recommended that the award of the not-to-exceed $100,000 contract be made to C2R Engineering, Inc., which was determined to be the lowest responsive bid. C2R Engineering, Inc. has been in business since 2014 and has satisfactorily completed similar projects for the City of Los Altos, City of Mountain View, Town of Los Altos Hills, and other local agencies. C2R Engineering Inc. has previously completed On-Call Sanitary Sewer Spot Repairs and CCTV Inspections Services for the City of Los Altos in a satisfactorily and timely manner.
Recommendation
The staff recommends awarding the On-call Sanitary Sewer Spot Repairs and CCTV Inspections Services project in the not-to-exceed amount of $100,000 to C2R Engineering, Inc. 71 Agenda Item # 3.
ATTACHMENT 1
CITY OF LOS ALTOS
ON-CALL SANITARY SEWER SPOT REPAIRS
AND CCTV INSPECTION SERVICES PROJECT
BID SUMMARY
Bid opening: June 9, 2022 2:00 p.m.
City of Los Altos Civic Center
One North San Antonio Road
Los Altos, CA 94022
CONTRACTOR TOTAL BID
C2R Engineering
$79,400.00
SMP, Inc.
$113,008.00
Express Plumbing
$135,615.25
72 Agenda Item # 3.
ATTACHMENT A
RESOLUTION NO. 2022-___
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LOS ALTOS
AUTHORIZING THE CITY MANAGER TO EXECUTE A CONSTRUCTION
CONTRACT WITH C2R ENGINEERING, INC. FOR THE ON-CALL
SANITARY SEWER SPOT REPAIRS AND CCTV INSPECTION SERVICES (FY 2022-2023) IN AN AMOUNT NOT-TO-EXCEED $100,000
WHEREAS, the project, which consists of on-call repairs to the City’s sanitary sewer system on an as-needed basis as well as Closed Circuit Television (CCTV) inspection of various sizes of sanitary sewer pipes; and
WHEREAS, C2R Engineering, Inc. was the lowest responsible, responsive bidder for the Project; and
WHEREAS, the Project is Categorically Exempt from environmental review pursuant to CEQA Section 15301 (b) consisting of the repair and maintenance or minor alteration of existing publicly-owned sewerage facilities involving negligible or no expansion of existing or former use.
NOW THEREFORE, BE IT RESOLVED, that the City Council of the City of Los Altos hereby:
1. Authorizes the City Manager to execute a Construction Contract in an amount not-to-exceed $100,000 to perform the On-Call Sanitary Sewer Spot Repairs and CCTV Inspection Services (FY 2022-2023) Project.
2. Authorizes the City Manager to take such further actions as may be necessary to implement the foregoing agreement.
I HEREBY CERTIFY that the foregoing is a true and correct copy of a Resolution passed and adopted by the City Council of the City of Los Altos at a meeting thereof on the 12th day of July, 2022, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________
Anita Enander, MAYOR
Attest:
___________________________________
Angel Rodriguez, INTERIM CITY CLERK
73 Agenda Item # 3.
Reviewed By:
City Manager City Attorney
GE
Finance Director
JH JF
AGENDA REPORT SUMMARY
Meeting Date: July 12, 2022
Subject Public Art Purchases: T2 and Midnight Stomp Series Prepared by: Jon Maginot, Assistant City Manager
Approved by: Gabriel Engeland, City Manager
Attachment(s):
1. Picture of T2
2. Picture of Midnight Stomp Series
Initiated by:
Public Arts Commission
Previous Council Consideration:
None
Fiscal Impact:
The proposed purchases will cost approximately $20,000 for T2 and $25,000 ($6,250 in FY 22/23; $6,250 in FY 23/24; $6,250 in FY 24/25 and $6,250 in FY 25/26). - Breakdown of funds to be used:
o $45,000 Public Art Funds
- Amount already included in approved budget: Y/N
- Amount above budget requested: $0
Environmental Review:
Not applicable
Policy Question(s) for Council Consideration:
Does the Council wish to purchase two pieces of art as recommended by the Public Arts Commission?
Summary:
The artworks Midnight Stomp Series and T2 are currently on loan to the City The Public Arts Commission has recommended purchasing both pieces of art 74 Agenda Item # 4.
Subject: Public Art Purchases: T2 and Midnight Stomp Series July 12, 2022 Page 2
Staff Recommendation:
Approve the purchase of T2 for $15,000 plus tax and Midnight Stomp Series for $25,000 to be paid over four years
75 Agenda Item # 4.
Subject: Public Art Purchases: T2 and Midnight Stomp Series July 12, 2022 Page 3
Purpose
To consider the purchase of two public artworks
Background
One of the primary roles of the Public Arts Commission (PAC) is to administer the public outdoor sculpture program. As part of this program, the PAC routinely issues calls for art to solicit new sculptures to be loaned to the City. Sculptures that are installed as part of these calls are typically loaned to the City for two years. From time to time, these loans will be extended as approved by the PAC. In addition, the PAC will also recommend to the City Council regarding the acquisition of permanent pieces for the City’s collection.
Two artworks, T2 and Midnight Stomp Series, were installed as part of the City’s Sculpture Loan Program. The PAC recommends that the City purchase these pieces.
Discussion/Analysis
The Midnight Stomp Series by Pokey Park is a series of three sculptures, Electric Slide, Midnight Serenade Pose 2, and Twist & Shout. These sculptures were installed in 2015 near 160 First Street.
The artist has offered to sell all three sculptures for a total of $25,000 to be paid over four years.
T2 by artist Charles Gadeken was installed in 2021 outside of the Los Altos Community Center.
The artist has offered to sell the sculpture to the City for $15,000 plus tax.
The PAC voted unanimously to recommend the City purchase both pieces. The budget for the Annual Public Arts Project includes dollars for the purchase of the sculptures. Public Art Fund dollars will be used for the purchases.
Options
1) Approve the purchase of both pieces
Advantages: The City would retain two works of art and add them to the City’s permanent public art collection
Disadvantages: The City would be responsible for future maintenance of the pieces. This maintenance is anticipated to be minimal.
2) Approve the purchase of one piece
76 Agenda Item # 4.
Subject: Public Art Purchases: T2 and Midnight Stomp Series July 12, 2022 Page 4
Advantages: The City would retain one of the works of art and add it to the City’s permanent public art collection
Disadvantages: The City would be responsible for future maintenance of the piece. This maintenance is anticipated to be minimal.
3) Do not approve the purchase of either piece
Advantages: None identified
Disadvantages: The City does not add these artworks to the City’s permanent collection.
Recommendation
The staff and Public Arts Commission recommend Option 1. 77 Agenda Item # 4.
78 Agenda Item # 4.
79 Agenda Item # 4.
Reviewed By:
City Manager City Attorney
GE
Finance Director
JH JF
AGENDA REPORT SUMMARY
Meeting Date: July 12, 2022
Subject Emergency Declaration Resolution
Prepared by: Jon Maginot, Assistant City Manager
Approved by: Gabriel Engeland, City Manager
Attachment(s):
1. Resolution No. 2022-xx
Initiated by:
Staff
Previous Council Consideration:
March 12, 2020 (Declaration of Emergency); March 17, 2020; August 24, 2021; October 12, 2021; November 9, 2021; December 7, 2021; January 11, 2022; February 8, 2022; March 8, 2022; April 12, 2022; May 10, 2022; June 14, 2022
Fiscal Impact:
None; however, a local emergency declaration is a prerequisite for requesting state or federal assistance.
Environmental Review:
Not applicable
Policy Question(s) for Council Consideration:
Does the Council wish to renew its existing declaration by adopting a resolution declaring a local emergency to emphasize the need for continued adherence to public health guidance?
Summary:
AB 361 requires the City to adopt a resolution every 30 days extending a local emergency declaration to continue to allow legislative bodies to meet virtually Staff Recommendation:
Adopt a Resolution extending the declaration of a local emergency due to the COVID-19 pandemic 80 Agenda Item # 5.
Subject: Emergency Declaration Resolution
July 12, 2022 Page 2
Purpose
To adopt a resolution extending the existing declaration of emergency Background
On March 12, 2020, the City Manager issued an Emergency Declaration in response to the COVID-19 pandemic. On March 17, 2020, the City Council adopted Resolution No. 2020-08 ratifying the Emergency Proclamation. The City Council subsequently adopted resolutions monthly beginning in October 2021 continuing the declaration of the existence of a local emergency due to the COVID-19 pandemic.
The threat posed by COVID-19 continues to pose a serious risk to the public health and safety of the City of Los Altos.
Discussion/Analysis
AB 361, signed into law on September 15, 2021, allows a public agency to continue to hold virtual City Council and Commission meetings while under a declaration of emergency without complying with certain elements of the Ralph M. Brown Act. The bill requires that a legislative body renew the declaration of emergency every 30 days in order to continue meeting in this manner. AB 361 applies to local agencies until January 1, 2024.
Recommendation
The staff recommends Council adopt the attached resolution extending the declaration of emergency due to the COVID-19 pandemic.
81 Agenda Item # 5.
Resolution No. 2022-XX Page 1
ATTACHMENT 1
RESOLUTION NO. 2022-___
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LOS ALTOS
DECLARING THE EXISTENCE OF A LOCAL EMERGENCY DUE TO THE COVID-19 PANDEMIC
WHEREAS, on March 12, 2020, the Los Altos City Manager, in his capacity as the City’s Director of Emergency Services, proclaimed a local emergency in response to the escalation of COVID-19 to a pandemic, and on March 17, 2020, the City Council adopted Resolution 2020-08 ratifying and continuing the proclamation of local emergency; and
WHEREAS, since October 2021, the City Council has monthly adopted resolutions extending the declaration of a local emergency; and
WHEREAS, by the beginning of July 2022, over 2,300 Santa Clara County residents had died of COVID-19; and
WHEREAS, due to the diligence of Los Altos residents in complying with health guidance Los Altos has one of the lowest rates of reported incidence of COVID-19 infection in Santa Clara County; and
WHEREAS, vaccines provide proven protection against COVID-19; and WHEREAS, by the beginning of July 2022, approximately 92 percent of Santa Clara County residents over the age of 5 had been vaccinated, and statewide vaccination rates were higher than the national average; and
WHEREAS, the Governor lifted the Blueprint for a Safer Economy on June 15, 2021, and local health restrictions have also been lifted due to sharp declines in COVID-19 case counts since vaccines first became available; and
WHEREAS, despite progress in addressing the pandemic, not all eligible individuals are fully vaccinated, and new, more virulent variants of the SARS-CoV-2 virus are spreading in California and throughout the world; and
WHEREAS, although breakthrough infections are rare for fully vaccinated individuals, available COVID-19 vaccines have proven less effective against variants than against prior strains of the SARS-CoV-2 virus; and
WHEREAS, despite significant progress, COVID-19 remains a threat to public health and safety in the Los Altos community; and
WHEREAS, throughout the pandemic, the City of Los Altos has taken steps to address the health crisis, for example, by facilitating outdoor dining within the City; and 82 Agenda Item # 5.
Resolution No. 2022-XX Page 2
ATTACHMENT 1
WHEREAS, AB 361 requires the City Council make findings every thirty (30) days reaffirming the existence of a local emergency; and
WHEREAS, in view of the ongoing health crisis, the City Council now desires to affirm its existing declaration of local emergency.
NOW THEREFORE, BE IT RESOLVED, by the City Council of the City of Los Altos that:
1. The City Council has reviewed the need for continuing the declaration of local emergency and finds, based on substantial evidence, that the foregoing recitals are true and correct and that the public interest and necessity require the continuance of the proclamation of local emergency related to COVID-19.
2. Said local emergency shall be deemed to continue to exist until terminated by the City Council of the City of Los Altos.
3. The Director of Emergency Services is hereby directed to report to the City Council within thirty (30) days on the need for further continuing the local emergency. At this If deemed appropriate the City Council may take further action.
I HEREBY CERTIFY that the foregoing is a true and correct copy of a Resolution passed and adopted by the City Council of the City of Los Altos at a meeting thereof on the ___ day of ____, 2022 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________
Anita Enander, MAYOR
Attest:
_____________________________
Angel Rodriguez, INTERIM CITY CLERK
83 Agenda Item # 5.
Reviewed By:
City Manager City Attorney
GE
Finance Director
JH JF
AGENDA REPORT SUMMARY
Meeting Date: July 12, 2022
Subject Consider adoption of Resolution No. 2022-XX regarding Project Acceptance of the First Street Resurfacing Project (TS-01002, 01410); consider finding that the project is exempt from review under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 Prepared by: Harun Musaefendic, Assistant Engineer
Reviewed by: Jim Sandoval, Public Works Director
Victor Chen, Engineering Services Manager
Approved by: Gabriel Engeland, City Manager
Attachments:
A. Resolution No. 2022-XX
B. Project Map
Initiated by:
City Council CIP Projects TS-01002 (01410)
Previous Council Consideration:
September 11, 2018
Fiscal Impact:
The table below summarizes the final cost of the project.
Project Item Project Budget Final Costs
Construction $ 129,129.29 $ 128,479.29
Design 19,259.00 18,966.50
Printing/Misc. 6,000.00 1,819.61
5% Inspection 6,456.46 0
15% Contingency 19,369.39 18,283.44
Totals $ 180,214.14 $ 167,548.84
CIP Budget $ 300,000.00
Total savings between construction, design, and miscellaneous costs was $132,452.16, which were returned to the CIP Fund Reserves.
84 Agenda Item # 6.
Subject: Project Acceptance - Resolution No. 2022-___ First Street Resurfacing Project (TS-01002)
July 12, 2022 Page 2
Environmental Review:
The acceptance of the work is categorically exempt from review under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301(c) (Existing Facilities) in that the project consists of the operation, repair, and maintenance of existing facilities, such as streets. Also, the project involves negligible or no expansion of existing or former use, and none of the circumstances stated in CEQA Guidelines Section 15300.2 applies.
Summary:
The construction contract was awarded to G. Bortolotto & Co. on September 11, 2018. The project is complete. Staff recommends the City Council accept the project.
Staff Recommendation:
Adopt Resolution No. 2022-XX accepting completion of the First Street Resurfacing Project (TS-01002) and authorize the Public Works Director to record a Notice of Completion as required by law.
Purpose
Accept the project as complete.
Background
The pavement condition for the segment of First Street between West Edith Avenue and State Street dropped significantly after years of construction projects completed by both City and private contractors. The Capital Improvement Program (CIP) included a budget to resurface First Street for this segment of First Street. First Street Resurfacing Project (TS-01002) was dedicated to repairing and maintaining asphalt concrete (AC) on First Street, between West Edith Avenue and State Street.
The project was substantially completed in May 2019, but punch list items were delayed and not completed until May 2022. One of the punch list items was the weak signal from traffic loops at the intersection of First Street and Edith Avenue, this signal is controlled by the County of Santa Clara. Coordination with the County of Santa Clara personnel caused a significant delay. Staff changes in the Engineering Services Department in 2019 resulted in the focus shifting to completing new and ongoing Transportation projects, minor punch list items associated with this project were not considered a priority. COVID-19 caused additional delays, starting with all construction projects being put on hold until Safety Guidelines were developed and implemented.
Also, the contractor that was awarded the project had an extreme hardship due to COVID-19. In 85 Agenda Item # 6.
Subject: Project Acceptance - Resolution No. 2022-___ First Street Resurfacing Project (TS-01002)
July 12, 2022 Page 3
2022, the contractor had the resources to finish the project so the project could be closed and the 5% retention paid to the contractor.
Discussion/Analysis
The project was completed in accordance with the contract plans and specifications and complies with the Standard Specifications of the City of Los Altos. The final cost of the construction contract with G. Bortolotto & Co is $146,762.73, which includes the sum of the construction and contingency costs shown in the Final Costs column of the Fiscal Impact table on page 1. All work was completed and is acceptable.
Recording of the Notice of Completion shortens the time for subcontractors and material providers to file stop payment notices on the project and triggers the timeline to release withheld retention in accordance with state prompt payment laws. Attachment 2 is the proposed resolution of acceptance.
When a public works project is completed and the City’s engineering staff determines that the work is acceptable, then the acceptance of the work by the City Council is a quasi-ministerial act such that the City Council must accept the work absent clear evidence that the work was not performed in conformance with the contract.
Recommendation
Adopt Resolution No. 2022-XX accepting completion of the First Street Resurfacing Project (TS01002) and authorize the Public Works Director to record a Notice of Completion as required by law, and find that the Council’s action in adopting the resolution is exempt from review under CEQA pursuant to CEQA Guidelines Section 15301(c).
86 Agenda Item # 6.
ATTACHMENT A
Resolution No. 2022-___ Page 1
RESOLUTION NO. 2022-_____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LOS ALTOS
ACCEPTING COMPLETION AND DIRECTING THE PUBLIC WORKS
DIRECTOR TO FILE A NOTICE OF ACCEPTANCE OF COMPLETION OF THE FIRST STREET RESURFACING PROJECT TS-01002
WHEREAS, the Los Altos Public Works Director will file with the City Clerk of Los Altos an Engineer's Certificate for the completion of all work provided within and pursuant to the contract between said City and G. Bortolotto & Co., dated October 24, 2018; and WHEREAS, it appears to the satisfaction of this City Council that work under the said contract has been fully installed and completed as provided in the said contract and the plans and specifications therein referred to.
NOW THEREFORE, BE IT RESOLVED, that the City Council of the City of Los Altos hereby authorizes the following:
1. That acceptance of completion of said work is hereby made and ordered;
2. That the Public Works Director is directed to execute and file for recording with the County Recorder of the County of Santa Clara, Notice of Acceptance of Completion thereof, as required by law; and
I HEREBY CERTIFY that the foregoing is a true and correct copy of a Resolution passed and adopted by the City Council of the City of Los Altos at a meeting thereof on the 12th day of July, 2022 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
___________________________
Anita Enander, MAYOR
Attest:
_____________________________
Angel Rodriguez, INTERIM CITY CLERK
87 Agenda Item # 6.
Imagery ©2018 Google, Map data ©2018 Google 100 ft
88 Agenda Item # 6.
PUBLIC CORRESPONDENCE
The following is public correspondence received by the City Clerk’s Office after the posting of the original agenda. Individual contact information has been redacted for privacy. This may not be a comprehensive collection of the public correspondence, but staff makes its best effort to include all correspondence received to date.
To send correspondence to the City Council, on matters listed on the agenda please email [email protected]
89 Agenda Item # 6.
From: Rita Held
To: Public Comment
Subject: First Street paving
Date: Tuesday, July 12, 2022 11:32:47 AM
WHY are you spending our tax dollars to resurface/pave First Street now? Even if it’s a couple years, please wait until after all the condo etc construction is done! 90 Agenda Item # 6.
AGENDA REPORT SUMMARY
________ CALENDAR
Agenda Item # ___
Reviewed By:
City Manager City Attorney
GE
Finance Director
JH JF
Meeting Date: July 12, 2022
Subject: City Council discussion regarding current status of the Sixth Cycle Housing Element 2023-2031 Public Review Draft; direct staff to submit draft Housing Element to HCD following legally required comment period; find that the City Council’s action in providing such direction to staff is exempt from review under the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines Section 15061(b)(3).
Prepared by: Nick Zornes, Development Services Director Reviewed by: Jon Maginot, Assistant City Manager
Approved by: Gabriel Engeland, City Manager
Attachment(s):
1. 6
th Cycle Housing Element 2023-2031, City of Los Altos
Initiated by:
City Council.
Fiscal Impact:
No direct fiscal impact is anticipated for release of the Sixth Cycle Housing Element 2023-2031 Public Review Draft.
Environmental Review:
Submission of the Draft Housing Element to HCD is exempt from review under the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines Section 15061(b)(3) because it can be seen with certainty that the project will not have a significant environmental effect or that any such effect is wholly speculative at this time in that: the project is required by state law; it involves policies, programs, and actions to meet the City’s RHNA allocation that either would not cause a significant effect on the environment or incorporates actions that have already been taken by the City; final adoption of the Housing Element and its implementation will require subsequent actions by the City, and environmental review of such actions is premature; and the environmental effects of any development projects that may be facilitated by the Housing Element are wholly speculative at this time in the absence of specific development proposals. Additionally, none of the circumstances stated in CEQA Guidelines Section 15300.2 applies. Staff Recommendation:
Discuss Sixth Cycle Housing Element 2023-2031 Public Review Draft and receive Public Testimony and direct staff to submit the Draft Housing Element to HCD following the completion of the required 30-day public comment period and 10 business days to consider and incorporate public comments.
91 Agenda Item # 7.
Subject: City Council discussion regarding current status of the Sixth Cycle Housing Element 2023-2031 Public Review Draft.
July 12, 2022 Page 2
Background
Every eight years the State requires that each jurisdiction update its Housing Element to address future housing needs. The Department of Housing and Community Development (HCD) is the agency responsible for tracking and determining compliance with the State Housing Law.
Objectives of the Housing Element:
An analysis of housing needs in Los Altos
Policies that address the needs of the community
Programs that will implement those policies
Programs that are required to comply with State law
The Housing Element is part of the City’s General Plan, which sets forth guiding policies for future development. The requirement for each city to adopt a General Plan is contained in State law which also lays out specific requirements for each element. The Housing Element provides an overarching statement of City policies and programs to maintain and improve existing housing and accommodate the City’s fair share of population growth needs. The requirements in State law for Housing Elements include the following:
Ensure adequate sites for new housing for persons of all income levels Encourage and facilitate the development of affordable housing Conserve and improve the existing affordable housing stock Analyze and remove government constraints on new housing development Promote equal housing opportunities
Preserve assisted housing
What Are Housing Element Programs?
The City of Los Altos must identify specific programs in its housing element that will allow it to implement the stated policies and achieve the stated goals and objectives. Programs must include specific action steps the City will take to implement its policies and achieve its goals and objectives. Programs must also include a specific timeframe for implementation, identify the agencies or officials responsible for implementation, describe the city’s specific role in implementation, and (whenever possible) identify specific, measurable outcomes.
The programs included within the Los Altos Sixth Cycle Housing Element 2023-2031 create the overarching framework and roadmap that will guide the city in meeting its housing needs within the community. Each program included will require additional work, public input, and 92 Agenda Item # 7.
Subject: City Council discussion regarding current status of the Sixth Cycle Housing Element 2023-2031 Public Review Draft.
July 12, 2022 Page 3
development in the future. This means that programs listed within the Housing Element will be heard at future public hearings and workshops to develop the specific amendments to the City’s Zoning Code and other Land Use documents. This process also allows for specific refinement of each program when developing the implementing ordinances for the City.
Analysis
Regional Housing Needs Allocation (RHNA):
The City of Los Altos is within the Association of Bay Area Governments (ABAG) comprised of 109 jurisdictions, with a Housing Element Planning Period of 2023-2031. Before the Housing Element can be updated, ABAG produces the Regional Housing Needs Allocation (RHNA) in partnership with the California Department of Housing and Community Development (HCD). HCD starts the housing element revision process by determining how many additional housing units each region in California will need over the next housing element revision period. HCD considers the projected population increase to determine the anticipated household growth rate, household sizes, household formation, vacancy rates and jobs-housing balance to determine an allocation of housing need for each region. HCD determined that the Bay Area region must plan for 441,176 new housing units from 2023 to 2031, approximately 2.35 times more units than were included in the previous housing element cycle.
Next, ABAG assigns each jurisdiction within the region with its “fair share” of the RHNA for the housing element planning period, based on an allocation methodology developed as part of the process and approved by HCD. The assigned need is broken down by four income categories: very low, low, moderate, and above moderate. Draft allocations are issued, followed by an appeals period. After the appeal hearings, ABAG will issue final allocations by the end of 2021. ABAG’s final distribution of housing needs numbers must account for the region’s total RHNA.
City of Los Altos final allocation is 1,958 units which are distributed between the following four (4) income categories:
Very Low Income (Less than 50% of Area Median Income): 501 units Low Income (50-80% of Area Median Income): 288 units
Moderate Income (80-120% of Area Median Income): 326 units Above Moderate Income (More than 120% of Area Median Income): 843 units 93 Agenda Item # 7.
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The City’s RHNA represents a planning target and is not a building quota. The Housing Element Update must show how Los Altos will accommodate the RHNA on sites that are realistic for housing development within the eight-year housing element period (2023-2031) consistent with State law and guidance.
Sites Inventory
The sites inventory (also called the available land inventory or sites map) is a crucial part of the Housing Element. In the sites inventory, a jurisdiction identifies where it has capacity to meet the housing production quotas assigned by the State through ABAG for all income categories (i.e., RHNA). It is typically in the form of a map and table listing features and characteristics of the properties. State law and guidance include certain requirements for sites to be sufficient for inclusion in the sites inventory (e.g., size of parcels identified for lower income, allowed density for lower income sites, etc.). Specifically, State law requires that the site inventory include:
Adequacy of infrastructure to support the site
Adequacy of the site size to accommodate housing for lower-income households as such projects typically require 50-150 units (a minimum site size of 0.5-acre is required for lower-income sites)
The RHNA income category the site is expected to serve (if the site is later developed for a different income category the City must then identify a new site or sites for a similar amount of the targeted development type)
A discussion of whether the site was included in previous inventories and, if so, why it has not yet been developed
A description of how the sites affirmatively further fair housing (defined as taking meaningful actions that, collectively, address significant disparities in housing needs and in access to opportunity, replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity, and fostering and maintaining compliance with civil rights and fair housing laws.)
For sites that are not vacant, an explanation of why it is reasonable to expect that the site will be redeveloped with housing before 2031 (e.g., underutilized property, condition/age of structure, not precluded by existing leases, development trends, market conditions, etc.)
Site Inventory Buffer. SB 166 enacted by the California Legislature and signed by the Governor in 2017 created a requirement for “no net loss” of housing capacity during the entire 94 Agenda Item # 7.
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planning period covered by the Housing Element Update. This means that Los Altos must maintain adequate sites to accommodate its remaining unmet RHNA for each income category at all times throughout the entire eight-year planning period covered by the Housing Element Update (through 2031). This requirement is the source of the “buffer” as State law anticipates that not all the sites that are identified will develop at the planned income level. To meet the requirement to maintain adequate sites at all income levels, HCD is recommending that communities include excess housing unit capacity in their plans. While the excess capacity over RHNA is not required, HCD recommends that communities plan for a buffer of between 15 and 30% of their RHNA capacity to assist with compliance with the “no net loss” requirement. Communities are able to address this need for a buffer based on their specific circumstances. In Los Altos’ case, the buffer will be established as part of the site inventory identification process.
On-time Housing Element Importance:
The City must adopt the Sixth Cycle Housing Element 2023-2031 by January 31, 2023. The City must be found to be in substantial compliance (meaning a letter from HCD affirming compliance with Housing Element Law) within 120-days of the statutory deadline of January 31, 2023. If the City is not found in substantial compliance within 120-days of the statutory deadline, all rezoning required within the housing element shall be completed within one year of the housing element due date (as opposed to three years) to maintain housing element compliance. Additionally, an approved Housing Element makes Los Altos eligible for a variety of State grants, including funds for affordable housing, parks, and infrastructure. If the City does not meet its deadline to adopt its updated Housing Element, it could face fines and lawsuits from the State. A court may limit local land use decision-making authority until the City brings its Housing Element into compliance, and ultimately a receiver may be appointed by the court to take control of City operations as necessary to bring the City into substantial compliance with the Housing Element Law.
Housing Element Progress:
In June 2021, the City selected Lisa Wise Consulting (LWC) as the consulting firm to prepare the City’s 2023-2031 Housing Element. LWC began working with staff to collect housing data in late summer and fall. In October 2021, the City Council Housing Element Committee was formed, and the subcommittee provided direction to staff on a community engagement approach. On March 22nd, 2022, the role of the Committee was expanded to provide general feedback in the Housing Element update process. Over the past six months, staff has been working closely with the team at LWC and their outreach subconsultant, Plan to Place, to ensure that Los Altos residents, the local 95 Agenda Item # 7.
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business community and its workforce, community and faith-based nonprofits, and other communities of interest, are engaged and informed about the Housing Element update.
Outreach:
Phase One, Staff began the outreach process with a multi-faceted approach last November through 1) the establishment of a Housing Element page on the City’s website, which is maintained by LWC and city staff, and is linked to the City’s main webpage, through which the city has received input directly from residents and businesses; 2) six Housing Element pop-up tables at various events around the city; 3) ongoing small group virtual meetings on the Housing Element, ranging from 2 to 10 attendees, of which 30 have been held to date, where staff presents information and answers questions; 4) two double page ads in the Town Crier; 5) ongoing Housing Element newsletters and alerts for over 150 persons who have signed up on the interest list; 6) two Community Workshops, with the first attended by over fifty households, and the second on March 1st, attended by over 150 households; 7) an informational flier sent to every household in Los Altos; and multiple banners (8’ by 3’) posted on varies City Buildings and street corners advertising the Housing Element Update website and opportunity for continued public input.
Phase Two, provided information and allowed feedback on the potential housing element sites and potential rezoning sites in the City. Staff sent a postcard to all Los Altos residents, informing them of the community workshop on March 1st, requesting feedback on the potential sites and rezoning opportunities, and directing them to the Housing Element website for complete information. A map of potential sites and rezoning opportunities was posted on the Housing Element website prior to the March 1st, community workshop.
Since that time, staff has met with the business community, residents, and many local organizations, including the Chamber of Commerce, Los Altos Village Association, Los Altos Property Owners Downtown, the Los Altos Advocates for Affordable Housing, the League of Women Voters, Los Altos Residents, Friends of Los Altos, nonprofit housing developers, community-based and faith-based nonprofits, veterans groups, and businesses and their workforce.
Staff has received and shared with the consultant many e-mails related to the sites analysis from all groups, developers, residents, and interested parties.
Discussion
On April 26, 2022, at a Joint Session Planning Commission and City Council meeting, LWC presented five (5) policy options for the Council and Commission consideration and feedback.
Discussion was held related to allowing residential uses in PCF and OA zoning districts, and whether to increase density and height in CR, CRS, and the Loyola Corners Specific Plan. After 96 Agenda Item # 7.
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the April 26, 2022, Joint Session Planning Commission and City Council meeting, LWC and staff have reconciled comments received and incorporated as necessary required modifications to the Draft Sixth Cycle Housing Element.
On June 22, 2022, the City of Los Altos made available the Public Review Draft of the Sixth Cycle Housing Element 2023-2031, opening the required minimum 30-day public participation requirement. The Public Review Draft was posted on the dedicated housing element webpage at:
www.losaltoshousing.org and shared in a Citywide Press Release in addition to an email/newsletter sent to all interested parties on the housing element update distribution list.
On July 7, 2022, the Public Review Draft was presented to the Planning Commission. The Planning Commission received an overview of the completed Public Review Draft, accepted Public testimony, discussed the item and recommended that the City Council submit the Public Review Draft of the Sixth Cycle Housing Element 2023-2031 to HCD following the required Public Participation period.
At the July 12, 2022 City Council meeting, City Council will accept Public Testimony regarding the of the Public Review Draft of the Sixth Cycle Housing Element 2023-2031, discuss the draft, and direct staff to consider and incorporate appropriate public comments into the Draft Housing Element during the required 10 business days, and then transmit the document for HCD’s formal first review.
Housing Element Update Timeline (Approximate Dates for reference only):
Public Review Draft-Released for Comments 6-22-2022 (30 Calendar Day Minimum) Planning Commission Meeting-Review Public Draft 7-7-2022 City Council Meeting-Review Public Draft 7/12/2022
Public Review Draft-Comment Period Closes 7-24-2022
Consider & Incorporate Public Comments Begins 7-25-2022 (10 Business Day Minimum) Consider & Incorporate Public Comments Ends 8-5-2022
HCD Submittal-First Review*
(Earliest possible day to submit 8/8/22, however subject to change based on time to consider & incorporate
comments.)
Aug. 2022 (90 Calendar Day Maximum)
HCD Comment Letter Due to City Nov. 2022
City/Consultant to Revise Housing Element*
(Must address all comments and direction provided by
HCD; additional revisions from public comment can also
be incorporated to draft at this time.)
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Housing Element Adoption-Statutory Due Date 1-31-2023
HCD Submittal-Second Review* (60 Calendar Day Maximum)
Housing Element Certification
(The City’s Housing Element must be found in substantial compliance within 120 Days of the statutory due date.)
*Subject to change based on input provided by public, and comments received by HCD.
The timeline presented above reflects the critical milestones (and approximate dates) that the City must adhere to in order to adopt and be found to be in substantial compliance by HCD. Dates that are provided above could potentially be shifted based on Public Comments Received and Formal Comments Provided by HCD. The City will continue to engage the community throughout the development of the Sixth Cycle Housing Element until it is found to be in substantial compliance with housing element law; meaning that the initial 30-day Public Comment period is not the only opportunity for the community to provide feedback on the Draft Housing Element.
Recommendation
Discuss Sixth Cycle Housing Element 2023-2031 Public Review Draft and receive Public Testimony and direct staff to submit the Draft Housing Element to HCD following the completion of the 30-day public comment period and 10 business days to consider and incorporate public comments.
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Contents
Section I Introduction............................................................................................................ 3 I.A Community Context............................................................................................... 3 I.B Housing Element Purpose..................................................................................... 3 I.C Organization of the Housing Element.................................................................... 4 I.D Data Sources and Methods................................................................................... 6 I.E Summary of Public Participation............................................................................ 6 I.F Consistency with Other General Plan Elements..................................................11 I.G Other Statutory Requirements.............................................................................11 Section II Projected Housing Need .....................................................................................12 II.A Introduction/Overview of ABAG Methodology .....................................................12 II.B Santa Clara County Income Limits......................................................................12 II.C Regional Housing Needs Allocation ....................................................................13 Section III Housing Resources .............................................................................................14 III.A Introduction..........................................................................................................14 III.B Land Resources ..................................................................................................14 III.C Financial and Administrative Resources .............................................................15 III.D Opportunities for Energy Conservation ...............................................................15 Section IV Housing Plan .......................................................................................................16 IV.A Goals, Policies, and Programs ............................................................................16 Goal 1: Promote new housing construction to meet Los Altos’ Regional Housing Needs Allocation (RHNA). ..............................................................................................16 Goal 2: Facilitate affordable housing to accommodate the housing needs of moderate- and lower-income households....................................................................................22 Goal 3: Remove constraints to the development of housing.................................................25 Goal 4: Create housing opportunities for people with special needs. ...................................30 Goal 5: Conserve and improve the existing housing stock. ..................................................34 Goal 6: Promote fair housing access and opportunities for all persons. ...............................36 Goal 7: Encourage energy and resource conservation and sustainability measures. ..........40 IV.B Quantified Objectives ..........................................................................................41 101
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Appendix A: Housing Needs Assessment
Appendix B: Sites Inventory and Methodology
Appendix C: Housing Constraints
Appendix D: Existing Programs Review
Appendix E: Public Participation Summaries
Appendix F: Affirmatively Furthering Fair Housing Assessment Appendix G: Housing Resources
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Section I Introduction
I.A Community Context
Los Altos was incorporated in 1952; most of the City’s growth occurred between 1950 and 1980.
Los Altos was originally an agricultural town with many summer cottages and apricot orchards, and now is a residential community with tree-lined streets and a small-village atmosphere in the heart of world-famous Silicon Valley. Just 40 miles south of San Francisco, Los Altos is served by seven small retail districts, primarily in the Downtown area and on Foothill Expressway and El Camino Real. The seven square mile community is developed with various businesses, schools, libraries, and churches.
I.B Housing Element Purpose
The State of California has stated that the availability of decent and suitable housing for every California family is “a priority of the highest order” (California Government Code §54220). This objective has become increasingly urgent in recent years as communities across the State, including Los Altos, struggle to meet the housing needs of all their residents. State Housing Element Law, established in 1969, recognizes the vital role local governments play in the supply and affordability of housing and requires all cities and counties in California establish a long-range plan to meet their fair share of regional housing needs. Cities are charged with planning for the welfare of their citizens, including ensuring that the existing and projected demands for housing are adequately met.
High housing costs — and related housing instability issues — increase health care costs (for individuals and the State), decrease educational outcomes (affecting individuals, as well as the State’s productivity), and make it difficult for California businesses to attract and retain employees.
– State of California 2025 Statewide Housing Assessment The housing element is the primary tool used by the State to ensure local governments are appropriately planning for and accommodating enough housing across all income levels. This Housing Element covers the planning period 2023-2031. The housing element is a mandatory part of a jurisdiction’s General Plan, but differs from other General Plan elements in two key aspects. The housing element must be updated every eight years for jurisdictions within a metropolitan planning organization (MPO) on a four-year regional transportation plan (RTP) cycle, such as the Association of Bay Area Governments (ABAG). The housing element must also be reviewed and approved (i.e., certified) by the California Department of Housing and Community 103
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Development (HCD) to ensure compliance with statutory requirements. Certification also ensures that the City remains eligible for various State and federal funding sources.
In practical terms, the Housing Element provides the City with an opportunity to assess its housing needs and to develop policies and actions that effectively respond to those needs. Amongst other groups, the Housing Element affects teachers in our schools, employees in our local businesses, older residents on fixed incomes, parents and their adult children who want to remain in or return to Los Altos, and young persons wishing to live in the community. Ultimately, the supply and cost of housing affects the entire Bay Area economy and people’s quality of life in the region.
At the time of publication, the COVID-19 crisis has impacted the Bay Area in significant ways.
The pandemic has made the issue of housing security even more acute as residents face job loss, housing cost pressures, and disparate health impacts from the pandemic. This Housing Element has had to respond to these conditions by transitioning the public outreach process to reflect the limitations brought on by COVID-19. These actions are detailed in this report.
I.C Organization of the Housing Element
Per California Government Code §65580-65589, a housing element must consist of the following components:
• Existing Programs Review: An evaluation of the results of the goals, policies, and programs adopted in the previous Housing Element that compares projected outcomes with actual achieved results. • Housing Needs Assessment: An analysis of the existing and projected housing needs of the community. It provides a profile of socio-demographic information, such as population characteristics, household information, housing stock, tenure, and housing affordability. The assessment also considers local special housing needs, such as, seniors, farmworkers, homeless, large households, and female-headed households. • Sites inventory and Methodology: An inventory listing adequate sites that are suitably zoned and available within the planning period to meet the City’s fair share of regional housing needs across all income levels. • Housing Resources: An identification of resources to support the development, preservation, and rehabilitation of housing. 104
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• Housing Constraints: An assessment of impediments to housing production across all income levels covering both governmental (e.g., zoning, fees, etc.) and nongovernmental (e.g., market, environmental, etc.).
• Affirmatively Furthering Fair Housing Assessment: AB 686 requires cities and counties to take deliberate actions to foster inclusive communities, advance fair and equal housing choice, and address racial and economic disparities through local policies and programs. The goal of AB 686 is to achieve better economic and health outcomes for all Californians through equitable housing policies. The assessment of affirmatively furthering fair housing documents compliance with AB 686. • Goals, Policies, and Programs: This Section provides a statement of the community’s goals, quantified objectives, and policies to maintain, preserve, improve, and develop housing, as well as a schedule of implementable actions to be taken during the planning period to achieve the goals, objectives, and policies. Quantified objectives for new construction, rehabilitation, and conserved units by income category (i.e., very low, low, moderate, and above moderate) are included to make sure that both the existing and the projected housing needs are met, consistent with the City’s share of the Regional Housing Needs Allocation (RHNA).
Section II provides a summary of the projected housing need. Section III summarizes the adequacy of housing sites and housing resources with reference to relevant appendices. Section IV contains goals, policies, and actions related to housing in Los Altos. The comprehensive research and analysis supporting the development of Section IV, are compiled in appendices to this Housing Element. These appendices contain the full set of information used to inform the City’s goals, policies, and programs:
• Appendix A: Housing Needs Assessment
• Appendix B: Sites Inventory and Methodology
• Appendix C: Housing Constraints
• Appendix D: Existing Programs Review
• Appendix E: Public Participation Summaries
• Appendix F: Affirmatively Furthering Fair Housing Assessment 105
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• Appendix G: Housing Resources
I.D Data Sources and Methods
This Housing Element was updated in accordance with California Department of Housing and Community Development (HCD) guidelines for the 6th Housing Element Cycle, incorporating additional considerations required under new State housing-related legislation. Specific documents are referenced throughout the Housing Element, including but not limited to the Los Altos General Plan 2002-2020 and Los Altos Municipal Code. The analyses and findings in this document relied on data compiled from various sources, including:
• US Census Bureau (American Community Survey, Longitudinal Employer-Household Dynamics)
• California Department of Housing and Community Development (HCD) • California Department of Finance (DOF)
• US Department of Housing and Urban Development (HUD)
• Consumer Financial Protection Bureau (CFPB)
• Association of Bay Area Governments (ABAG) pre-certified data This document was also informed by information provided by residents, business groups, local institutions, City staff, and elected officials.
I.E Summary of Public Participation
Public participation is crucial in shaping Los Altos’ housing strategy. Understanding the needs of the community enables the development of housing strategies that are most appropriate and effective. Public outreach also allows the City to identify concerns unique to certain interest groups and service providers that may not have been initially apparent. As part of the development of this Housing Element, the City’s public participation program included a wide range of focus group meetings, community workshops, and meetings with the Planning Commission and City Council, as well as a variety of online resources and comment forms. Outreach activities are summarized below. For detailed public outreach summaries, please see Appendix E. [This Section will be updated as public participation is ongoing.] Website
The Housing Element Update website (https://www.LosAltosHousing.org) was used to provide information on the Housing Element update process and timeline, resources (e.g., reference material, draft documents, etc.), meeting notices and materials, and City contact information. Any person could sign up to receive email notifications about upcoming meetings and availability of information. The website was translatable into over 10 languages (e.g., Chinese (simplified), 106
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Spanish, etc.), and key resource materials were translated into both Spanish and simplified Chinese. Additionally, the website offered multiple opportunities for online input through community feedback forms available throughout the process.
Public Outreach and Events
Pop-Up Events
The pop-up events provided information regarding the Housing Element update process, including frequently asked questions and informational handouts, at various locations throughout the City as follows:
• Tree Lighting/First Friday in Downtown Los Altos: December 3, 2021 • Grant Park Community Center: December 8, 2021
• Los Altos Library: December 10, 2021
• Mini Holiday Market at State Street Market: December 20, 2021 • Woodland Library: January 5, 2022
• Draegers: February 25, 2022
• Los Altos Library: March 10, 2022
• Grant Park Community Center: March 23, 2022
Focus Group Meetings
Focus group meetings were held to gain greater insight into the highest priority housing considerations from the perspective of various interest groups, including housing developers and housing advocates. This enabled the City to better understand local challenges and opportunities that may not be effectively gathered in a larger group setting. Focus group discussions were guided by open-ended questions about fair housing issues, market characteristics, development constraints, and housing needs. Since not all invitees were able to attend the scheduled focus group meetings, questions discussed at these meetings were provided via email to all invitees to provide input at their convenience.
• Housing Advocates: December 8, 2021
• For- and Non-Profit Housing Developers: December 15, 2021 The City also conducted a meeting with the business community on April 7, 2022 Small Group Meetings
A series of over 25 small group meetings occurred from January to March 2022 which included over 120 participants and interested parties including Los Altos Village Association, Los Altos for Neighborly Development, property owners, residents, Friends of Los Altos, the Los Altos Women’s Caucus, Los Altos Housing Advocates, and others. These meetings allowed individuals 107
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and groups to ask questions, learn more about the Housing Element update process, and provide input.
Community Workshops
Workshops provided opportunities for community input and discussion at multiple stages of the process. The first community workshop focused on listening to participants input on housing needs, constraints to housing, and housing opportunities. The second community workshop consisted of a discussion of potential housing sites and options for zoning amendments to accommodate additional housing capacity.
• Community Workshop #1: January 13, 2022 (presentation materials were translated into both Spanish and simplified Chinese)
• Community Workshop #2: March 1, 2022 (a Spanish interpreter provided interpretation services)
City Council/Planning Commission Study Sessions
Study sessions were conducted with the City Council and Planning Commission to provide opportunities for input and discussion prior to preparation of the draft Housing Element. Public comments were also provided at these study sessions.
• Planning Commission and City Council Study Session #1: December 14, 2021 • Planning Commission and City Council Study Session #2: April 26, 2022 A Planning Commission meeting was also held on February 3, 2022 to primarily discuss constraints to housing and opportunities to facilitate housing in Los Altos.
Affirmatively Furthering Fair Housing Targeted Outreach The City conducted targeted outreach to solicit input on housing needs and challenges facing populations disproportionately impacted by fair housing issues. This included sending letters to over 200 local and regional contacts, including community organizations, schools, Foothill College, equity advisory group members, providers of fair housing organizations, the Santa Clara County Housing Authority, and local employers. Those contacted were encouraged to meet with City staff to discuss challenges and concerns faced by residents and the groups they serve or represent early in the process. Some of these contacts met with City staff as part of the Small Group Meetings discussed above, or otherwise provided comment. 108
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The City also distributed a questionnaire or feedback form to employers aimed at soliciting feedback from the local workforce. These forms were provided in both English and Spanish.
To ensure the broadest reach, the City sought input from difficult to reach segments of the community though various methods. This included pop-up events, focus group meetings, online engagement, postcard mailers to all residents, direct mailings to service providers, street banners, and window cards at all businesses in the city. Input and issues raised during this outreach has been integrated into the Housing Element as described below.
Summary of Public Comments
A summary of key themes from public comments is presented below. Please see Appendix E for comprehensive summaries from the community workshops and focus group meetings. • There are not enough new housing units being built in Los Altos. • The mix of housing types in Los Altos is limited. There is a need for affordable housing in a range of sizes and types.
• The City should prioritize new housing in areas that have transit, are walkable, and have access to services, schools, and businesses.
• Housing should be available for critical or essential workers like firefighters, City staff, and teachers.
• Housing should be attainable for commuters living outside of Los Altos but work in Los Altos.
• Senior housing should be provided to accommodate an aging population. • Housing for persons with disabilities, including development disabilities, should be provided.
• Concern about the impact additional housing could have on parking, traffic, open space, trees, and privacy.
• Los Altos should protect its small-town character, and new development should be designed to consider neighboring homes.
• Concern about neighborhood commercial areas converting into residential. • Support for converting offices into residential.
• Parking requirements are a significant constraint to housing development, such as in Downtown.
• ADU approvals should happen more quickly; the processing of ADUs should be streamlined. The City needs to eliminate the Planning Division “pre-review” of ADUs. 109
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• The City should allow greater flexibility of housing developments to allow for varying architecture; “the standards are too prescriptive”.
• The City should allow a variety of dense affordable housing. Higher density should be allowed along El Camino Real.
• The City’s development review process should be more efficient, and the story pole requirement removed.
• The City Council should not have final review of development. Los Altos should be like other cities where Planning Commission is the only review. • New homes should be energy efficient in their design and construction. • The City should plan for infrastructure needs (water, schools, traffic, etc.) when considering new housing.
Integration of Comments into the Housing Element
The comments provided have been incorporated and addressed in the updated Housing Element, specifically through the Housing Needs Assessment (Appendix A), the Sites Inventory and Methodology (Appendix B), Affirmatively Furthering Fair Housing (Appendix F), and through programs. Additionally, the City expanded outreach efforts to directly target underrepresented populations and populations disproportionately impacted by fair housing issues based on comments received early in the process. Various programs that address comments include the following:
• Rezone land to allow more opportunity for housing throughout the city, including areas served by transit (various programs under Goal 1).
• Allow for and encourage a variety of housing types to accommodate housing needs, including removing minimum unit size requirements (Programs 1.E and various programs under Goals 3 and 4).
• Incentivize housing for special needs groups, including seniors and people with disabilities, including developmental disabilities (Program 4.H). • Develop a reasonable accommodation ordinance and promote resources to assist seniors in maintaining and rehabilitating their homes (Programs 4.F and 4.G). • Facilitate alternate modes of transportation for residents throughout the city to encourage walking, biking, and transit use, and to help meet the needs of seniors and persons with disabilities (Program 4.J).
• Prepare a parking plan for Downtown and update parking requirements to reflect best practices, meet community needs, and facilitate housing (Program 3.A). • Allow residential within the Office Administrative Zone to allow existing office space to convert or add housing to existing developments (Program 1.C). 110
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• Encourage and streamline ADUs through various actions, including standard ADU building plans (Program 2.D).
• Remove the density limit along El Camino Real (Commercial Thoroughfare Zone) (Program 1.B).
• Amend the design review process and requirements, including removing the story pole requirement and having City Council function as an appeal body only (Program 3.H). • Promote sustainability measures in housing through implementation of the City’s Climate Action and Adaptation Plan and raising awareness (Program 7.A).
I.F Consistency with Other General Plan Elements
The Housing Element is one of the eight elements of the City’s General Plan, a long-range vision document that provides guidance for future development in Los Altos. City Council adopted its General Plan in 2002. For the General Plan to provide effective guidance on land use issues, the goals, policies, and programs of each element must be internally consistent with other elements.
This Housing Element builds upon the existing General Plan and is consistent with its goals and policies. Various Housing Element programs require Zoning Code amendments, and some will require amendments to the General Plan for consistency. As those Housing Element programs are implemented, the General Plan will be amended concurrently to ensure consistency across planning documents. In the event an element of the General Plan is amended, the City will consider the impacts of the amendment on the other elements to maintain consistency across all documents.
I.G Other Statutory Requirements
Water and Sewer Priority
Government Code §65589.7 requires each public agency or private entity providing water or sewer services to grant a priority for the provision of these services to proposed developments that include lower income housing units. In Los Altos, water service is provided by the California Water Service Company and the Santa Clara Valley Water District, while sewer services are provided by the City of Los Altos Public Works Department in concert with the Palo Alto Regional Water Pollution Control Plant. The City has not denied, applied conditions, or reduced the amount of sewer service for a development that includes housing affordable to lower-income households consistent with State law. As part of this Housing Element, the City will adopt written policies and procedures that grant a priority for sewer hook-ups and service to developments that help meet Los Altos’ share of the regional need for lower-income housing (see Program 2.F).
Government Code §65589.7 also requires adopted housing elements to be immediately delivered to all public agencies or private entities that provide water or sewer services for municipal and industrial uses, including residential. The City will provide the future adopted housing element to 111
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the California Water Service Company, Santa Clara Valley Water District, and Palo Alto Regional Water Pollution Control Plant.
Section II Projected Housing Need
II.A Introduction/Overview of ABAG Methodology
State Housing Element law (Government Code §65580 et. seq.) requires regional councils of governments to identify for each member jurisdiction its "fair share allocation" of the Regional Housing Needs Assessment provided by the California Department of Housing and Community Development (HCD). In turn, each city and county must demonstrate the capacity to accommodate their local share of regional housing needs in the community’s housing element.
Each jurisdiction’s responsibility for meeting the overall regional housing need is established as a Regional Housing Needs Allocation (RHNA).
The Association of Bay Area Governments (ABAG), the council of governments for the Los Altos area, adopted its final 6th Cycle RHNA allocation methodology in December 2021. ABAG considered several factors in preparing the methodology, which weighed both projected and existing need. Projected need was informed by the target vacancy rate, the rate of overcrowding, and the share of cost-burdened households household growth, future vacancy need, and replacement need, while existing need considered transit accessibility and job accessibility. The distribution of the RHNA across the four income categories factored in a social equity adjustment, which allocated a lower proportion of lower-income RHNA to jurisdictions that already had a high concentration of such households in comparison to the County, as well as the goal to Affirmatively Further Fair Housing (AFFH), which adjusted the distribution of RHNA in jurisdictions considered either very low or very high resource areas. According to Appendix 6 of ABAG’s Draft RHNA Plan, Los Altos had a net zero change in RHNA on account of the equity adjustment.
II.B Santa Clara County Income Limits
The projected housing needs are broken down by income category based on definitions in the California Health and Safety Code (§50079.5). HCD calculates “acutely low”, “extremely low”, “very low”, “low”, “median”, “moderate”, and “above moderate” income limits, and publishes these limits at the county level. Santa Clara County’s 2021 income limits for households of one to four persons are shown in Table II-1. See Appendix A, Table A-5, for a table listing income limits for households of up to eight persons.
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Table II-1: Santa Clara County 2021 Income Limits
Number of Persons in Household 1 2 3 4
Acutely Low (0-15% of AMI)1 $15,900 $18,150 $20,450 $26,350 Extremely Low (15-30% of AMI) $34,800 $39,800 $44,750 $49,700 Very Low (30-50% of AMI) $58,000 $66,300 $74,600 $82,850 Low (50-80% of AMI) $82,450 $94,200 $106,000 $117,750
Median (80-120% of AMI) $105,900 $121,050 $136,150 $151,300 Moderate (120% of AMI) $127,100 $145,250 $163,400 $181,550 1 “Acutely Low” income category effective January 1, 2022.
Source: Department of Housing and Community Development, 2021 II.C Regional Housing Needs Allocation
The RHNA for Los Altos is shown in Table II-2. The City has a total allocation of 1,958 units for the 2023 to 2031 planning period.
Table II-2: 6th Cycle RHNA
Los Altos Santa Clara County ABAG
Income Number of
Units
Percent Number of
Units
Percent Number of
Units
Percent
Total 1,958 100% 88,997 100% 441,176 100%
Extremely Low and Very
Low1 501 25% 32,316 25% 114,442 26%
Low 288 15% 18,607 14% 65,892 15%
Moderate 326 17% 21,926 17% 72,712 17%
Above Moderate 843 43% 56,728 44% 188,130 42%
1 “Extremely Low” included in “Very Low” Category, assumed to be 50% of the Very Low allocation.
Source: ABAG, LWC
The City is not responsible for the actual construction of these units. The City is, however, responsible for creating a regulatory environment in which the private market could build unit types reflected in the RHNA. This includes the creation, adoption, and implementation of General Plan policies, zoning standards, and/or economic incentives to encourage the construction of various types of units.
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Section III Housing Resources
III.A Introduction
There are a variety of resources available to support the City in implementation of its housing strategy, landowners and developers seeking to provide affordable housing, and residents in need of housing assistance in Los Altos. This Section provides a summary of land resources available to accommodate future housing in the City. The detailed housing capacity analysis and methodology is contained in Appendix B. This Section also includes a list of local, regional, State, and federal programs that provide financial and related assistance to support the City in meeting its housing goals.
III.B Land Resources
A critical part of the Housing Element is the sites inventory, which identifies a list of sites that are suitable for future residential development. State law mandates that each jurisdiction ensure availability of an adequate number of sites that have appropriate zoning, development standards, and infrastructure capacity to meet its fair share of regional housing need (i.e., RHNA) at all income levels. The inventory is a tool that assists in determining if the jurisdiction has enough land to meet its RHNA given its current regulatory framework.
Identification of Sites Suitable for Housing
The sites identified in the site inventory (Appendix B) are comprised of parcels located in various areas and zones within the City.
Each site has undergone an assessment to determine development potential and residential unit capacity given existing zoning standards, potential capacity under new zoning regulations, and development trends. For detailed information, please see Appendix B.
Summary of Adequate Sites
Table III-1 summarizes the City’s methods for satisfying its RHNA. Based on accessory dwelling unit (ADU) projections, entitled and proposed projects, available 6th Cycle sites (including a rezoning program), the City has enough capacity in all income categories.
Assumptions and methodology for this determination and a detailed list of sites are included in Appendix B.
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Table III-1: Residential Development Potential and RHNA
Extremely
Low Very Low Low Moderate Above Moderate Total
RHNA See Very Low 501 288 326 843 1,958
ADUs See Very Low 16 97 161 48 322
Approved/Entitled Projects 22 77 30 38 420 587
Remaining RHNA See Very Low 386 161 127 375 1,049
Site Inventory1 See Very
Low/Low 557 168 323 1,049
Surplus/(Shortfall) 10 41 (52) (1)
Rezone Sites (Net New) 408 128 64 600
Surplus/(Shortfall) with
Rezone Sites 418 169 12 599
1. Considers net new units only.
Source: City of Los Altos, LWC 2022
III.C Financial and Administrative Resources
Appendix G provides a list of financial, administrative, and other resources at the local, regional, state, and federal levels to help the City address its housing needs. Availability of these resources is dependent on governmental priorities, legislation, and continued funding, which may be subject to change at any time.
III.D Opportunities for Energy Conservation
The cost of energy can greatly impact housing affordability, as energy costs can constitute a significant portion of total housing costs. High energy costs also particularly impact low-income households that are less likely to have the ability to cover increased expenses. Please refer to Appendix G to see a list energy conservation programs available at the local, regional, State, and federal levels.
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Section IV Housing Plan
IV.A Goals, Policies, and Programs
The Housing Plan of the Housing Element serves as the City’s strategy for addressing its housing needs. This Section describes the housing goals, policies, and programs of the Housing Element for the City of Los Altos.
Goals are aspirational purpose statements that indicate the City’s direction and intent on housing-related needs. Each goal encompasses several policies, which are statements that describe the City’s preferred course of action among a range of other options.
Each goal also includes programs, which provide actionable steps to implement the City’s goals and to further the City’s progress towards meeting its housing allocation. Some programs contain quantified objectives, which represent measurable outcomes that can be used to benchmark the success of each program.
This Housing Element contains actions intended to significantly increase the amount and types of housing for all income levels in Los Altos. These efforts are expected to be initiated throughout the planning period, which is from January 31, 2023, to January 31, 2031. In accordance with State law, the City will also evaluate the progress and effectiveness of Housing Element programs on an annual basis. Together, these actions reflect the City’s commitment to increasing affordable housing and improving existing housing conditions.
The following list of goals, policies, and programs includes a combination of strategies, including a continuation of existing successful policies and programs as well as new policies and programs to tackle emerging opportunities and constraints, address changes in State law, and provide innovative approaches to accommodate the larger RHNA.
Goal 1: Promote new housing construction to meet Los Altos’ Regional Housing Needs Allocation (RHNA).
Policies
Policy 1.1: Diversity of Housing Types.
The City will encourage a diverse range of both market-rate and affordable housing sizes and residential densities to accommodate the varied housing needs of families, couples, and individuals.
Policy 1.2: Mixed-Use Development.
The City will encourage mixed-use development in designated zoning districts. 116
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Policy 1.3: New Rental Units.
The City will encourage the development of new rental units in multi-family districts.
Programs
Program 1.A: Rezone for RHNA shortfall.
To accommodate the remaining above moderate-income RHNA of 52 units, the City will identify and rezone sufficient vacant land or land with redevelopment potential to provide capacity for this shortfall. Appendix B (Sites Inventory and Methodology) identifies potential parcels for rezoning to address this shortfall and provide excess capacity throughout the planning period. Separate programs detail specifics of various rezoning actions that would provide additional capacity for all income levels.
Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: Sites rezoned to address shortfall by January 31, 2026 Objective: The City will amend the Zoning Map and/or Zoning Code to create the opportunity for at least 52 above moderate-income housing units Program 1.B: Facilitate higher density housing in the Commercial Thoroughfare (CT) District.
The Commercial Thoroughfare (CT) Zone is located along El Camino Real with a maximum density of 38 units per acre and a maximum height of 45 feet. Development trends in this area are showing much higher densities and heights being built. To continue to facilitate housing in the CT District, the City will remove the density maximum and increase the height allowed in the CT District. Objective design standards for the CT District will be modified as necessary to accommodate higher density.
Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: Fourth quarter of 2025
Objective: Approve housing development projects along El Camino Real at densities above 38 units per acre by removing density maximum and increase building heights Program 1.C: Allow housing in the Office Administrative (OA) District.
The Office Administrative (OA) District, primarily located along South San Antonio Road (east of Downtown), does not currently allow residential uses. However, given the high demand for housing in Los Altos and the opportunity to provide for housing in a mixed-use environment with 117
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access to transit, the OA District will be amended to allow multi-family development. Residential uses will be allowed at a minimum density of 20 dwelling units per acre and a maximum density of 30 dwelling units per acre.
Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: Fourth quarter of 2025
Objective: Permit at least three (3) new housing units in the OA District during the planning period.
Program 1.D: Allow housing on certain Public and Community Facilities District sites and facilitate housing on religious institution properties.
Assembly Bill (AB) 1851 (2020) encourages the use of religious facility properties (including parking lots) for housing projects. Certain religious facility properties are zoned Public and Community Facilities (PCF) District, which does not allow multi-family residential. To facilitate the production of housing on religious facility sites, the City will create an overlay for two religious facility properties within the PCF District: 655 Magdalena Avenue (APN 33609023) and 625 Magdalena Avenue (APN 33609018). The overlay will allow religious institution affiliated housing development by right, at a minimum of 20 dwelling units per acre and a maximum of 30 dwelling units per acre and include parking requirements consistent with State law.
The City will conduct outreach to owners and operators of religious institution sites to raise awareness of regulations that encourage housing on such sites and encourage housing proposals.
Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: Fourth quarter of 2026; ongoing
Objective: Facilitate an application for housing on one religious institution site during the planning period
Program 1.E: Update the Loyola Corners Specific Plan.
The Loyola Corners Specific Plan will be updated to facilitate housing production, including removal of the standards that are more restrictive than those applicable to other properties in the CN District. Standards to be modified or eliminated include the 20-unit density cap (although enforcement of this limitation is currently precluded by the Housing Crisis Act), the dwelling unit size requirement of between 1,500 and 8,000 square feet, and the two-story height limitation in addition to a 30-foot maximum height (Resolution 2017-41). The modified or eliminated standards will provide regulations that allow development at greater densities than what is presently allowed 118
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today, increased building heights and greater flexibility in unit sizes. This update will include provisions related to landscape and beautification that would improve the area for current and future residents.
Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: Fourth quarter of 2026
Objective: Modify or eliminate restrictive development standards within Loyola Corners Specific Plan for density, height, and unit size. Permit housing units in the Loyola Corners Specific Plan above the current 20-unit cap and in a mix of sizes during the planning period.
Program 1.F: Rezone Village Court parcel.
To facilitate housing, the Village Court parcel at 4546 El Camino Real (APN 16712042) will be rezoned from R1-10 to Commercial Thoroughfare (CT), and modifications made to the Planned Unit Development (62-PUD/C7), as necessary for consistency with the CT District.
Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: Fourth quarter of 2025
Program 1.G: Rezone housing sites from previous Housing Elements.
Under AB 1397, certain rezoning requirements apply if a lower income housing site identified in the sites inventory (Appendix B) was identified as a housing site (for any income level) in a previous housing element’s site inventory. The following vacant and nonvacant lower income sites are subject to the rezoning requirements:
• Vacant lower income sites that have been included in at least two consecutive housing element sites inventories.
• Nonvacant lower income sites that have been included in a prior housing element sites inventory.
The City will make necessary zoning amendments to allow development by right pursuant to Government Code §65583.2(i) when 20 percent or more of the units are affordable to lower income households on sites identified in Table IV-1.
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Table IV-1: Previous Housing Element Cycle Sites to be Rezoned APN Parcel Size (ac) Zone Lower Income
Units Capacity1
17003084 0.54 CT 22
17002023 0.55 CT 22
17004050 0.62 CT 25
16712047 1.69 CT 67
16712042* 2.78 R1-10* 111
1 These figures represent the total units accounted for after implementation of Program 1.B to increase density in the CT District (not net units arising from that Program). * To be rezoned CT. See Program 1.F above.
Source: City of Los Altos, Santa Clara County Assessor, LWC Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: Fourth quarter of 2025
Program 1.H: Facilitate housing on City-owned sites.
The City will facilitate development of housing on City-owned sites through public-private partnerships during the planning period. City-owned Downtown Parking Plazas 7 and 8 were identified as opportunity sites that could accommodate new development, including affordable housing, in the Downtown Vision Plan. The City will consider public-private partnership at both City-owned parking plazas 7 and 8 for the development of affordable housing, either individually or combined as a part of the request for proposals. These sites could target a mix of incomes and needs, including extremely low-income households and persons with disabilities. The City will comply with all Surplus Land Act requirements during these efforts. Additionally, the City will incentivize the public-private partnership for the development of housing on City-owned property beyond the sale of land. The City will provide a dedicated project planner to facilitate an expedited project review process.
Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund, State or federal grant funds (if available).
Time Frame: Release request for proposals fourth quarter of 2023; complete entitlements within two (2) years of application if not sooner (fourth quarter of 2027) Objective: The City will enter into a public-private partnership for development of housing on at least one of the City’s Downtown parking plazas
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Program 1.I: Incentivize Downtown lot consolidation.
In certain portions of Downtown, particularly along Main Street and State Street, the presence of small lots, fragmented ownership pattern, and lack of ability to provide on-site parking may constrain future development. Considering other programs addressing governmental constraints (see programs under Goal 3), the City will evaluate complementary incentives to further encourage lot consolidation in Downtown. This may include expedited application processing, reduction in application fees, or other incentives. The City will promote the lot consolidation incentives on the City’s website and through regular updates at the Planning Commission and City Council public meetings.
Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: First quarter 2027
Program 1.J: Produce annual housing status reports.
Provide an annual status report to the City Council and California Department of Housing and Community Development (HCD) on the status of the General Plan housing programs and their implementation as required by State law. This status report will also address no net loss requirements as necessary throughout the planning period.
Responsible Body: Development Services Department
Funding Source: General Fund
Time Frame: Annually by April 1 (submitted to HCD)
Program 1.K: Participate in regional housing needs planning efforts.
The City will actively participate in the Association of Bay Area Governments (ABAG) Regional Housing Needs Determination and other regional discussions about meeting housing needs. The City will meet with ABAG staff to provide land use, housing, employment, and other information related to the RHNA formula to ensure that the allocation accurately represents Los Altos’ fair share of the region’s housing needs.
Responsible Body: Development Services Department
Funding Source: General Fund
Time Frame: Ongoing
Program 1.L: General Plan amendments
To ensure consistency between the City’s General Plan and the Zoning Code, the City will amend the General Plan to allow the uses and densities as proposed in all Housing Element programs. 121
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Responsible Body: Development Services Department
Funding Source: General Fund
Time Frame: See various rezoning programs above.
Goal 2: Facilitate affordable housing to accommodate the housing needs of moderate- and lower-income households.
Policies
Policy 2.1: New Affordable Housing Units.
The City will facilitate the development of new affordable housing units.
Policy 2.2: Affordable ADUs.
The City will encourage the development of affordable Accessory Dwelling Units (ADUs).
Programs
Program 2.A: Continue to implement and enhance inclusionary housing requirements.
The City will continue to implement inclusionary housing requirements. The City will also evaluate these requirements to assess their effectiveness in meeting the City’s goals and objectives in the Housing Element. Specifically, the City will assess the following:
• Inclusionary housing rates (e.g., 15 and 20 percent). • Affordability levels, including proportions of extremely low, very low-, low-, and moderate-income units, with the potential for an alternative mix of affordability allowed if it would better meet housing policy objectives. For example, if a project provided deeper affordability, and/or resulted in the production of units suitable for special needs groups such as seniors or persons with disabilities, including those with developmental disabilities.
• Affordability terms, including requiring the longest term allowable for both rental and ownership inclusionary units.
The evaluation will result in strategies and amendments to support the production of affordable housing more effectively through inclusionary housing.
Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: Complete evaluation and adopt amendments by end of year 2023 Objective: Inclusionary housing unit production will exceed the number of inclusionary units produced during the 2015-2023 planning period.
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Program 2.B: Establish an affordable housing in-lieu fee and commercial linkage fee.
The City will conduct an analysis to support the establishment of an affordable housing in-lieu fee for residential developments and a commercial linkage fee for affordable housing. Based on this analysis, the City will adopt such fees.
Responsible Body: Development Services Department, City Council, Planning Commission
Funding Source: General Fund
Time Frame: Adopt housing in-lieu fee by the end of 2023; begin commercial linkage fee for affordable housing by end of year 2025.
Program 2.C: Assist in funding affordable housing projects.
To promote the development of affordable housing projects, and when requested by the project sponsor, assist in securing funding for low- and moderate-income housing developments through one or more of the following actions:
• Apply for State and federal funding on behalf of a nonprofit, under a specific program to construct affordable housing including persons with physical disabilities or developmental disabilities.
• Provide financial incentive such as waiving City fees for 100 percent affordable housing projects within the City of Los Altos.
• Provide a dedicated project planner for 100 percent affordable housing projects. • Transfer the City’s annual CDBG allocation to the County for projects that serve the Los Altos community.
• Allocate a portion of CDBG funds toward affordable housing development. • Provide funding to participate in a multi-jurisdictional housing finance program (such as a Mortgage Revenue Bond or Mortgage Credit Certification Program).
Responsible Body: Development Services Department, City Council Funding Source: State or federal grant funds
Time Frame: Ongoing
Program 2.D: Encourage and streamline Accessory Dwelling Units (ADUs).
The City will continue to promote ADU production through streamlined review and clear informational resources, including handouts and other materials. To increase the number of ADU’s constructed, the City will:
• Prepare permit ready standard ADU plans with a variety of unit sizes, bedroom count, and architectural styles.
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• Publicize and promote the standard ADU plans through multiple outreach methods and languages.
• Remove any barriers in the review process of an ADU.
• Ensure ministerial processing of all ADUs.
• Hire one additional planning staff position to review ministerial applications which includes ADUs.
• Promote the availability of funding for ADUs, including the CalHFA ADU Grant Program that provides up to $25,000 to reimburse homeowners for predevelopment costs necessary to build and occupy an ADU. • Consider permit fee waivers in order to incentivize the creation of ADUs.
The City will also monitor ADU production and affordability throughout the planning period and implement additional action if target ADU numbers are not being met.
Responsible Body: Development Services Department
Funding Source: General Fund
Time Frame: Ongoing; if ADU targets are not being met by January 2027, the City will review and revise efforts to increase ADU construction (e.g., fee waivers, local financing program for ADUs, etc.) no later than July 2027. The City’s action shall be commensurate with the level of shortfall from construction targets (i.e., if shortfall is significant, a rezoning action may be required, if shortfall is slight, additional incentives may be appropriate).
Additional planning staff position will be budgeted and hired by the end of 2022. The City will release an RFQ by July 2023 for permit ready standard ADU plans; by the end of year 2024 the City will have adopted standard ADU design plans.
Objective: Adopt and provide City Standard Permit Ready ADU Plans (2024). 322 ADUs by the end of the planning period.
Program 2.E: Conduct annual ADU rental income surveys.
The City will conduct annual ADU rental income surveys whereby each property owner may voluntarily share the rental income for the unit for the City to use in its annual progress reports consistent with Zoning Code Section 14.14.090. The City will provide additional staff support by the onboarding of a Housing Coordinator or Manager or look to consultant services to provide this support.
Responsible Body: Development Services Department
Funding Source: General Fund; potential State or federal grants Time Frame: Annually, first quarter 2023 to provide funding for in-house staff or consultant services
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Program 2.F: Grant sewer priority for lower-income housing.
The City will adopt written policies and procedures that grant a priority for sewer hook-ups and service to lower-income housing developments.
Responsible Body: Development Services Department, Public Works Department Funding Source: General Fund
Time Frame: Fourth quarter 2023
Goal 3: Remove constraints to the development of housing.
Policies
Policy 3.1: Promote Housing Through City Regulation.
Promote housing goals through City codes, ordinances, and policies that enable housing production.
Policy 3.2: Modify Zoning Code to Assist in Meeting Housing Needs.
Ensure that Zoning Code provisions assist in meeting the housing needs of residents, including those with special needs.
Policy 3.3: Expedite Entitlement Review.
Continue to expedite the processing and review time by the City to the maximum extent possible.
Policy 3.4: Ensure Adequate Staffing Levels.
Evaluate staffing levels and ensure an appropriate number of staff available.
Programs
Program 3.A: Prepare a Downtown parking plan and update parking requirements.
To address parking constraints, the City will analyze and update parking requirements and implement a Downtown parking plan. This effort will include the following:
• Assess parking demand, requirements, and strategies in the Downtown and citywide.
• Identify approaches to address short and long-term parking needs considering innovative parking design and strategies that support efficient use of land. • Reflect that the City will support consolidation of City-owned parking plazas. • Prepare a Downtown parking plan and modify parking requirements to reflect this plan.
• Amend the City’s parking requirements based on the assessment’s findings. This may include reducing parking rates; offering further reduced rates for properties 125
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participating in a public parking district; establishing lower parking rates for small units (e.g., studios, single-room occupancy units, etc.) and senior housing, housing for persons with disabilities, deed-restricted affordable housing, etc.; providing more flexibility related to the underground parking requirement; offering other alternatives to comply with parking requirements; and modifying the required parking design dimensions (e.g., parking stall and lane dimensions).
Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund, Parking In-Lieu Fees, Public-Private Partnership Time Frame: By end of year 2024
Program 3.B: Modify building height in mixed-use zoning districts.
Various mixed-use zoning districts limit development to 30 feet or no more than two stories. To facilitate housing development in mixed-use zoning districts, the City will amend the Zoning Code to adopt the Downtown Vision Plan height recommendations, at minimum if not greater; then evaluate and update allowed heights in the Commercial Neighborhood (CN) District as necessary to accommodate vertical residential mixed-use development. This effort will include evaluating and modifying existing objective design standards as necessary to accommodate anticipated housing capacity while addressing community design goals.
Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: Adoption of Downtown Vision Plan height recommendations by end of year 2023; evaluate and update allowed heights in Commercial Neighborhood (CN) District by end of year 2026
Program 3.C: Remove floor-to-area ratio (FAR) restriction at Rancho Shopping Center and Woodland Plaza.
The City will remove the site-specific 0.35 floor-to-area ratio (FAR) limitation applicable to the Rancho Shopping Center and Woodland Plaza, as the FAR limit presents a constraint to housing and is more restrictive than the FAR standard in the Commercial Neighborhood (CN) District.
Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: Fourth quarter of 2024
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Program 3.D: Evaluate and adjust impact fees.
The City will evaluate applying the park in-lieu and traffic impact fees on a per square foot basis rather than per unit to encourage the development of higher densities and smaller, more affordable housing units. Based on this evaluation, the City will adjust these fees.
Responsible Body: Development Services Department, City Council Funding Source: General Fund
Time Frame: Complete evaluation first quarter of 2025; amend fees second quarter of 2025
Program 3.E: Ensure that the density bonus ordinance remains consistent with State law.
Government Code Section 65915 requires that a jurisdiction adopt a local Density Bonus Ordinance consistent with State law. State Density Bonus Law requires a local jurisdiction to grant an increase in density, if requested by a developer, for providing affordable housing as part of a development project. Key provisions of the law include incremental density bonuses that correspond to the percentage of housing set aside as affordable units. The law also provides reduced parking requirements and allows requests for waivers of development standards, such as increased height limits and reduced setback requirements.
The City will continue to annually monitor the effectiveness and appropriateness of existing adopted policies and update the ordinance as needed and will ensure that its local ordinance remains consistent with State law, but will apply current state law even before local amendments are adopted. Should any amendments be required to existing policies pursuant to State law or case law, the City will modify its existing policies, as appropriate. The City commits to continue to review and approve eligible requests under State Density Bonus Law (including requests for incentives, concessions, waivers, and parking reductions) so that projects that qualify are not prevented from developing at the densities to which they are entitled.
Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: Ongoing.
Program 3.F: Reduce Conditional Use Permit requirement for residential mixed-use and multi-family.
To facilitate housing, the City will amend the Zoning Code to allow the following as permitted uses (and no longer requiring a conditional use permit):
• Residential mixed-use in the CN, CD, CRS, CT, and CRS/OAD districts; and 127
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• Multi-family in appropriate areas of mixed-use districts (e.g., not on the ground floor along the main thoroughfare(s) when within a certain distance of high traffic intersections, etc.).
Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: Third quarter of 2024
Objective: By allowing the residential use by-right the time for City review of and action on residential mixed-use and multi-family developments will be shortened compared to processing times during the 2015-2023 Housing Element.
Program 3.G: Amend Conditional Use Permits findings applicable to housing developments.
Conditional Use Permit (CUP) approval is subject to findings listed in Zoning Code Section
14.80.060. CUP findings will be amended so that only objective findings and standards are applicable to housing developments, including single-room occupancy units, consistent with State law. Additionally, the City will designate the review and approval of conditional use permits for housing developments to the Authority of the Development Services Director.
Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: First quarter of 2024
Program 3.H: Amend design review process and requirements.
The City’s Design Review Commission and Planning Commission had previously been consolidated into one commission, which was again separated into two commissions in recent years. The current structure of the Design Review Commission is a five-person body appointed by the City Council, while the Planning Commission is a seven-person body. Recent changes in State law drastically reduced the Design Review Commission’s purview, and the City’s welldeveloped objective design standards for a variety of development types (adopted in 2021) effectively created an Administrative Design Review that has been well implemented by City staff.
The City will consolidate the Design Review Commission and Planning Commission into one body comprised of a maximum of seven appointed residents. The City’s design review process and applicability thresholds will be modified so that City Council serves only as the decision-making authority for appeal of design review decisions. Additionally, housing developments and emergency shelters will only be subject to objective design standards consistent with State law, and the requirement for the installation of story poles will be eliminated. 128
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Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: Any code amendments required to be completed by end of year 2023; Design Review Commission to be dismissed and duties reassigned to Planning Commission upon local adoption of the 6th Cycle Los Altos Housing Element Objective: The time for City review of and action on residential, mixed-use and multifamily developments will be shortened compared to processing times during the 2015- 2023 Housing Element with the reduction of discretionary reviews and commissions.
Program 3.I: Allow residential care facilities consistent with State law.
To comply with State law, the City will amend the Zoning Code to permit residential care facilities for six or fewer persons in all residential zoning districts, as well as districts where single-family homes are allowed by-right and treat them as a residential use. The Zoning Code will also be amended to allow large residential care facilities (seven or more persons) in all residential zones without discretionary review (i.e., subject only to objective standards). Residential care facilities will not be limited to individuals of 60 years of age or over, and a barrier-free definition of “family” that encompasses unrelated individuals living together as a single residential unit will be added consistent with State law.
Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: First Quarter 2024
Program 3.J: Explicitly allow manufactured homes consistent with State law.
Government Code §65852.3 requires manufactured and mobile homes on a permanent foundation to be allowed in the same manner and in the same zone as a conventional stick-built structure. While it is the City’s practice to treat manufactured homes on a foundation as a conventional single-family home, the Zoning Code does not reflect this practice. The City will amend the Zoning Code to explicitly allow manufactured homes on a permanent foundation, subject to the same regulations as single-family homes.
Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: First quarter of 2024
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Goal 4: Create housing opportunities for people with special needs.
Policies
Policy 4.1: Support Local Homeless Service Providers.
The City will support the efforts of Santa Clara County and local social service providers to increase their capacity to operate facilities serving the homeless.
Policy 4.2: Allow Special Needs Housing Consistent with State Law.
The City will comply with all State legal requirements pertaining to zoning provisions for homeless shelters, transitional housing, and supportive housing, and single-room occupancy (SRO) housing.
Policy 4.3: Encourage Independent Living.
The City will promote services and education to help seniors maintain their independence and remain in their own homes as long as possible.
Policy 4.4: Discourage Senior Housing Conversion.
The City will discourage senior-only housing from converting to other uses.
Policy 4.5: Transportation Options.
The City will encourage senior housing and housing for persons with disabilities near transportation and services.
Policy 4.6: Variety of Housing Types.
The City will encourage a variety of housing opportunities, including building type, degree of care, and form of ownership to support housing for all, including persons with disabilities.
Programs
Program 4.A: Support efforts to fund homeless services.
The City continues to transfer its CDBG funds to the County to support local housing programs, including programs to support people experiencing homelessness. In addition, the City will continue to pursue funding from available sources for homeless services and will also assist community groups that provide homeless services and assist such groups in applying for funding from other agencies. Moreover, the City will consider applying for grants where appropriate or will encourage/partner with local and regional nonprofit organizations that wish to apply for such grants. Lastly, the City will promote the availability of these services on its website, social media, by email, and with handouts.
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Responsible Body: Development Services Department
Funding Source: CDBG funds (as transferred to the County and applied to the City program)
Time Frame: Ongoing
Program 4.B: Continue to participate in local and regional forums for homelessness, supportive, and transitional housing.
Continue to participate in regional efforts as coordinated with other adjacent cities to address homeless and emergency and transitional housing issues and potential solutions. In addition to transferring its CDBG funds to the County (see Program 4.A), the City provides funding for the Community Services Agency (CSA) of Mountain View and Los Altos that provides various housing services.
Responsible Body: Development Services Department, City Council, Community Services Agency
Funding Source: General Fund, CDBG funds (as transferred to the County and applied to the City program)
Time Frame: Ongoing
Program 4.C: Allow Low Barrier Navigation Centers consistent with AB 101.
The Zoning Code does not address low barrier navigation centers (LBNCs), defined as Housing First, low-barrier, service enriched shelters focused on moving people into permanent housing that provide temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing (Government Code §65660). State law requires LBNCs to be permitted by-right in areas zoned for mixed-use and nonresidential zones permitting multifamily uses provided they satisfying the provisions established by AB 101 (see Government Code §65662). This would allow LBNCs in the CD/R3, CN, CD, CRS, CT, and CRS-OAD districts. The City will amend its Zoning Code to explicitly allow LBNCs as provided by State law.
Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: Fourth quarter of 2026
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Program 4.D: Allow transitional and supportive housing consistent with State law.
Allow transitional and supportive housing by right in all zones which allow residential uses, subject only to those restrictions and standards that apply to other residential dwellings of the same type in the same zone, consistent with AB 2162 and other State law provisions.
Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: First quarter of 2024
Program 4.E: Allow employee/farmworker housing consistent with State law.
The City will amend the Zoning Code to allow employee housing consistent with Health and Safety Code §17021.5 and 17021.6.
Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: Second quarter of 2025
Program 4.F: Reasonably accommodate disabled persons’ housing needs.
Both the federal Fair Housing Act and the California Fair Employment and Housing Act direct local governments to make reasonable accommodations (i.e., modifications or exceptions) in their zoning laws and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling. The Zoning Code does not currently contain procedures for reasonable accommodations. The City will adopt reasonable accommodation procedures compliant with State and federal law.
Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: Adopt an ordinance by fourth quarter of 2024; report to City Council on number of reasonable accommodation requests submitted and the status of each (i.e., approved, denied (and reason for denial), or under review) (annually) Objective: The City will adopt a reasonable accommodation ordinance and process request as submitted.
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Program 4.G: Assist seniors to maintain and rehabilitate their homes.
Seek, maintain, and publicize a list of resources or service providers to help seniors maintain and/or rehabilitate their homes. Specifically, the City will update (as needed) and regularly promote the Age Friendly Design Elements handout and require larger lower income developments to utilize Universal Design standards.
Responsible Body: Development Services Department, Senior Commission Funding Source: General Fund
Time Frame: Update Age Friendly Design handout by second quarter 2026; publicize list of service providers annually.
Program 4.H: Provide additional density bonuses and incentives for housing that accommodates special needs groups.
Provide density bonus increases and incentives beyond that required by State law for projects that provide senior housing or housing for extremely low-income households or people with disabilities, including developmental disabilities, in multi-family or mixed-use zones. Specifically, the City will codify the additional density bonus and incentives for senior-only projects.
Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: Fourth quarter of 2025
Program 4.I: Allow senior housing with extended care facilities in multi-family and mixeduse zoning districts.
The City will amend Zoning Code to clearly allow senior housing under the multi-family use and residential care facilities consistent with State law.
Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: Fourth quarter of 2025
Program 4.J: Facilitate alternate modes of transportation for residents.
Continue to implement City standards, policies, and funding efforts to facilitate walkable neighborhoods and the safe use of alternate modes of transportation such as bicycles. For example, the City may fund community service organizations to offer rides, partner with organizations to provide bicycle share services, and/or develop policies to require sidewalks and/or bicycle lanes or bicycle parking improvements in areas of need. The City will also adopt a 133
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vehicle miles travel (VMT) policy and transportation demand management plan to promote efficient land use planning and facilitate alternative modes of transportation.
Responsible Body: Development Services Department, Public Works Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: Fourth quarter 2023 and ongoing
Objective: Adopt VMT policy and transportation demand management plan (by end of 2023) and provide walkable and safe modes of transportation to all residents.
Goal 5: Conserve and improve the existing housing stock.
Policies
Policy 5.1: Conserve Existing Affordable Housing.
The City will encourage the conservation of existing affordable housing, including the present rental stock represented by units in the city’s existing multi-family districts, particularly rental housing affordable to low- or moderate-income households.
Policy 5.2: Conserve Small Homes.
The City will continue to conserve the stock of small houses in areas of small lot sizes.
Policy 5.3: Preserve and Improve Existing Housing.
The City will encourage the preservation and improvement of the existing housing stock to minimum housing standards, including existing nonconforming housing uses.
Programs
Program 5.A: Monitor condominium conversions.
The City will continue to implement the Condominium Conversion Ordinance to protect against the conversion or demolition of rental units. This Ordinance does not allow apartment buildings to be converted into condominiums unless rental vacancy is greater than five percent.
Responsible Body: Development Services Department
Funding Source: General Fund
Time Frame: Ongoing
Objective: Deny condominium conversions unless compliant with the Ordinance. 134
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Program 5.B: Continue to work with Alta Housing to administer the City’s affordable housing programs.
The City will continue to work with Alta Housing to administer the City’s affordable housing programs, including outreach and marketing. Alta Housing will continue to monitor below-marketrate units on behalf of the City. Any expanded efforts under Alta Housing’s contract (e.g., further preservation activities) would require additional City funding. Should the City ever decide to bring the work currently provided by Alta Housing to in-house City staff, the City shall provide funding for a full-time Housing Manager.
Responsible Body: Development Services Department, City Council Funding Source: General Fund
Time Frame: Ongoing
Objective: Maintain accurate records of the City’s affordable housing inventory and waitlists, and report annually to the City Council.
Program 5.C: Restrict commercial uses from displacing residential neighborhoods.
Continue to restrict commercial uses in residential neighborhoods so as to prevent potential future displacement of residents, while continuing to allow home occupations in residential zones, consistent with the Zoning Code.
Responsible Body: Development Services Department
Funding Source: General Fund
Time Frame: Ongoing
Program 5.D: Implement voluntary code inspection program.
Continue the voluntary code inspection program encompassing code compliance, rehabilitation, energy conservation, and minimum fire safety standards. Use the code inspection programs to promote available rehabilitation programs and services (see Program 5.E).
Responsible Body: Development Services Department
Funding Source: General Fund
Time Frame: Ongoing
Program 5.E: Help secure funding for housing rehabilitation and assistance programs.
Continue to assist in the provision of housing programs and services for low-income households with other public agencies and private nonprofit organizations that offer home repairs, rental assistance, and first-time homebuyer assistance. To minimize overlap or duplication of services, Los Altos will undertake the following actions:
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• The City will support County and nonprofit housing rehabilitation programs by providing program information to interested individuals through handouts available at City Hall, the Los Altos Senior Center, the Los Altos Library, and the Woodland Branch Library as well as by email, social media, and on the City website.
• The City will contact previous rehabilitation applicants when new funding becomes available and post a legal notice in the newspaper, as well as by email, social media, and on the City website, when housing rehabilitation funds become available. The City will continue to transfer their Community Development Block Grant (CDBG) funds to the County to support housing programs each year.
Responsible Body: Development Services Department
Funding Source: General Fund, CDBG funds
Time Frame: Inform applicants of available funding sources annually; ongoing Objective: Rehabilitation of six units during the planning period Program 5.F: Incentivize the creation of play areas for multi-family housing projects.
The City will develop incentives for the creation of play areas for muti-family housing projects to help address the needs of children and families. Incentives could be a reduction in Park In-Lieu Fees or waiving the entire fee completely.
Responsible Body: Development Services Department, Planning Commission, City Council
Funding Source: General Fund
Time Frame: Fourth quarter 2027
Goal 6: Promote fair housing access and opportunities for all persons.
Policies
Policy 6.1: Promote Equal Opportunity.
Promote governmental efforts to provide equal opportunity housing for existing and projected demands in Los Altos, including the creation and management of waitlists for below-market-rate ownership and rental units.
Policy 6.2: Connect Residents with Fair Housing Services.
The City will make a proactive effort to increase awareness of fair housing services.
Policy 6.3: Promote Community Involvement in Housing Efforts.
Promote representative citizen participation in the implementation of housing programs. 136
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Policy 6.4: Implement Anti-Displacement Measures.
Enforce the right of first refusal for residents displaced through redevelopment of existing housing stock as required by Government Code §66300(d)(2)(D)(ii).
Programs
Program 6.A: Assist residents with housing discrimination and landlord-tenant complaints.
The City presently refers discrimination complaints to Mid-Peninsula Citizens for Fair Housing, and the Santa Clara County Housing Authority as appropriate. If these agencies are not able to effectively resolve the identified fair housing issues or violations, and enforcement is necessary, tenants may be referred to the State Department of Fair Employment and Housing or HUD, depending on the complaint. In addition, the City will raise awareness of available services to address housing discrimination and landlord-tenant complaints through its website and through handouts.
Responsible Body: Development Services Department
Funding Source: General Fund
Time Frame: Ongoing
Objective: The City will continue to promote fair housing practices, refer fair housing complaints appropriately, and raise awareness of such services. The City will advertise available services through the City’s newsletters, website, email blasts, social media, cable television channel as well as handouts at City Hall and other public buildings and facilities. The City will track awareness of fair housing services through surveys of the community and increase awareness of such services over the planning period, adjusting outreach methods based on survey results.
Program 6.B: Maintain and expand an inventory of affordable housing funding sources.
The City will prepare a comprehensive inventory of available sources of funds for affordable housing activities. The City will update and maintain this inventory so it is available to prospective housing developers. City staff will identify and prepare applications for appropriate funding sources to support affordable housing activities. As discussed in Appendix G (Housing Resources) and in Program 2.C, these sources include CDBG, Section 8 Project-Based Rental Assistance, the Mills Act program, and various State programs such as Low-Income Housing Tax Credits (LIHTC) and the Multi-family Housing Program.
Responsible Body: Development Services Department
Funding Source: General Fund
Time Frame: Prepare inventory of funding sources by fourth quarter 2023; inform developers of funding sources available (annually); evaluate notices of funding availability (annually); submit grant applications (at least one every three years) 137
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Objective: The City will update and maintain the inventory of affordable housing funding sources, make it available to developers, and apply for, when appropriate, funding sources to support affordable housing activities.
Program 6.C: Target housing development in highest resource areas.
The City will outreach to property owners of housing sites in the highest resource areas including areas of the city with higher TCAC Education and Environment scores. In this outreach, the City will provide written material to property owners of identified sites describing potential residential capacity for the site, available incentives, including density bonuses and available funding.
Responsible Body: Development Services Department
Funding Source: General Fund
Time Frame: Initial outreach by third quarter of 2023; follow up outreach after completion of various zoning modifications by third quarter of 2026 Objective: Support the development of below market rate housing (i.e., lower or moderate-income housing) in Los Altos; if the City has not received an application for a below market rate project by fourth quarter 2026, the City will enhance efforts under programs that support funding or partnerships to achieve affordable housing production.
Program 6.D: Promote Housing Choice (Section 8) rental assistance program.
The Housing Choice (Section 8) Rental Assistance Program is administered by the Santa Clara County Housing Authority (SCCHA) and has about 17,000 participants. This program assists very low-income, elderly, and disabled households by paying the difference between 30 percent of an eligible household's income and the actual rental cost. The City will continue to promote participation of eligible Los Altos residents in the County-administered Housing Choice Rental Assistance Program. SCCHA currently assists six households with Section 8 housing choice vouchers in Los Altos. The objective maintains this number of assisted households given the uncertainty of funding in the future for the Housing Choice Voucher Program.
Responsible Body: Development Services Department, Santa Clara County Housing Authority
Funding Source: General Fund
Time Frame: SCCHA Housing Choice Rental Assistance Program link on the City’s website by third quarter of 2023; promote the Program via newsletters, email blasts, social media, and other methods annually
Objective: The City will advertise availability of the Housing Choice Rental Assistance Program on its website, newsletters, email blasts, social media, cable television channel as well as handouts at City Hall and other public buildings and facilities. Since Housing Choice vouchers are portable, the number of vouchers used in the city will vary over time, 138
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but the City’s objective is to maintain at least the current level of six households participating in the Section 8 program.
Program 6.E: Prepare and distribute anti-displacement information.
The City will create communications materials to effectively distribute information regarding local and regional tenants’ rights resources, as well as other relevant resources, in a user-friendly manner. The City will engage in a robust communications campaign to better inform residents, especially those who are harder to reach and potentially at-risk of displacement, of these new materials. Information will be multilingual, and the City will coordinate with organizations and local groups to ensure effective distribution of information community wide.
Responsible Body: Development Services Department
Funding Source: General Fund
Time Frame: Materials produced and translated into multiple languages and initial communication campaign by second quarter of 2024; continue to distribute materials on an annual basis
Objective: The City will produce anti-displacement materials and conduct outreach to notify potentially at-risk households of such resources. The City will hold at least one inperson event per two years (starting by first quarter of 2025) on fair housing rights and resources; this event will be hosted in a location where at-risk households are more easily reached and will be determined with local organizations and groups to be most effective.
Program 6.F: Affirmatively market physically accessible units.
As a condition of the disposition of any City-owned land, the award of City financing, any density bonus concessions, or land use exceptions or waivers for any affordable housing project, the City will require that the housing developer implement an affirmative marketing plan for Statemandated physically accessible units which, among other measures, provides disability-serving organizations adequate prior notice of the availability of the accessible units and a process for supporting people with qualifying disabilities to apply.
Responsible Body: Development Services Department
Funding Source: General Fund
Time Frame: Ongoing as applications are processed
Objective: Affirmative marketing conducted for 100 percent of affordable housing units approved and permitted in Los Altos from 2023 to 2031.
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Goal 7: Encourage energy and resource conservation and sustainability measures.
Policies
Policy 7.1: Energy and Water Conservation.
The City will encourage energy and water conservation measures to reduce energy and water consumption in residential, governmental, and commercial buildings.
Policy 7.2: Energy and Water Efficiency.
The City will continue to implement building and zoning standards to encourage energy and water efficiency.
Policy 7.3: Greenhouse Gas Reduction.
The City will continue to implement the 2022 Climate Action and Adaptation Plan to encourage reducing greenhouse gas emissions.
Programs
Program 7.A: Promote energy and water conservation and greenhouse gas reduction through education and awareness campaigns.
Continue to promote residential energy and water conservation and greenhouse gas reduction consistent with the City’s adopted 2022 Climate Action and Adaptation Plan, through consumer information on financial assistance and rebates for energy-efficient home improvements published by governmental agencies, nonprofit organizations, and utility companies. This includes information on the Property Assessed Clean Energy (PACE) program that provides eligible property owner financing for energy improvements to their homes—solar panels, water-efficient landscapes, etc.—on their property tax assessment. Other programs include leveraging and promoting other State and commercial initiatives to encourage solar energy, such as grants, tax credits, and rebates, as they are implemented through organizations such as Silicon Valley Clean Energy, PG&E, BayRen, among others.
The City will make the above-described information available at the public counter of the Development Services Department, at the Los Altos Senior Center, Los Altos Library, and through the City’s newsletters. The information will also be available on the City’s website.
Responsible Body: Development Services Department
Funding Source: General Fund
Time Frame: Ongoing
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Program 7.B: Monitor and implement thresholds and statutory requirements of climate change legislation.
Monitor the implementation measures of the Global Warming Solutions Act of 2006 (AB 32) and SB 375, which requires planning organizations to promote sustainable communities as part of their regional transportation plans. The City will implement the measures as guidance for thresholds and compliance methods are released by the State, especially as reflected in its 2022 Climate Action and Adaptation Plan.
Responsible Body: Development Services Department
Funding Source: General Fund
Time Frame: Ongoing
IV.B Quantified Objectives
Table IV-2 presents the City’s quantified objectives for construction, preservation, and rehabilitation for the 2023 – 2031 planning period that will be achieved through the policies and programs described above.
Table IV-2: Quantified Objectives
Program Type/Affordability Extremely
Low1 Very Low Low Moderate Above Moderate Total
New Construction 250 251 288 326 843 1,958
Rehabilitation 2 2 2 - - 6
Conservation/Preservation 3 3 - - - 6
Total 255 256 290 326 843 1,970
1 The City estimates 50% of the very low households would qualify as extremely low income. 2 See Program 6.D. Assumes Section 8 Housing Choice Voucher recipients are split evenly between extremely low and very low income.
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Appendix A: Housing Needs Assessment
Contents
Appendix A: Housing Needs Assessment ................................................. 1 Section A.1 Introduction and Summary .................................................................................... 2 A.1.1 Introduction............................................................................................................ 2 A.1.2 Summary ............................................................................................................... 2 Section A.2 Population Characteristics..................................................................................... 4 A.2.1 Population ............................................................................................................. 4 A.2.2 Age ........................................................................................................................ 6 A.2.3 Race/Ethnicity ....................................................................................................... 7 A.2.4 Employment .......................................................................................................... 9 Section A.3 Household Characteristics...................................................................................16 A.3.1 Household Size ...................................................................................................16 A.3.2 Overcrowding ......................................................................................................17 A.3.3 Household Income ..............................................................................................22 A.3.4 Special Housing Needs .......................................................................................25 A.3.5 Displacement.......................................................................................................45 Section A.4 Housing Stock Characteristics.............................................................................46 A.4.1 Housing Type and Vacancy ................................................................................46 A.4.2 Housing Tenure...................................................................................................49 A.4.3 Housing Units Permitted......................................................................................53 A.4.4 Housing Age and Condition.................................................................................54 Section A.5 Housing Costs and Affordability ..........................................................................57 A.5.1 Ownership Costs ................................................................................................. 57 A.5.2 Rental Costs........................................................................................................59 A.5.3 Overpayment.......................................................................................................61 A.5.4 At-Risk Housing Assessment ..............................................................................70 143
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Section A.1 Introduction and Summary
A.1.1 Introduction
This Appendix forms the foundation for understanding Los Altos housing needs.
It analyzes a range of demographic, economic, and housing-related variables to determine the extent and context of the city’s housing-related need. Information gathered through this Appendix provides a basis from which to build housing goals, policies, and programs to address those needs.
This needs assessment includes an analysis of the city’s population, special needs groups, employment, housing stock, and housing affordability.
The main source of data used to form the majority of this section is HCD pre-certified local housing data provided by ABAG, which relies primarily on the American Community Survey 2015-2019, California Department of Finance, and HUD’s Comprehensive Housing Affordability Strategy (“CHAS”) data. 2020 Census data has been noted and referenced in certain instances; however, due to the timing and certification requirements of the Housing Element, 2020 Census data is not fully available, and therefore has not been comprehensively integrated into this assessment, A.1.2 Summary
Housing needs are determined by a city’s population and its existing housing stock and provide context for developing housing policy, such as which types of housing and its affordability levels are most needed in the community. The following summarizes key data from this housing needs assessment.
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• Los Altos has a higher income population than Santa Clara County. Los Altos’ 2019 median household income ($235,278) was almost 50 percent higher than the county ($124,055). Almost 17 percent of Los Altos households are lower-income households (1,783 households), of which 7.2 percent are extremely low-income. • Los Altos has a high rate of home ownership. Of the total housing units, four out of five households (81 percent) own their homes.
• Home prices are higher in Los Altos than in the county. Households must earn at least median wage (100 percent AMI) to afford to rent in Los Altos, and well over 200 percent of AMI to be able to buy a home in the city. Low-income households are likely to be excluded from essentially all neighborhoods in Los Altos. • More than one in four homeowners (28 percent) and one in five renters (23 percent) are cost burdened. Furthermore, 12 percent of homeowners and 11 percent of renters are severely cost burdened. Los Altos has a lower proportion of cost-burdened households compared to the county.
• Renter households are slightly more likely to live in overcrowded conditions than owneroccupied households. 2.1 percent of renter households experience overcrowding or severe overcrowding, versus 0.4 percent of owner households. Los Altos has a lower overcrowding rate than the county.
• Los Altos has a lower proportion of residents of color than the Bay Area. Of all the racial/ethnic groups, Other or Multiple Races, American Indian or Alaska Native, and African American residents experience the highest rates of poverty in Los Altos. • Seniors (65 years and above) comprise more than 26 percent of the population in Los Altos. The median age in the city is 46 years, nearly 10 years higher than in the county (37 years). Of total senior households, almost 37 percent are cost burdened (1,299 households). Seniors are considered a special needs group, as they can face higher levels of housing insecurity because they are more likely to be on a fixed income while requiring higher levels of care.
• Los Altos’ other special housing needs population includes persons with a disability (5.7 percent of residents) that may require accessible housing and female-headed households (6.7 percent of households) who are often at greater risk of housing insecurity. • The number of people experiencing homelessness in Los Altos increased from six to 76 individuals between 2017 and 2019. This was sharp increase compared to the county, although this homeless population represents less than one percent of the homeless population countywide.
• Los Altos has 1,112 large households (five or more people), which are generally served by three-bedroom or larger units. The number of such units in Los Altos (8,646) can sufficiently accommodate the city’s share of larger families. 145
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• A variety of housing types is important to meet the needs of all members of the community.
Over 85 percent of Los Altos’ housing stock is single-family (attached and detached).
However, multi-family housing of five or more units has experiencing the most growth over the last decade.
• The largest proportion of Los Altos’ housing units was built between 1940 and 1959, with almost 23 percent built before 1960. This represents an aging housing stock which can reflect poorer living standards and higher repair costs if not regularly maintained.
Section A.2 Population Characteristics
A.2.1 Population
The Bay Area is the fifth-largest metropolitan area in the nation and has seen a steady increase in population since 1990, except for a decline during the Great Recession beginning in 2007.
Many cities in the region have experienced significant growth in both jobs and population. While these trends have led to a corresponding increase in demand for housing across the region, the regional production of housing has largely not kept pace with job and population growth. In 2020, the population of Los Altos was estimated to be 30,876 (see Table A-1). From 1990 to 2000, the population increased by 5.1 percent, while it increased by 3.6 percent during the first decade of the 2000s. In the most recent decade, the population increased by 6.6 percent (9.1 percent according to the 2020 Census). The population of Los Altos makes up 1.6 percent of Santa Clara County.1
Since 2000, the population in Los Altos has increased by 11.5 percent, which is below that of the region, at 16.6 percent increase over the same period (see Figure A-1). In Los Altos, roughly 10.2 percent of its population had moved during the past year, 3.2 percentage points smaller than the regional rate of 13.4 percent.
1 To compare the rate of growth across various geographic scales, Figure 1 shows population for the jurisdiction, county, and region indexed to the population in the year 1990. This means that the data points represent the population growth (i.e., percent change) in each of these geographies relative to their populations in 1990. 146
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Table A-1: Population Growth Trends
Geography 1990 1995 2000 2005 2010 2015 2020
Los Altos 26,599 26,993 27,693 27,513 28,976 30,346 30,876 1 Santa Clara County 1,497,577 1,594,818 1,682,585 1,752,969 1,781,642 1,912,180 1,961,969 Bay Area 6,020,147 6,381,961 6,784,348 7,073,912 7,150,739 7,595,694 7,790,537 Notes:
1 31,625 according to the 2020 Census.
Source: ABAG 2021 Pre-certified Housing Needs Data (California Department of Finance, E-5 series) Figure A-1: Population Growth Trends
Note: The data shown on the graph represents population for the jurisdiction, county, and region indexed to the population in the first year shown. The data points represent the relative population growth in each of these geographies relative to their populations in that year. For some jurisdictions, a break may appear at the end of each decade (1999, 2009) as estimates are compared to census counts. DOF uses the decennial census to benchmark subsequent population estimates.
Source: ABAG 2021 Pre-certified Housing Needs Data (California Department of Finance, E-5 series) 100
105
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1990199119921993199419951996199719981999200020012002200320042005200620072008200920102011201220132014201520162017201820192020 Index (Year percents = Index 100)
Index
Los Altos
Index
Santa Clara County
Index
Bay Area
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A.2.2 Age
The distribution of age groups in a city influences the types of housing the community may need in the near future. An increase in the older population may mean there is a developing need for more senior housing options, while higher numbers of children and young families can point to the need for more family housing options and related services. Trends indicate an increased desire to age-in-place or downsize to stay within their communities, which can mean more multifamily and accessible units are also needed.
In Los Altos, the median age in 2000 was 43.1; by 2019, this figure had increased to around 46 years. The median age in the county was 37.4 for the same year. The population of seniors (65 years and above) increased just over 10.5 percent since 2000 and makes up 26.6 percent of the population. Statewide, the population of seniors comprises approximately 12 percent of total population. The population of youths (14 years and under) increased at a rate of 14.2 percent and makes up almost 21.0 percent of the total population. Conversely, the population of those ages 15-45 decreased by an estimated 4.3 percent between 2000 and 2019 and makes up 27.4 percent of the total population of Los Altos.
Figure A-2: Population by Age, 2000-2019
Notes:
Universe: Total population
Source: ABAG 2021 Pre-certified Housing Needs Data ((U.S. Census Bureau, Census 2000 SF1, Table P12; U.S.
Census Bureau, Census 2010 SF1, Table P12; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001) 1.6k
3.9k
1.9k
2.0k
4.8k
4.7k
3.4k
2.5k
2.2k
0.7k
1.6k
4.7k
2.3k
1.4k
3.9k
5.4k
4.0k
2.7k
1.9k
1.1k
1.3k
5.1k
2.6k
2.0k
3.8k
5.3k
4.4k
3.0k
2.1k
1.0k
0 1,000
2,000
3,000
4,000
5,000
6,000
Age 0-4 Age 5-
14 Age 15-
24 Age 25-
34 Age 35-
44 Age 45-
54 Age 55-
64 Age 65-
74 Age 75-
84 Age 85+
Population
2000 2010 2019
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Looking at the senior and youth population by race can add an additional layer of understanding, as families and seniors of color are even more likely to experience challenges finding affordable housing. People of color (all non-white racial groups) make up 24.3 percent of seniors and 49.2 percent of youth under 18 (see Figure A-3).
Figure A-3: Senior and Youth Population by Race
Notes:
Universe: Total population
In the sources for this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity, and an overlapping category of Hispanic / non-Hispanic groups has not been shown to avoid double counting in the stacked bar chart.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-G))
A.2.3 Race/Ethnicity
Understanding the racial makeup of a city and region is important for designing and implementing effective housing policies and programs. These patterns are shaped by both market factors and government actions, such as exclusionary zoning, discriminatory lending practices and displacement that has occurred over time and continues to impact communities of color today.
Los Altos has a higher share of residents identifying as White, Non-Hispanic than the county and region and a smaller share of residents identifying as American Indian or Alaskan Native, Black or African American, and Hispanic or Latinx when compared to the county and region (see Figure A-4).
33% 34%
22%
16%
51%
62%
76%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Age 0-17 Age 18-64 Age 65+
Population
White (Hispanic and Non-Hispanic)
Other Race or Multiple Races (Hispanic and Non-Hispanic) Black or African American (Hispanic and Non-Hispanic)
Asian / API (Hispanic and Non-Hispanic)
American Indian or Alaska Native (Hispanic and Non-Hispanic) 149
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Figure A-4: Population by Race, 2019
Notes:
Data for 2019 represents 2015-2019 ACS estimates.
The Census Bureau defines Hispanic/Latinx ethnicity separate from racial categories. For the purposes of this graph, the “Hispanic or Latinx” racial/ethnic group represents those who identify as having Hispanic/Latinx ethnicity and may also be members of any racial group. All other racial categories on this graph represent those who identify with that racial category and do not identify with Hispanic/Latinx ethnicity.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, Census 2000, Table P004; U.S.
Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B03002) Since 2000, the percentage of residents in Los Altos identifying as White has decreased by 18.1 percent. By the same token, the percentage of Non-White residents nearly tripled, growing at a rate of 139.1 percent between 2000 and 2019. As of 2019, White, Non-Hispanic residents represent a majority of the Los Altos’ total population at an estimated 58.1 percent of residents.
The Asian/API, Non-Hispanic population increased the most (123.1 percent) while the White, Non-Hispanic population decreased the most (-18.1 percent). According to the 2020 Census, 52.6 percent of Los Altos’ population was White, 35.2 percent was Asian, 6.5 percent was an Other Race or Multiple Races, 4.9 percent was Hispanic or Latinx, and 0.6 percent was African American.
31% 37%
27%
6%
58%
32% 39%
5%
4% 5%
4%
25% 24%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Los Altos Santa Clara County Bay Area
% of Population
Hispanic or Latinx
Other Race or Multiple Races, Non-Hispanic
White, Non-Hispanic
Black or African American, Non-Hispanic
Asian / API, Non-Hispanic
American Indian or Alaska Native, Non-Hispanic
150
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Figure A-5: Population by Race and Ethnicity, 2000-2019 Notes:
Data for 2019 represents 2015-2019 ACS estimates.
The Census Bureau defines Hispanic/Latinx ethnicity separate from racial categories. For the purposes of this graph, the “Hispanic or Latinx” racial/ethnic group represents those who identify as having Hispanic/Latinx ethnicity and may also be members of any racial group. All other racial categories on this graph represent those who identify with that racial category and do not identify with Hispanic/Latinx ethnicity.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, Census 2000, Table P004; U.S.
Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B03002) A.2.4 Employment
A city houses employed residents who either work in the community where they live or work elsewhere in the region. Conversely, a city may have job sites that employ residents from the same city, but more often employ workers commuting from outside of it. Smaller cities typically will have more employed residents than jobs there and export workers, while larger cities tend to have a surplus of jobs and import workers. To some extent the regional transportation system is set up for this flow of workers to the region’s core job centers. At the same time, as the housing affordability crisis has illustrated, local imbalances may be severe, where local jobs and worker populations are out of sync at a sub-regional scale.
One measure of this is the relationship between workers and jobs. A city with a surplus of workers (meaning more workers than jobs available) “exports” workers to other parts of the region, while a city with a surplus of jobs (meaning more jobs than can be filled with local workers) must 16% 24% 31%
80% 68% 58%
5%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
2000 2010 2019
Share of Population
Hispanic or Latinx
Other Race or Multiple Races, Non-Hispanic
White, Non-Hispanic
Black or African American, Non-Hispanic
Asian / API, Non-Hispanic
American Indian or Alaska Native, Non-Hispanic
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conversely “import” them. There are 13,370 employed residents and 14,257 jobs in Los Altos2 – the ratio of jobs to workers is 1.07; therefore, Los Altos can be considered a net importer of workers. In 2019, approximately six percent of people employed in Los Altos also lived in the city (LEHD on the Map, 2019).
Between 2002 and 2018, the number of jobs in Los Altos increased by 40.9 percent (see Figure A-6).
2 Employed residents in a jurisdiction is counted by place of residence (they may work elsewhere) while jobs in a jurisdiction are counted by place of work (they may live elsewhere). The jobs may differ from those reported in Figure A-6 as the source for the time series is from administrative data, while the cross-sectional data is from a survey.
Figure A-6: Jobs in Los Altos
Notes:
Universe: Jobs from unemployment insurance-covered employment (private, state and local government) plus United States Office of Personnel Management-sourced Federal employment
The data is tabulated by place of work, regardless of where a worker lives. The source data is provided at the census block level.
These are crosswalked to jurisdictions and summarized.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files, 2002-2018) 6,500
7,500
8,500
9,500
10,500
11,500
12,500
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Figure A-7 shows the balance when comparing jobs to workers, broken down by different wage groups, offering additional insight into local dynamics. A community may offer employment for relatively low-income workers but have relatively few housing options for those workers - or conversely, it may house residents who are low wage workers but offer few employment opportunities for them. Such relationships may cast extra light on potentially unmet demand for housing in particular price categories. A relative surplus of jobs in relation to residents in a given wage category suggests the need to import those workers, while conversely, surpluses of workers in a wage group relative to jobs means the community will export those workers to other jurisdictions. Such flows are not inherently negative, though over time, sub-regional imbalances may appear.
Los Altos has more low-wage jobs than low-wage residents. At the other end of the wage spectrum, the city has more high-wage residents than high-wage jobs (where high-wage refers to jobs paying $75,000 or more) (see Figure A-7). 3 Therefore, Los Altos has fewer housing accommodations for its low-wage jobs and more options for its high-wage positions. 3 The source table is top-coded at $75,000, precluding more fine grained analysis at the higher end of the wage spectrum.
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Figure A-7: Workers by Earnings, by Jurisdiction as Place of Work and Place of Residence Notes:
Universe: workers 16 years and over with earnings
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, American Community Survey 5-Year Data 2015-2019, B08119, B08519)
Figure A-8 shows the balance of a jurisdiction’s resident workers to the jobs located there for different wage groups as a ratio instead - a value of 1.0 means that a city has the same number of jobs in a wage group as it has resident workers - in principle, a balance. Values above one indicates a jurisdiction will need to import workers for jobs in a given wage group. Los Altos has the greatest need to import workers for lower-wage jobs. At the regional scale, this ratio is 1.04 jobs for each worker, implying a modest import of workers from outside the region (see Figure A8). 0.6k 1.0k 1.2k 1.2k 9.3k 1.4k2.1k 3.4k 2.1k 5.2k 0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
9,000
10,000
Less than $9,999 $10,000 to
$24,999
$25,000 to
$49,999
$50,000 to
$74,999
$75,000 or more
Worker Population
Place of Residence Place of Work
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Figure A-8: Jobs-Worker Ratios, by Wage Group
Notes:
Universe: Jobs in a jurisdiction from unemployment insurance-covered employment (private, state and local government) plus United States Office of Personnel Management-sourced Federal employment The ratio compares job counts by wage group from two tabulations of LEHD data: Counts by place of work relative to counts by place of residence. See text for details.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files (Jobs); Residence Area Characteristics (RAC) files (Employed Residents), 2010-2018)
Such balances between jobs and workers may directly influence the housing demand in a community. New jobs may draw new residents, and when there is high demand for housing relative to supply, many workers may be unable to afford to live where they work, particularly where job growth has been in relatively lower wage jobs. This dynamic not only means many workers will need to prepare for long commutes and time spent on the road, but in the aggregate, it contributes to traffic congestion and time lost for all road users.
If there are more jobs than employed residents, it means a city is relatively jobs-rich, typically also with a high jobs to household ratio (over 1.0). The jobs-household ratio in Los Altos has increased over time -- from 0.8 in 2002, to 1.06 jobs per household in 2018 (see Figure A-9). Los Altos’ ratio is lower than both Santa Clara County (1.71) and the region (1.47), suggesting the city has a lower ratio of jobs to housing units relative to the rest of the Bay Area. While the county and region are jobs rich, Los Altos houses only a slightly higher number of workers than it has jobs.
0.30 0.50
0.70 0.90
1.10 1.30
1.50 1.70
1.90 2.10
20022003200420052006200720082009201020112012201320142015201620172018 Ratio
Wages Less Than $1,250/Mo Wages $1,250-$3,333/Mo
Wages More than $3,333/Mo
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Figure A-9: Jobs-Household Ratio
Notes:
Universe: Jobs in a jurisdiction from unemployment insurance-covered employment (private, state and local government) plus United States Office of Personnel Management-sourced Federal employment; households in a jurisdiction The data is tabulated by place of work, regardless of where a worker lives. The source data is provided at the census block level.
These are crosswalked to jurisdictions and summarized. The ratio compares place of work wage and salary jobs with households, or occupied housing units. A similar measure is the ratio of jobs to housing units. However, this jobs-household ratio serves to compare the number of jobs in a jurisdiction to the number of housing units that are actually occupied. The difference between a jurisdiction’s jobs-housing ratio and jobs-household ratio will be most pronounced in jurisdictions with high vacancy rates, a high rate of units used for seasonal use, or a high rate of units used as short-term rentals.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files (Jobs), 2002-2018; California Department of Finance, E-5 (Households))
In terms of sectoral composition, the largest industry in which Los Altos residents work is Financial & Professional Services, and the largest sector in which Santa Clara County residents work is Health & Educational Services (see Figure A-9). For the Bay Area as a whole, the Health & Educational Services industry employs the most workers. Financial & Professional Services includes occupations within fields such as computer and information systems, scientific research and development, software development, database administration, information security, data science, and others.4
4 https://www.bls.gov/oes/current/naics2_52.htm#00-0000
0.60 0.80
1.00 1.20
1.40 1.60
1.80 20022003200420052006200720082009201020112012201320142015201620172018 Ratio
Los Altos Santa Clara County Bay Area
156
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Figure A-10: Resident Employment by Industry
Notes:
Universe: Civilian employed population age 16 years and over The data displayed shows the industries in which jurisdiction residents work, regardless of the location where those residents are employed (whether within the jurisdiction or not). Categories are derived from the following source tables: Agriculture & Natural Resources: C24030_003E, C24030_030E; Construction: C24030_006E, C24030_033E; Manufacturing, Wholesale & Transportation: C24030_007E, C24030_034E, C24030_008E, C24030_035E, C24030_010E, C24030_037E; Retail:
C24030_009E, C24030_036E; Information: C24030_013E, C24030_040E; Financial & Professional Services: C24030_014E, C24030_041E, C24030_017E, C24030_044E; Health & Educational Services: C24030_021E, C24030_024E, C24030_048E, C24030_051E; Other: C24030_027E, C24030_054E, C24030_028E, C24030_055E Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table C24030)
In Los Altos, the unemployment rate decreased between 2010 and 2021, from an average 7.2 percent in 2010 to 4.2 percent in January of 2021. Jurisdictions throughout the region experienced a sharp rise in unemployment in 2020 due to impacts related to the COVID-19 pandemic, though with a general improvement and recovery in the later months of 2020. 5% 6%
40% 26% 26%
24%
27% 30%
10%
5% 4%
17%
21% 17%
4%
8% 9%
4% 6% 8%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
80.0%
90.0%
100.0%
Los Altos Santa Clara County Bay Area
Share of Employed Residents
Agriculture & Natural Resources Construction
Financial & Professional Services Health & Educational Services Information Manufacturing, Wholesale & Transportation
Retail Other
157
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Figure A-11: Unemployment Rate
Notes:
Universe: Civilian employed population age 16 years and over Unemployment rates for the jurisdiction level is derived from larger-geography estimates. This method assumes that the rates of change in employment and unemployment are exactly the same in each sub-county area as at the county level. If this assumption is not true for a specific sub-county area, then the estimates for that area may not be representative of the current economic conditions. Since this assumption is untested, caution should be employed when using these data. Only not seasonally- adjusted labor force (unemployment rates) data are developed for cities and CDPs.
Source: ABAG 2021 Pre-certified Housing Needs Data (California Employment Development Department, Local Area Unemployment Statistics (LAUS), Sub-county areas monthly updates, 2010-2021) Section A.3 Household Characteristics
A.3.1 Household Size
In Los Altos, the largest share of households (35.5 percent) consists of a household with two people, while the lowest share of households (10.4 percent) consists of five-or-more persons (renters and owners combined). Three-person households make up 17 percent of the occupied housing stock in Los Altos, and four-person households make up 20.7 percent (see Table A-2).
According to the California Department of Finance, Los Altos had an average household size of
2.75 in 2020. Average household size in Santa Clara County was larger at 2.98 persons per household. Almost 38 percent of households in Los Altos are three to four-person households, 0%
5%
10%
15%
20%
25%
30%
35%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 Percent of Labor Force that is Unemployed
Los Altos Santa Clara County Bay Area
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slightly higher than the county (36.6 percent three to four-person households) and the region (32.6 percent three to four-person households).
Table A-2: Household Size
Household
Size
Owner
Occupied
% Owner
Occupied
Renter
Occupied
% Renter
Occupied
% of All
Occupied
Units
1-person
household 1,173 14% 572 28% 16%
2-person
household 3,182 37% 604 30% 36%
3-person
household 1,540 18% 267 13% 17%
4-person
household 1,796 21% 406 20% 21%
5-or-more
person
household
938 11% 174 9% 10%
Total occupied
housing units 8,629 100% 2,023 100% 100%
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25009)
A.3.2 Overcrowding
Overcrowding occurs when the number of people living in a household is greater than the home was designed to hold. There are several different standards for defining overcrowding, but this report uses the Census Bureau definition, which is more than one occupant per room (not including bathrooms or kitchens). Additionally, the Census Bureau considers units with more than
1.5 occupants per room to be severely overcrowded.
Overcrowding is often related to the cost of housing and can occur when demand in a city or region is high. In many cities, overcrowding is seen more amongst those that are renting, with multiple households sharing a unit to make it possible to stay in their communities. Overall, 2.1 percent of renter households experience either overcrowding or severe overcrowding, while only
0.4 percent of owner households do. In Los Altos, 0.6 percent of households that rent are severely overcrowded (more than 1.5 occupants per room) (12 households), compared to 0.0 percent of households that own (see Figure A-12). Furthermore, 1.5 percent of renter households experience moderate overcrowding (1 to 1.5 occupants per room) (30 households), compared to
0.4 percent for those own (35 households).
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Figure A-12: Overcrowding by Tenure and Severity
Notes:
Universe: Occupied housing units
The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release) Overall, Los Altos has a lower rate of overcrowding than the rest of the region. 0.8 percent of Los Altos residents face overcrowded conditions compared to 8.2 percent in Santa Clara County and
6.9 percent in the Bay Area. Specifically, Los Altos has 68 households experiencing overcrowded conditions and 13 households experiencing severe overcrowding.
0.4%
1.5%
0.6%
0.0%
0.2%
0.4%
0.6%
0.8%
1.0%
1.2%
1.4%
1.6%
Owner Occupied Renter Occupied
Percent of Households
1.0 to 1.5 Occupants per Room More than 1.5 Occupants per Room 160
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Figure A-13: Overcrowding Severity
Notes:
The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release) Overcrowding often disproportionately impacts low-income households. In Los Altos, 1.3 percent of extremely low-income households (0-30 percent of AMI) experience overcrowding (10 households) (see Figure A-14).
99%
92% 93%
5% 4%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
80.0%
90.0%
100.0%
Los Altos Santa Clara County Bay Area
% of Households
1.00 occupants per room or less 1.01 to 1.50 occupants per room
1.50 occupants per room or more
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Figure A-14: Overcrowding by Income Level and Severity
Notes:
Universe: Occupied housing units
The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Santa Clara and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County).
The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release) Communities of color are more likely to experience overcrowding and more likely to experience poverty, financial instability, and housing insecurity. People of color tend to experience overcrowding at higher rates than White residents. In Los Altos, the racial group with the largest overcrowding rate is Other Race or Multiple Races (Hispanic and Non-Hispanic) at 4.3 percent (14 households) (see Figure A-15). Asian/API (Hispanic and Non-Hispanic) reported overcrowding at 1.4% (44 households), while Hispanic or Latinx reported 2.4% (8 households).
Minimal rates of overcrowding (0.3 percent) were reported for White residents (42 households).
1.3%
0.5%
0.0%
0.2%
0.4%
0.6%
0.8%
1.0%
1.2%
1.4%
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI 81%-100% of AMI Greater than 100% of AMI
Percent of Households
1.0 to 1.5 Occupants per Room More than 1.5 Occupants per Room 162
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Figure A-15: Overcrowding by Race
Notes:
Universe: Occupied housing units
The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded. For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and non- Hispanic/Latinx, data for multiple white sub-groups are reported here.
The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the total number of occupied housing units for this jurisdiction. However, all groups labelled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the total number of occupied housing units.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25014)
1.4%
2.4%
4.3%
0.3% 0.3%
0.0%
0.5%
1.0%
1.5%
2.0%
2.5%
3.0%
3.5%
4.0%
4.5%
More than 1.0 Occupants per Room
% of Households
American Indian or Alaska Native (Hispanic and Non-Hispanic) Asian / API (Hispanic and Non-Hispanic)
Black or African American (Hispanic and Non-Hispanic)
Hispanic or Latinx
Other Race or Multiple Races (Hispanic and Non-Hispanic) White (Hispanic and Non-Hispanic)
White, Non-Hispanic
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A.3.3 Household Income
Household income is a critical component of housing affordability. Income impacts the decision to rent versus own, the size of unit, and location of housing. Overall, household income in Los Altos is higher than that of Santa Clara County. Los Altos’ median household income in 2019 was $235,278, which is almost 50 percent higher than the county’s median income of $124,055.
Similarly, the mean income in Los Altos ($326,456) is also nearly 50 percent higher than in Santa Clara County ($164,962).
Table A-3: Household Income, City of Los Altos
Los Altos Santa Clara
County
Median Income $235,278 $124,055
Mean Income $326,456 $164,962
Source: ACS 5-year estimates (2019), S1901
The RHNA includes specific income categories defined by their respective proportion of the county area median income (AMI). Table A-4 defines these income categories.
Table A-4: Income Categories as a percentage of AMI
% of AMI
Acutely Low 1 0-15%
Extremely Low 15-30%
Very Low 30-50%
Low 50-80%
Moderate 80-120%
Above Moderate >120%
Notes:
1 New income category effective January 1,2022.
Source: Department of Housing and Community Development, 2021 Table A-5 shows the 2021 income limits for these income categories in Santa Clara County. The above moderate category includes all households earning above the upper limit of the moderateincome category. 164
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Table A-5: Santa Clara County 2021 Annual Income Limits by Household Size Number of Persons
in Household:
1 2 3 4 5 6 7 8
Santa
Clara
County
Area
Median
Income:
$151,300
Acutely
Low 15,900 18,510 20,450 22,700 24,500 26,350 28,150 29,950 Extremely
Low 34,800 39,800 44,750 49,700 53,700 57,700 61,650 65,650 Very Low
Income 58,000 66,300 74,600 82,850 89,500 96,150 102,750 109,400 Low
Income 82,450 94,200 106,000 117,750 127,200 136,600 146,050 155,450 Median
Income 105,900 121,050 136,150 151,300 163,400 175,500 187,600 199,700 Moderate
Income 127,100 145,250 163,400 181,550 196,050 210,600 225,100 239,650 Source: Department of Housing and Community Development, 2021 Despite the economic and job growth experienced throughout the region since 1990, the income gap has continued to widen. California is one of the most economically unequal states in the nation, and the Bay Area has the highest income inequality between high- and low-income households in the state.
Los Altos has a higher concentration of high-income households than in the county or region. In Los Altos, 77.5 percent of households make more than 100 percent of AMI, compared to 7.2 percent (764 households) making less than 30 percent of AMI, which is considered extremely low-income (see Figure A-16). Regionally, more than half of all households make more than 100 percent of AMI, while 15 percent make less than 30 percent of AMI. Of Los Altos’ total households,
5.4 percent are low income (earning between 50 and 80 percent of AMI), while around 11.3 of households in the county and 13.0 percent of households in the Bay Area are low income. In total, 1,783 households in Los Altos earn less than 80 percent of AMI (16.9 percent of households).
Many households with multiple wage earners – including food service workers, full-time students, teachers, farmworkers and healthcare professionals – can fall into lower AMI categories due to relatively stagnant wages in many industries.
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Figure A-16: Households by Household Income Level
Notes:
Universe: Occupied housing units
Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Santa Clara and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and VallejoFairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located. The data that is reported for the Bay Area is not based on a regional AMI but instead refers to the regional total of households in an income group relative to the AMI for the county where that household is located. Local jurisdictions are required to provide an estimate for their projected extremely low-income households (0-30percent AMI) in their Housing Elements. HCD’s official Housing Element guidance notes that jurisdictions can use their RHNA for very low-income households (those making 0- 50percent AMI) to calculate their projected extremely low-income households. As Bay Area jurisdictions have not yet received their final RHNA numbers, this document does not contain the required data point of projected extremely low-income households. The report portion of the housing data needs packet contains more specific guidance for how local staff can calculate an estimate for projected extremely low-income households once jurisdictions receive their 6th cycle RHNA numbers.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release) Throughout the region, there are disparities between the incomes of homeowners and renters.
Typically, the number of low-income renters greatly outpaces the amount of housing available that is affordable for these households.
In Los Altos, the largest proportion of both renters and owners falls in the Greater than 100 percent of AMI income group (see Figure A-17). There are no income groups with more renter than owners meaning Los Altos has a higher number of homeowners than renters. Renter households are most concentrated in the extremely low-income category with 31.3 percent of households earning no more than 30 percent of AMI renting their home (239 households). 7%
4% 14% 15%
11% 11%
5%
11% 13%
6%
9% 9%
77%
55% 52%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
80.0%
90.0%
100.0%
Los Altos Santa Clara County Bay Area
Percent of Households
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI
81%-100% of AMI Greater than 100% of AMI
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Figure A-17: Household Income Level by Tenure
Notes:
Universe: Occupied housing units
Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Santa Clara and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and VallejoFairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release) A.3.4 Special Housing Needs
Large Families
Large households (five or more persons) often have different housing needs than smaller households. If a city’s housing stock does not include units with enough bedrooms, large households could end up living in overcrowded conditions and/or overpaying for housing. Of all households in Los Altos, 10.4 percent or 1,112 households, are considered large households. 525 374 490 445 6,950 239 7085155 1,240 0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI 81%-100% of AMI Greater than 100% of AMI
Households
Owner Occupied Renter Occupied
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A majority (84.4 percent) of large households in Los Altos live in owner occupied housing (see Figure A-18). Only 2.5 percent of large households are extremely or very low-income, earning less than 50 percent of (10 extremely low-income and 14 very low-income households).
Figure A-18: Household Size by Tenure
Notes:
Universe: Occupied housing units
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25009)
The unit sizes available in a community affect the household sizes that can access that community.
Large families are generally served by housing units with three or more bedrooms, of which there are 8,646 units in Los Altos, or 81.2 percent of all units in Los Altos. Among these larger units with three or more bedrooms, 9.3 percent are renter-occupied, and 90.7 percent are owneroccupied (see Figure A-19). Because 10.4 percent of all households in Los Altos, or 1,112 households, are considered large households, the housing mix in Los Altos is considered adequate to accommodate larger household sizes. 1,173 3,182 1,540 1,796
938
572
604
267
406
174
0 500
1,000
1,500
2,000
2,500
3,000
3,500
1 Person
Household
2 Person
Household
3 Person
Household
4 Person
Household
5 Or More
Person
Household
Households
Owner Occupied Renter Occupied
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Figure A-19: Housing Units by Number of Bedrooms
Notes:
Universe: Housing units
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25042)
Senior Households
Senior households often experience a combination of factors that can make accessing or keeping affordable housing a challenge. They often live on fixed incomes and are more likely to have disabilities, chronic health conditions, and/or reduced mobility. There are 409 extremely lowincome senior households in Los Altos (making no more than 30 percent of AMI). However, a majority of senior households, both renters and owners, earn more than 100 percent of AMI (see Figure A-20).
Seniors who rent may be at even greater risk for housing challenges than those who own, due to income differences between these groups. While most senior households own their home in Los Altos, a higher proportion own in higher income groups. 93.2 percent of senior households that earn greater than 100 percent of AMI own their home, while 84.1 percent of senior households that earn no more than 30 percent of AMI own their home. In total, 320 senior households rent their home. 20.3 percent of senior households that rent are extremely low-income (65 extremely low-income senior households that rent). Only 11 percent of senior households that own their 1194 685 6,355 1,484 152383681 784 23 0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
0 Bedrooms 1 Bedrooms 2 Bedrooms 3-4 Bedrooms 5 Or More Bedrooms
Owner Occupied Renter Occupied
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home is extremely low-income (344 extremely low-income senior households that own their home).
Figure A-20: Senior Households by Income and Tenure
Notes:
Universe: Senior households
For the purposes of this graph, senior households are those with a householder who is aged 62 or older. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Santa Clara and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose- SunnyvaleSanta Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release) In general, extremely low- and very low-income seniors (both renters and owners) are more likely to be cost burdened compared to higher earning seniors. In Los Altos, 36.7 percent of all senior households are housing cost burdened (see Section A.5.3, Overpayment, for a discussion of housing cost burden of seniors).
Female-headed Households
Households headed by one person are often at greater risk of housing insecurity, particularly female-headed households, who may be supporting children or a family with only one income. In Los Altos, the largest proportion of households is Married-couple Family Households at 72.9 percent, while Female-Headed Households make up 6.7 percent of all households (711 femaleheaded households).
344 295 330 255
1,995
65 40 45 25
145
0 500
1,000
1,500
2,000
0%-30% of
AMI
31%-50% of
AMI
51%-80% of
AMI
81%-100% of
AMI
Greater than
100% of AMI
Households
Income Group
Owner Occupied Renter Occupied
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Figure A-21: Household Type
Notes:
For data from the Census Bureau, a “family household” is a household where two or more people are related by birth, marriage, or adoption. “Non-family households” are households of one person living alone, as well as households where none of the people are related to each other.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B11001)
Female-headed households with children may face particular housing challenges, with pervasive gender inequality resulting in lower wages for women. Moreover, the added need for childcare can make finding a home that is affordable more challenging.
Of the 711 female-headed households in Los Altos, 41.6 percent have children. 12.5 percent of these households fall below the Federal Poverty Line (37 female-headed households with children in poverty), while only 2.4 percent of female-headed households without children live in poverty (10 households). Therefore, female-headed households with children are more likely to live in poverty than those without children.
7% 10% 10%
5% 5%
73% 57% 51%
8%
9%
16% 20% 25%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
80.0%
90.0%
100.0%
Los Altos Santa Clara County Bay Area
% of Households
Female-Headed Family Households Male-headed Family Households Married-couple Family Households Other Non-Family Households Single-person Households
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Figure A-22: Female-Headed Households by Poverty Status Notes:
The Census Bureau uses a federally defined poverty threshold that remains constant throughout the country and does not correspond to Area Median Income.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B17012)
Persons with Disabilities
People with disabilities face additional housing challenges. Encompassing a broad group of individuals living with a variety of physical, cognitive and sensory impairments, many people with disabilities live on fixed incomes and are in need of specialized care, yet often rely on family members for assistance due to the high cost of care.
When it comes to housing, people with disabilities are not only in need of affordable housing but accessibly designed housing, which offers greater mobility and opportunity for independence.
Unfortunately, the need typically outweighs what is available, particularly in a housing market with such high demand. People with disabilities are at a high risk for housing insecurity, homelessness and institutionalization, particularly when they lose aging caregivers. Figure A-23 shows the rates at which different disabilities are present among Los Altos residents. Overall, 1,739 residents or
5.7 percent of people in Los Altos have a disability of any kind. 259
405
37 10
0 50
100
150
200
250
300
350
400
450
with Children with No Children
Households
Above Poverty Level Below Poverty Level
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Figure A-23: Disability by Type
Notes:
Universe: Civilian noninstitutionalized population 18 years and over These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed. The Census Bureau provides the following definitions for these disability types: Hearing difficulty: deaf or has serious difficulty hearing. Vision difficulty: blind or has serious difficulty seeing even with glasses. Cognitive difficulty: has serious difficulty concentrating, remembering, or making decisions. Ambulatory difficulty: has serious difficulty walking or climbing stairs. Self-care difficulty: has difficulty dressing or bathing. Independent living difficulty: has difficulty doing errands alone such as visiting a doctor’s office or shopping.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B18102, Table B18103, Table B18104, Table B18105, Table B18106, Table B18107) State law also requires Housing Elements to examine the housing needs of people with developmental disabilities. Developmental disabilities are defined as severe, chronic, and attributed to a mental or physical impairment that begins before a person turns 18 years old. This can include Down Syndrome, autism, epilepsy, cerebral palsy, and intellectual disability. Some people with developmental disabilities are unable to work, rely on Supplemental Security Income, and live with family members. In addition to their specific housing needs, they are at increased risk of housing insecurity after an aging parent or family member is no longer able to care for them.
In 2020, 95 people in Los Altos had a development disability. While this number has remained relatively stable, the San Andreas Regional Center identified a population of 109 people with
3.2%
2.4%
2.0%
1.6%
1.0% 0.8%
0.0%
0.5%
1.0%
1.5%
2.0%
2.5%
3.0%
3.5%
With an
ambulatory
difficulty
With a hearing
difficulty
With an
independent
living difficulty
With a cognitive
difficulty
With a self-care
difficulty
With a vision
difficulty
Proportion of Adult Population Reporting Disability
Type
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developmental disabilities in Los Altos in 2021.
5 Of the population with a developmental disability,
children under the age of 18 make up 47.4 percent, while adults account for 52.6 percent (see Table A-6).
Table A-6: Population with Developmental Disabilities by Age (2020) Age Group Number of People with a Developmental Disability Age Under 18 45
Age 18+ 50
Notes:
The California Department of Developmental Services is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities including cerebral palsy, intellectual disability, Down syndrome, autism, epilepsy, and related conditions. The California Department of Developmental Services provides ZIP code level counts. To get jurisdiction-level estimates, ZIP code counts were crosswalked to jurisdictions using census block population counts from Census 2010 SF1 to determine the share of a ZIP code to assign to a given jurisdiction.
Source: ABAG 2021 Pre-certified Housing Needs Data (California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type (2020)) The most common living arrangement for individuals with developmental disabilities in Los Altos is the home of parent/family/guardian (see Table A-7).
Table A-7: Population with Developmental Disabilities by Residence (2020) Residence Type Number of People with a Developmental Disability Home of Parent/Family/Guardian 93
Independent/Supported Living 4
Community Care Facility 4
Other 0
Foster/Family Home 0
Intermediate Care Facility 0
Notes:
The California Department of Developmental Services is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities including cerebral palsy, intellectual disability, Down syndrome, autism, epilepsy, and related conditions. The California Department of Developmental Services provides ZIP code level counts. To get jurisdiction-level estimates, ZIP code counts were crosswalked to jurisdictions using census block population counts from Census 2010 SF1 to determine the share of a ZIP code to assign to a given jurisdiction.
Source: ABAG 2021 Pre-certified Housing Needs Data (California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type (2020)) 5 2015 Housing Element, Table B-20, identifies 96 people with developmental disabilities in Los Altos in 2014. 2021 data from San Andreas Regional Center provided by Kalisha Webster, Housing Choices (March 15, 2022 correspondence).
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In 2021, 95 percent of Los Altos’ adults with developmental disabilities lived in the home of parents or other guardians (“family home”), compared to 65 percent of the adults with developmental disabilities in all of Santa Clara County. Los Altos offers no type of licensed care facilities for adults with developmental disabilities in contrast with all of Santa Clara County where 23 percent of the adult population lives in this type of setting. Due to the lack of deeply affordable housing in Los Altos, only five percent of Los Altos adults with developmental disabilities have been able to transition into independent living with coordinated supportive services provided by the San Andreas Regional Center as compared to all of Santa Clara County where 11 percent of adults with developmental disabilities have made this transition (see Table A-8).
Table A-8: Living Arrangements of Adults with Developmental Disabilities (2021) Adult Living Arrangement
Number of People with a Developmental Disability
Los Altos Santa Clara County
# % # %
Home of Parent/Family/Guardian (Family Home) 62 95% 4,362 65% Own Apartment with Supportive Services 3 5% 756 11%
Licensed Facilities 0 0% 1,525 23%
Other (Including Homeless) 0 0% 94 1%
Total Adults 65 100% 6,737 100%
Source: San Andreas Regional Center (2021); California Department of Developmental Services (2021); Kalisha Webster, Housing Choices (2022)
Additional data and trends demonstrate housing needs for people with developmental disabilities in Los Altos:
• Growth in the Santa Clara County adult population with developmental disabilities correlates with the documented annual increase in the diagnosis of autism that began in the mid-1980s and did not level out until after 2015. The cumulative impact of this trend is already seen in the growth of the Santa Clara County population age 18 to 41 with developmental disabilities.
• Longer life spans will result in more adults with developmental disabilities outliving their parents and family members who currently house almost all of Los Altos adults with developmental disabilities.
• Between September 2015 and June 2021, five percent fewer people with developmental disabilities were able to be housed in licensed care facilities (including community care facilities, intermediate care facilities, and skilled nursing facilities) in Santa Clara County. • Most Los Altos adults with developmental disabilities who want to live independently may need to move elsewhere due to the lack of deeply affordable housing in Los Altos. 175
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• People with developmental disabilities are more likely than the general population to have an accompanying physical disability. Almost 20 percent of Santa Clara County residents with developmental disabilities have limited mobility, and 15 percent have a vison or hearing impairment. The need for an accessible unit coupled with the need for coordinated supportive services compounds the housing barriers faced by those with both cognitive and physical disabilities.
6 Residents Living Below the Poverty Level
The Federal Poverty Level is an estimate of the minimum annual income a household would need to pay for essentials, such as food, housing, clothes, and transportation. This level considers the number of people in a household, their income, and the state in which they live. In Los Altos, 2.8 percent of the total population (856 residents) experience poverty, which is lower than the rate of Santa Clara County residents (7.5 percent).
Table A-9: Poverty Status
Los Altos Santa Clara County
% of Population Below Poverty Level 2.8% 7.5%
Source: ACS 5-year estimates (2019), S1701
As mentioned previously, female-headed households with children experience poverty at a disproportionate rate than those without children or the overall population.
Currently, people of color are more likely to experience poverty and financial instability as a result of federal and local housing policies that have historically excluded them from the same opportunities extended to white residents. These economic disparities also leave communities of color at higher risk for housing insecurity, displacement, or homelessness. In Los Altos, Other Race or Multiple Races (Hispanic and Non-Hispanic) residents experience the highest rates of poverty (6.8 percent), followed closely by American Indian or Alaska Native (Hispanic and NonHispanic) residents (6.5 percent) (see Figure A-24). 6 Kalisha Webster, Housing Choices (March 15, 2022 correspondence). 176
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Figure A-24: Poverty Status by Race
Notes:
Universe: Population for whom poverty status is determined The Census Bureau uses a federally defined poverty threshold that remains constant throughout the country and does not correspond to Area Median Income. For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and non-Hispanic/Latinx, data for multiple white sub-groups are reported here. The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the population for whom poverty status is determined for this jurisdiction. However, all groups labelled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the population for whom poverty status is determined.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B17001(A-I))
Farmworkers
Across the state, housing for farmworkers has been recognized as an important and unique concern. Farmworkers generally receive wages that are considerably lower than other jobs and may have temporary housing needs. Finding decent and affordable housing can be challenging, particularly in the current housing market.
In Los Altos, there were no reported students of migrant workers from the 2016-2017 to 2019- 2020 school year. The trend for the region has been a decline of 14.1 percent in the number of migrant worker students since the 2016-2017 school year. The change at the county level is a
49.7 percent decrease in the number of migrant worker students since the 2016-2017 school year (see Table A-10).
6.8%
6.5%
5.4%
2.6% 2.6% 2.4% 2.2%
0.0%
1.0%
2.0%
3.0%
4.0%
5.0%
6.0%
7.0%
8.0%
Other Race or
Multiple
Races
(Hispanic and
Non-Hispanic)
American
Indian or
Alaska Native
(Hispanic and
Non-Hispanic)
Black or
African
American
(Hispanic and
Non-Hispanic)
White
(Hispanic and
Non-Hispanic)
White, NonHispanicAsian / API
(Hispanic and
Non-Hispanic)
Hispanic or
Latinx
Percent of Households in Racial / Ethnic
Group
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Table A-10: Migrant Worker Student Population
Academic Year Los Altos Santa Clara County Bay Area
2016-17 0 978 4,630
2017-18 0 732 4,607
2018-19 0 645 4,075
2019-20 0 492 3,976
Notes:
Universe: Total number of unduplicated primary and short-term enrollments within the academic year (July 1 to June 30), public schools
The data used for this table was obtained at the school site level, matched to a file containing school locations, geocoded and assigned to jurisdiction, and finally summarized by geography.
Source: ABAG 2021 Pre-certified Housing Needs Data (California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data (Academic Years 2016-2017, 2017- 2018, 2018-2019, 2019-2020))
According to the U.S. Department of Agriculture Census of Farmworkers, the number of permanent farm workers in Santa Clara County has increased since 2002, totaling 2,418 in 2017, while the number of seasonal farm workers has decreased, totaling 1,757 in 2017 (see Figure A25). 178
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Figure A-25: Farm Operations and Farm Labor by County, Santa Clara County Notes:
Universe: Hired farm workers (including direct hires and agricultural service workers who are often hired through labor contractors) Farm workers are considered seasonal if they work on a farm less than 150 days in a year, while farm workers who work on a farm more than 150 days are considered to be permanent workers for that farm.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Department of Agriculture, Census of Farmworkers (2002, 2007, 2012, 2017), Table 7: Hired Farm Labor)
Over the past two decades, there has been a shift to a more permanent workforce for many farms, which has shifted the bulk of the housing need from seasonal housing for migrant workers to permanently affordable housing for low wage working families. While both types of housing are needed, farmworker housing is no longer solely a rural issue. Farmworker populations have declined while at the same time trends for farmworkers have resulted in longer commutes (up to 75 miles per the USDA) for this population. Local jurisdictions with an agriculture-based economy are responsible for addressing the needs of farmworkers and their families through affirmatively furthering fair housing (AFFH) analysis.
As a result, there is not an explicit need for housing for farmworkers and their families (as opposed to housing for other low wage households), as Los Altos does not have an “agriculture-based economy”. However, other housing types promoted in the Housing Element, such as housing for low-income households and multi-family housing, can also serve farmworkers.
People Experiencing Homelessness
Homelessness remains an urgent challenge in many communities across the state, reflecting a range of social, economic, and psychological factors. Rising housing costs result in increased risks of community members experiencing homelessness. Far too many residents who have 1,696
3,760
2,842 2,747
2,243
1,994
2,418
1,757
0 500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
Permanent Seasonal
Farm Workers
2002 2007 2012 2017
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found themselves housing insecure have ended up unhoused or homeless in recent years, either temporarily or longer term. Unhoused individuals and families living arrangement may vary and could include living on the streets or outdoors (e.g., in parks or encampment areas), sleeping in vehicles, staying in a homeless shelter or transitional housing, staying in a hotel or motel, or sharing housing of other people (e.g., living in doubled-up arrangements or couch-surfing).
Addressing the specific housing needs for the unhoused population remains a priority throughout the region, particularly since homelessness is disproportionately experienced by people of color, people with disabilities, those struggling with addiction and those dealing with traumatic life circumstances.
The Point-in-Time (PIT) Count is an annual census and survey to identify the sheltered and unsheltered homeless population. According to the 2019 PIT Count, of the 9,706 reported homeless persons in Santa Clara County, the majority of persons experiencing homelessness are households without children in their care, and an overwhelming majority of those (7,413 or 87 percent) are unsheltered. Of those homeless persons that are under 18 years old or with children (1,197), 688 or 57.0 percent are sheltered in an emergency shelter or transitional housing (see Table A-11). The 2022 PIT showed a 10,028 homeless population in Santa Clara County, representing a three percent increase, but with a decline in the number of individuals living outdoors (unsheltered) and an increase in sheltered individuals. 7 Table A-11: Homelessness by Household Type and Shelter Status, Santa Clara County Type
People in
Households
Composed Solely
of Children Under
18 People in
Households with
Adults and
Children
People in
Households
without Children
Under 18
Total
Sheltered – Emergency
Shelter 7 377 696 1,080
Sheltered –
Transitional Housing 3 301 400 704
Unsheltered 266 243 7,413 7,922
Totals 276 921 8,509 9,706
Note: This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last 10 days in January.
Each Bay Area county is its own CoC, and so the data for this table is provided at the county-level.
Per HCD's requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness.
Source: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019)
7 https://news.sccgov.org/news-release/county-santa-clara-and-city-san-jose-release-preliminary-results-2022-pointtime 180
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Between 2017 and 2019, Los Altos saw its homeless population increase over tenfold, from six to 76 people. This is higher than the rate of increase in the county, 31 percent, during the same period (7,394 to 9,706 people experiencing homelessness). Los Altos’ homeless population is less than one percent of the county’s homeless population.
As noted above, people of color are more likely to experience poverty and financial instability as a result of federal and local housing policies that have historically excluded them from the same opportunities extended to white residents. Consequently, people of color are often disproportionately impacted by homelessness, particularly Black residents of the Bay Area. In Santa Clara County, White (Hispanic and Non-Hispanic) residents represent the largest proportion of residents experiencing homelessness and account for 43.9 percent of the homeless population, while making up 44.5 percent of the overall population (see Figure A-26). Latinx residents represent 42.7 percent of the population experiencing homelessness, while Latinx residents comprise only 25.8 percent of the general population (see Figure A-27). While White residents represent the largest proportion of residents experiencing homelessness, making up just under 44 percent of the homeless population, Black or African American and American Indian or Alaska Native residents are overrepresented – accounting for 18.8 and 8.1 percent of the homeless population while only making up 2.5 and 0.5 percent of the overall population of Santa Clara County respectively.
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Figure A-26: Racial Group Share of General and Homeless Populations, Santa Clara County Notes:
Universe: Population experiencing homelessness
This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county-level. Per HCD’s requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness. HUD does not disaggregate racial demographic data by Hispanic/Latinx ethnicity for people experiencing homelessness. Instead, HUD reports data on Hispanic/Latinx ethnicity for people experiencing homelessness in a separate table.
Accordingly, the racial group data listed here includes both Hispanic/Latinx and non-Hispanic/Latinx individuals.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019); U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-I)) 8.1% 5.0% 18.8%
43.9%
24.3%
0.5%
36.8%
2.5%
44.5%
15.7%
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
50%
American Indian or
Alaska Native
(Hispanic and
Non-Hispanic)
Asian / API
(Hispanic and
Non-Hispanic)
Black or African
American
(Hispanic and
Non-Hispanic)
White (Hispanic
and Non-Hispanic)
Other Race or
Multiple Races
(Hispanic and
Non-Hispanic)
Percent of Population
Share of Homeless Population Share of Overall Population 182
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Figure A-27: Latino Share of General and Homeless Populations, Santa Clara County Notes:
Universe: Population experiencing homelessness
This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county-level. Per HCD’s requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness. The data from HUD on Hispanic/Latinx ethnicity for individuals experiencing homelessness does not specify racial group identity. Accordingly, individuals in either ethnic group identity category (Hispanic/Latinx or non-Hispanic/Latinx) could be of any racial background.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019); U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-I)) Many of those experiencing homelessness are dealing with severe issues – including mental illness, substance abuse and domestic violence – that are potentially life threatening and require additional assistance. In Santa Clara County, homeless individuals are commonly challenged by severe mental illness, with 2,659 reporting this condition. Of those, 87.6 percent are unsheltered, further adding to the challenge of handling the issue (see Figure A-28).
42.7%
57.3%
25.8%
74.2%
0.00%
10.00%
20.00%
30.00%
40.00%
50.00%
60.00%
70.00%
80.00%
Hispanic/Latinx Non-Hispanic/Latinx
Percent of Population
Share of Homeless Population Share of Overall Population 183
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Figure A-28: Characteristics for the Population Experiencing Homelessness, Santa Clara County Notes:
Universe: Population experiencing homelessness
This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county-level. Per HCD’s requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness. These challenges/characteristics are counted separately and are not mutually exclusive, as an individual may report more than one challenge/characteristic. These counts should not be summed.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019)) In Los Altos, the student population experiencing homelessness totaled 29 during the 2019-2020 school year and decreased by 31.0 percent since the 2016-2017 school year. By comparison, Santa Clara County had a 3.5 percent increase in the population of students experiencing homelessness since the 2016-2017 school year, while the Bay Area population of students experiencing homelessness decreased by 8.5 percent. During the 2019-2020 school year, there were still 13,718 students experiencing homelessness throughout the region, adding undue burdens on learning and thriving, with the potential for longer term negative effects.
The number of students in Los Altos experiencing homelessness in 2019 represents 1.3 percent of the Santa Clara County total and 0.2 percent of the Bay Area total. 128 153
1,668
5 11 65 201 130
2,328
79 129
445
52 20
383
0 500
1,000
1,500
2,000
2,500
Sheltered - Emergency Shelter Sheltered - Transitional
Housing
Unsheltered
Chronic Substance Abuse HIV/AIDS Severely Mentally Ill
Veterans Victims of Domestic Violence
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Table A-12: Students in Local Public Schools Experiencing Homelessness Academic Year Los Altos Santa Clara County Bay Area
2016-17 42 2,219 14,990
2017-18 45 2,189 15,142
2018-19 42 2,405 15,427
2019-20 29 2,297 13,718
Notes:
Universe: Total number of unduplicated primary and short-term enrollments within the academic year (July 1 to June 30), public schools
The California Department of Education considers students to be homeless if they are unsheltered, living in temporary shelters for people experiencing homelessness, living in hotels/motels, or temporarily doubled up and sharing the housing of other persons due to the loss of housing or economic hardship. The data used for this table was obtained at the school site level, matched to a file containing school locations, geocoded and assigned to jurisdiction, and finally summarized by geography.
Source: ABAG 2021 Pre-certified Housing Needs Data (California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data (Academic Years 2016-2017, 2017-2018, 2018-2019, 2019-2020))
Emergency Shelters/Transitional Housing
At this time, there are currently no emergency shelters or shelters for domestic violence victims located in Los Altos. The Governmental Constraints section in Appendix C describes how the City permits emergency shelters.
Resources for People Experiencing Homelessness
The Santa Clara County Continuum of Care (CoC) is a broad group of stakeholders dedicated to ending and preventing homelessness in Santa Clara County. The key responsibilities of the CoC are ensuring community-wide implementation of efforts to end homelessness and programmatic and systemic effectiveness.
The Santa Clara County’s supportive housing system provides services related to emergency shelters, transitional and permanent housing, rapid rehousing, supportive services, homeless prevention rental assistance, and special initiatives including employment pathways and youth programs.
Non-English Speakers
California has long been an immigration gateway to the United States, which means that many languages are spoken throughout the Bay Area. Since learning a new language is universally challenging, it is not uncommon for residents who have immigrated to the United States to have limited English proficiency. This limit can lead to additional disparities if there is a disruption in housing, such as an eviction, because residents might not be aware of their rights, or they might be wary to engage due to immigration status concerns.
In Los Altos, 2.0 percent of residents five years and older identify as speaking English not well or not at all, which is below the proportion for Santa Clara County. Throughout the region the proportion of residents five years and older with limited English proficiency is 7.8 percent. In Los 185
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Altos, this includes a variety of non-English speakers such as Chinese (Mandarin, Cantonese, etc.), Korean, Spanish, and others.
8 Figure A-29: Population with Limited English Proficiency Notes:
Universe: Population 5 years and over
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B16005)
8 U.S. Census, American Community Survey 5-Year Data (2015-2019), Table C16001. 9% 8%
98%
91% 92%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
80.0%
90.0%
100.0%
Los Altos Santa Clara County Bay Area
% of Population aged 5 and over
Population 5 Years and Over Who Speak English "Well" or "Very well" Population 5 Years and Over Who Speak English "Not well" or "Not at all" 186
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A.3.5 Displacement
Because of increasing housing prices, displacement is a major concern in the Bay Area.
Displacement has the most severe impacts on low- and moderate-income residents. When individuals or families are forced to leave their homes and communities, they also lose their support network.
The University of California, Berkeley has mapped all neighborhoods in the Bay Area, identifying their risk for gentrification. In Los Altos, it was found that there are no households that live in neighborhoods that are susceptible to or experiencing displacement and at risk of or undergoing gentrification.
Equally important, some neighborhoods in the Bay Area do not have housing appropriate for a broad section of the workforce. UC Berkeley estimates that 99.9 percent of households in Los Altos live in neighborhoods where low-income households are likely to be excluded due to prohibitive housing costs. Programs are included to facilitate housing for low-income households in Los Altos.
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Figure A-30: Households by Displacement Risk and Tenure Notes:
Universe: Households
Displacement data is available at the census tract level. Staff aggregated tracts up to jurisdiction level using census 2010 population weights, assigning a tract to jurisdiction in proportion to block level population weights. Total household count may differ slightly from counts in other tables sourced from jurisdiction level sources. Categories are combined as follows for simplicity: At risk of or Experiencing Exclusion: At Risk of Becoming Exclusive; Becoming Exclusive; Stable/Advanced Exclusive At risk of or Experiencing Gentrification: At Risk of Gentrification; Early/Ongoing Gentrification; Advanced Gentrification Stable Moderate/Mixed Income: Stable Moderate/Mixed Income Susceptible to or Experiencing Displacement: Low- Income/Susceptible to Displacement; Ongoing Displacement Other: High Student Population; Unavailable or Unreliable Data.
Source: ABAG 2021 Pre-certified Housing Needs Data (Urban Displacement Project for classification, American Community Survey 5-Year Data (2015-2019), Table B25003 for tenure) Section A.4 Housing Stock Characteristics
A.4.1 Housing Type and Vacancy
In recent years, most housing produced in the region and across the state consisted of singlefamily homes and larger multi-unit buildings. However, some households are increasingly interested in “missing middle housing” – including duplexes, triplexes, townhomes, cottage clusters and accessory dwelling units (ADUs). These housing types may open up more options across incomes and tenure, from young households seeking homeownership options to seniors looking to downsize and age-in-place.
Los Altos’ housing stock in 2020 was made up of 81.0 percent single family detached homes, 4.8 percent single family attached homes, 2.2 percent multi-family homes with two to four units, 12.1 percent multi-family homes with five or more units, and no mobile homes. In Los Altos, the housing type that experienced the most growth between 2010 and 2020 was Multi-family Housing: Five4 8,698 2 1,858
0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
9,000
10,000
Susceptible to or
Experiencing
Displacement
At risk of or
Experiencing
Gentrification
Stable
Moderate/Mixed
Income
At risk of or
Experiencing
Exclusion
Other
Households
Owner Occupied Renter Occupied
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plus Units (see Figure A-31). Total housing unit growth between 2010 and 2020 was 4.2 percent in Los Altos, compared to 6.7 percent in Santa Clara County.
Figure A-31: Housing Type Trends
Source: ABAG 2021 Pre-certified Housing Needs Data (California Department of Finance, E-5 series) Vacant units make up 3.7 percent of the overall housing stock in Los Altos. According to the 2020 Census, vacant housing units were 5.3 percent of the overall housing stock. The rental vacancy stands at 3.1 percent, while the ownership vacancy rate is 1.0 percent. Of the vacant units, the most common type of vacancy is Other Vacant (see Figure A-32).9
9 The vacancy rates by tenure is for a smaller universe than the total vacancy rate first reported, which in principle includes the full stock (3.7 percent). The vacancy by tenure counts are rates relative to the rental stock (occupied and vacant) and ownership stock (occupied and vacant) - but exclude a significant number of vacancy categories, including the numerically significant “other vacant”. 558
9,372
219
1,055
561
9,453
253
1,410
0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
9,000
10,000
Single-Family
Home: Attached
Single-Family
Home: Detached
Multifamily
Housing: Two to
Four Units
Multifamily
Housing: Five-plus
Units
Mobile Homes
Units
2010 2020
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Throughout the Bay Area, vacancies make up 2.6 percent of the total housing units, with homes listed for rent; units used for recreational or occasional use, and units not otherwise classified (other vacant) making up the majority of vacancies. The Census Bureau classifies a unit as vacant if no one is occupying it when census interviewers are conducting the American Community Survey or Decennial Census. Vacant units classified as “for recreational or occasional use” are those that are held for short-term periods of use throughout the year. Accordingly, vacation rentals and short-term rentals like AirBnB are likely to fall in this category. 10 The Census Bureau classifies
units as “other vacant” if they are vacant due to foreclosure, personal/family reasons, legal proceedings, repairs/renovations, abandonment, preparation for being rented or sold, or vacant for an extended absence for reasons such as a work assignment, military duty, or incarceration.
In a region with a thriving economy and housing market like the Bay Area, units being renovated/repaired and prepared for rental or sale are likely to represent a large portion of the “other vacant” category. Additionally, the need for seismic retrofitting in older housing stock could also influence the proportion of “other vacant” units in some jurisdictions. The largest share of vacancies in Los Altos is due to “other vacant” reasons, similar to that of Santa Clara County and the Bay Area.
10 The City does not permit short-term rentals of fewer than 30 days anywhere in the city. 190
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Figure A-32: Vacant Units by Type
Notes:
Universe: Vacant housing units
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25004)
A.4.2 Housing Tenure
The number of residents who own their homes compared to those who rent their homes can help identify the level of housing insecurity – ability for individuals to stay in their homes – in a city and region. Generally, renters may be displaced more quickly if prices increase. In Los Altos there are a total of 10,652 housing units, and fewer residents rent than own their homes: 19 percent versus 81 percent (see Figure A-33). By comparison, 44 percent of householders in Santa Clara County and the Bay Area rent their homes. Therefore, Los Altos has a higher share of owner-occupied households than the county or region.
13%
35%
24% 4%
5%
6% 11%
11%
22%
52%
32% 36%
17% 11% 6%
5% 7%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Los Altos Santa Clara County Bay Area
% of Vacant Housing Units
Sold, Not Occupied
Rented, Not Occupied
Other Vacant
For Seasonal, Recreational, Or Occasional Use
For Sale
For Rent
191
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Figure A-33: Housing Tenure
Notes:
Universe: Occupied housing units
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003)
In many cities, homeownership rates for households in single-family homes are substantially higher than the rates for households in multi-family housing. In Los Altos, 91 percent of households in detached single-family homes are homeowners, while 24 percent of households in multi-family housing are homeowners (see Figure A-34). Therefore, most households in multifamily units in Los Altos are renters. 81%
56% 56%
19%
44% 44%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Los Altos Santa Clara County Bay Area
Percent of Households
Owner Occupied Renter Occupied
192
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Figure A-34: Housing Tenure by Housing Type
Notes:
Universe: Occupied housing units
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25032)
Homeownership rates often vary considerably across race/ethnicity in the Bay Area and throughout the country. These disparities not only reflect differences in income and wealth but also stem from federal, state, and local policies that limited access to homeownership for communities of color while facilitating homebuying for white residents. While many of these policies, such as redlining, have been formally disbanded, the impacts of race-based policy are still evident across Bay Area communities. In Los Altos, 22.5 percent of Black or African American households owned their homes, while homeownership rates were 84.1 percent for Asian/API households, 55.4 percent for Hispanic or Latinx households, and over 80 percent for White households. Notably, recent changes to State law require local jurisdictions to examine these dynamics and other fair housing issues when updating their Housing Elements. Overall, the two groups with the lowest rates of home ownership are American Indian or Alaskan Native and Black or African American households.
91%
66%
24%
100%
9%
34%
76%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Detached SingleFamily HomesAttached SingleFamily HomesMulti-Family Housing
Mobile Homes Boat, RV, Van, or
Other
Percent of Households
Owner Occupied Renter Occupied
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Figure A-35: Housing Tenure by Race of Householder
Notes:
Universe: Occupied housing units
For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and non-Hispanic/Latinx, data for multiple white sub-groups are reported here. The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the total number of occupied housing units for this jurisdiction. However, all groups labelled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the total number of occupied housing units.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003(A-I))
The age of residents who rent or own their home can also signal the housing challenges a community is experiencing. Younger households tend to rent and may struggle to buy a first home in the Bay Area due to high housing costs. At the same time, senior homeowners seeking to downsize may have limited options in an expensive housing market. In Los Altos, 45.4 percent of householders between the ages of 25 and 44 are renters, while 10.6 percent of householders over 65 are renters (see Figure A-36).
84.1%
22.5%
55.4% 65.5%
80.8% 81.8%
100.0%
15.9%
77.5%
44.6%
34.5%
19.2% 18.2%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
American
Indian or
Alaska Native
(Hispanic and
Non-Hispanic)
Asian / API
(Hispanic and
Non-Hispanic)
Black or
African
American
(Hispanic and
Non-Hispanic)
Hispanic or
Latinx
Other Race or
Multiple Races
(Hispanic and
Non-Hispanic)
White
(Hispanic and
Non-Hispanic)
White, NonHispanic
Percent
Race/Ethnicity
Owner Renter
194
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Figure A-36: Housing Tenure by Age
Notes:
Universe: Occupied housing units
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25007)
A.4.3 Housing Units Permitted
Between 2015 and 2020, 590 housing units were issued permits in Los Altos. Of these housing units permitted, 94.5 percent were for above moderate-income housing, 5.1 percent were for low or very low-income housing, and only two moderate income units were permitted (see Table A13). Because a large share of its 6th Cycle RHNA is allocated for lower-income housing (approximately 40 percent of total RHNA, or 789 units), the City’s housing plan (Section IV) contains additional programs and policies to increase representation of very low, low, and moderate-income units permitted.
33%
60%
83%
91% 93% 94% 90%
77%
100%
67%
40%
17%
9% 7% 6% 10%
23%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Age 15-
24 Age 25-
34 Age 35-
44 Age 45-
54 Age 55-
59 Age 60-
64 Age 65-
74 Age 75-
84 Age 85+
% of Households
Owner Occupied Renter Occupied
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Table A-13: Housing Permitting, 2015-2020
Income Group Number of Units
Above Moderate-Income Permits 558
Moderate Income Permits 2
Low Income Permits 28
Very Low-Income Permits 2
Total 590
Source: City of Los Altos, Annual Progress Report, 2020 (revised 2021)
A.4.4 Housing Age and Condition
The age of housing stock is a key indicator of the community’s overall housing condition. As homes get older, there is a greater need for maintenance, repair, and/or replacement of key infrastructure systems. If not properly addressed, an aging housing stock can represent poorer living standards, incur more expensive repair costs and, under certain conditions, lower overall property values.
Production has not kept up with housing demand for several decades in the Bay Area, as the total number of units built and available has not yet come close to meeting the population and job growth experienced throughout the region. In Los Altos, the largest proportion of the housing stock was built between 1940 to 1959, with 4,732 units constructed during this period (see Figure A-37). The housing stock in Santa Clara County is newer than that of Los Altos, with the largest portion of units built 1960 to 1979. Of the Santa Clara County housing stock, 22.6 percent was built before 1960; while 45.4 percent of Los Altos’ housing stock was built before 1960. Since 2010, 5.6 percent of the current housing stock, or 624 units, was built. 196
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Figure A-37: Housing Units by Year Structure Built
Notes:
Universe: Housing units
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25034)
Substandard Housing
Housing costs in the region are among the highest in the country, which could result in households, particularly renters, needing to live in substandard conditions in order to afford housing. Generally, there is limited data on the extent of substandard housing issues in a community. However, the Census Bureau data included in the graph below gives a sense of some of the substandard conditions that may be present in Los Altos. For example, 4.2 percent of renters (85 units) in Los Altos reported lacking a kitchen and 0.4 percent of renters (eight units) lacked plumbing, compared to 0.0 percent of owners who lacked a kitchen and 0.1 percent of owners (9 units) who lacked plumbing.
4,732
3,291
1,338
780 624 292 0
500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
4,500
5,000
Built 1940 To
1959
Built 1960 To
1979
Built 1980 To
1999
Built 2000 To
2009
Built 2010 Or
Later
Built 1939 Or
Earlier
Units
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Figure A-38: Substandard Housing Issues
Notes: Per HCD guidance, this data should be supplemented by local estimates of units needing to be rehabilitated or replaced based on recent windshield surveys, local building department data, knowledgeable builders/developers in the community, or nonprofit housing developers or organizations.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25053, Table B25043, Table B25049) The City provided additional information on residential code enforcement cases in Los Altos.
Since 2015, there were only five cases regarding substandard housing conditions. These cases related to unpermitted work, dilapidated conditions, and/or no functional heat. The City works diligently with property owners to address these issues and only has one active case related to substandard housing conditions.
The City’s Code Enforcement Division estimates that between five and 10 residential units in Los Altos require major rehabilitation. This estimate is based on the Code Enforcement staff’s processing of code compliance cases and familiarity with Los Altos neighborhoods and buildings.
Although this is a small number of units, the City will continue to implement its code inspection and enforcement program to address substandard housing conditions (Program 5.D).
0.1%
4%
0.4%
0%
1%
2%
3%
4%
5%
Kitchen Plumbing
% of Units Lacking
Amenity
Owner Renter
198
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Section A.5 Housing Costs and Affordability
A.5.1 Ownership Costs
Home prices reflect a complex mix of supply and demand factors, including an area’s demographic profile, labor market, prevailing wages and job outlook, coupled with land and construction costs. In the Bay Area, the costs of housing have long been among the highest in the nation. The typical home value in Los Altos was estimated at $3,358,590 by December of 2020, per data from Zillow (see Figure A-38). 11 By comparison, the typical home value was $1,290,970 in Santa Clara County and $1,077,230 in the Bay Area.
The region’s home values have increased steadily since 2000, besides a decrease during the Great Recession. The rise in home prices has been especially steep since 2012, with the median home value in the Bay Area nearly doubling during this time. Between 2001 and 2020, the typical home value increased 159 percent in Los Altos. This change is below the change in Santa Clara County (168 percent), and above the change for the Bay Area (142 percent) (see Figure A-39). 11 According to the Zillow Home Value Index (ZHVI), typical home values in Los Altos increased to over $3.5 million in 2021.
199
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Figure A-39: Zillow Home Value Index (ZHVI)
Notes:
Universe: Owner-occupied housing units
Zillow describes the ZHVI as a smoothed, seasonally adjusted measure of the typical home value and market changes across a given region and housing type. The ZHVI reflects the typical value for homes in the 35th to 65th percentile range. The ZHVI reflects the typical value for homes in the 35th to 65th percentile range. The ZHVI includes all owner-occupied housing units, including both single-family homes and condominiums. More information on the ZHVI is available from Zillow. The regional estimate is a household-weighted average of county-level ZHVI files, where household counts are yearly estimates from DOF’s E-5 series. For unincorporated areas, the value is a population weighted average of unincorporated communities in the county matched to censusdesignated population counts.
Source: ABAG 2021 Pre-certified Housing Needs Data (Zillow, Zillow Home Value Index (ZHVI)) Based on U.S. Census data, which often lags market valuations, the largest proportion of homes in Los Altos were valued at $2M+ (see Figure A-40). By comparison, the largest share of units in the county were valued between $1M and $1.5M and between $500,000 and $750,000 in the Bay Area.
$100,000
$600,000
$1,100,000
$1,600,000
$2,100,000
$2,600,000
$3,100,000
$3,600,000
20012002200320042005200620072008200920102011201220132014201520162017201820192020 Bay Area Santa Clara County Los Altos
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Figure A-40: Home Values of Owner-Occupied Units
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25075)
A.5.2 Rental Costs
Similar to home values, rents have also increased dramatically across the Bay Area in recent years. Many renters have been priced out, evicted or displaced, particularly communities of color.
Residents finding themselves in one of these situations may have had to choose between commuting long distances to their jobs and schools or moving out of the region, and sometimes, out of the state.
It is more expensive to rent a home in Los Altos than it is in Santa Clara County and the Bay Area.
Based on U.S. Census data 55.7 percent of rental units in Los Altos rented for $3,000 or more per month, and 12.0 percent of units rented at $2,500 to $3,000 per month (see Figure A-41). In the county, the largest share of units is in the $2,000 to $2,500 range compared to the $1,500 to $2,000 range for the Bay Area as a whole.
1% 1% 5% 6% 6%
16%
1%
18% 23%
1%
22% 20%
5%
23% 18%
8% 11% 8%
82%
15% 9%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
Los Altos Santa Clara County Bay Area
Percent of Owner Occupied Units
Units Valued Less than $250k Units Valued $250k-$500k Units Valued $500k-$750k Units Valued $750k-$1M Units Valued $1M-$1.5M Units Valued $1M-$2M Units Valued $2M+
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Figure A-41: Contract Rents for Renter-Occupied Units
Notes:
Universe: Renter-occupied housing units paying cash rent Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25056)
According to U.S. Census Data, the median rent in Los Altos has increased by 56.7 percent since 2009 -- from $1,980 to $3,103 per month (see Figure A-42). In Santa Clara County, the median rent has increased 67.7 percent, from $1,285 to $2,155. The median rent in the region has also increased during this time from $1,200 to $1,850, a 54 percent increase. While Los Altos’ rent increase outpaced the Bay Area but not the county, Los Altos’ rent is 1.4 times greater than that of the county.
0%
4% 6%
3%
6%
11% 10%
12%
19%
9%
20%
23%
9%
21%
17%
12%
17%
12%
56%
18%
13%
0%
10%
20%
30%
40%
50%
60%
Los Altos Santa Clara County Bay Area
% of Rental Units
Rent less than $500 Rent $500-$1000 Rent $1000-$1500 Rent $1500-$2000 Rent $2000-$2500 Rent $2500-$3000 Rent $3000 or more
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Figure A-42: Median Contract Rent
Notes:
Universe: Renter-occupied housing units paying cash rent For unincorporated areas, median is calculated using distribution in B25056.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, American Community Survey 5-Year Data releases, starting with 2005-2009 through 2015-2019, B25058, B25056 (for unincorporated areas). County and regional counts are weighted averages of jurisdiction median using B25003 rental unit counts from the relevant year) A.5.3 Overpayment
A standard measure of housing affordability can be determined by comparing the cost of market rate housing to the price residents can afford to pay for housing based on their income levels. A household is considered “cost burdened” if it spends more than 30 percent of its monthly income on housing costs, while those who spend more than 50 percent of their income on housing costs are considered “severely cost burdened.” Low-income residents are the most impacted by high housing costs and experience the highest rates of cost burden. When a household is overpaying for housing costs, the household has less disposable income for other necessities, including health care, food, and clothing. Spending such large portions of their income on housing puts lowincome households at higher risk of displacement, eviction, or homelessness. In the event of unexpected circumstances, such as loss of employment and health problems, lower-income households with a burdensome housing cost are more likely to become homeless or be forced to double-up with other households.
Los Altos has a lower proportion of cost-burdened households compared to the county and the Bay Area. Of Los Altos’ households, approximately 15 percent are cost burdened (1,613 $1,100
$1,600
$2,100
$2,600
$3,100
$3,600
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Dollars
Los Altos Santa Clara County Bay Area
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households), and 12 percent are severely cost burdened (1,260 households). In the county, the proportions (19 percent and 16 percent, respectively) are higher (see Figure A-43).
Figure A-43: Cost Burden Severity
Notes:
Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities).
For owners, housing cost is "select monthly owner costs", which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30percent of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50percent of monthly income.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25070, B25091)
Renters are often more cost-burdened than owners. While the housing market has resulted in home prices increasing dramatically, homeowners often have mortgages with fixed rates, whereas renters are more likely to be impacted by market increases. When looking at the cost burden across tenure in Los Altos, 11.4 percent of renter households (230 households) spend 30 to 50 percent of their income on housing compared to 16.0 percent of those that own (1,383 households) (see Figure A-44). Additionally, 11.2 percent of renter households (227 households) spend 50 percent or more of their income on housing, while 12.0 percent of owner households (1,033 households) are severely cost burdened. However, in Los Altos, homeowners are more cost burdened than renters. In total, almost 23 percent of renters (457 households) are cost burdened, compared to 28 percent of owners (2,416 households). 71%
63% 62%
15%
19% 20%
12% 16% 16%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Los Altos Santa Clara County Bay Area
% of Households
0%-30% of Income Used for Housing 30%-50% of Income Used for Housing 50%+ of Income Used for Housing Not Computed
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Figure A-44: Cost Burden by Tenure
Notes:
Universe: Occupied housing units
Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities).
For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30percent of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50percent of monthly income.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25070, B25091)
While approximately 12 percent of households spend 50 percent or more of their income on housing, and 15 percent spend 30 to 50 percent, these rates vary greatly across income categories (see Figure A-45). As expected, lower-income households are more likely to be housing cost burdened than higher-income households. For example, 82.7 percent of Los Altos households making no more than 30 percent of AMI (520 households) spend the majority of their income on housing. In total, 1,193 lower-income households (80 percent of AMI and below) are cost burdened. Over half of households earning between 80 and 100 percent of AMI are cost burdened (355 households). For Los Altos residents making more than 100 percent of AMI, just
3.8 percent are severely cost-burdened (310 households), and 83.2 percent of those making more than 100 percent of AMI spend less than 30 percent of their income on housing. 71% 68%
16%
11%
12%
11%
9%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Owner Occupied Renter Occupied
% of Households
0%-30% of Income Used for Housing 30%-50% of Income Used for Housing 50%+ of Income Used for Housing Not Computed
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Figure A-45: Cost Burden by Income Level
Notes:
Universe: Occupied housing units
Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities).
For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30percent of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50percent of monthly income.
Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Santa Clara and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and VallejoFairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release) Currently, people of color are more likely to experience poverty and financial instability as a result of federal and local housing policies that have historically excluded them from the same opportunities extended to white residents. As a result, they often pay a greater percentage of their income on housing, and in turn, are at a greater risk of housing insecurity.
Black or African American (Non-Hispanic) households are the most cost burdened with 25.0 percent spending 30 to 50 percent of their income on housing, and Other Race or Multiple Races (Non-Hispanic) households are the most severely cost burdened with 16.7 percent spending more than 50 percent of their income on housing (see Figure A-46). 10%
37% 40% 42%
83%
8%
25%
29%
36%
13%
83%
38% 31%
22%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI 81%-100% of AMI Greater than 100% of AMI
% of Households
0%-30% of Income Used for Housing 30%-50% of Income Used for Housing 50%+ of Income Used for Housing
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Figure A-46: Cost Burden by Race
Notes:
Universe: Occupied housing units
Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities).
For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30percent of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50percent of monthly income.
For the purposes of this graph, the “Hispanic or Latinx” racial/ethnic group represents those who identify as having Hispanic/Latinx ethnicity and may also be members of any racial group. All other racial categories on this graph represent those who identify with that racial category and do not identify with Hispanic/Latinx ethnicity.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release) Large family households often have special housing needs due to a lack of adequately sized affordable housing available. The higher costs required for homes with multiple bedrooms can result in larger families experiencing a disproportionate cost burden than the rest of the population and can increase the risk of housing insecurity.
In Los Altos, 12.9 percent of large family households experience a cost burden of 30 percent to 50 percent, while 8.3 percent of households spend more than half of their income on housing.
Approximately 15.7 percent of all other households have a cost burden of 30 percent to 50 percent, with 12.9 percent of households spending more than 50 percent of their income on housing (see Figure A-47). Therefore, larger families in Los Altos are not significantly more likely to be cost burdened than all other household types.
71%
50%
72%
53%
64%
13%
25%
15%
19%
23%
14% 12%
17%
13%
25%
11%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
American
Indian or
Alaska Native,
Non-Hispanic
Asian / API,
Non-Hispanic
Black or
African
American,
Non-Hispanic
White, NonHispanicOther Race or
Multiple
Races, NonHispanic
Hispanic or
Latinx
% of Households
0%-30% of Income Used for Housing 30%-50% of Income Used for Housing 50%+ of Income Used for Housing Cost Burden Not computed 207
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Figure A-47: Cost Burden by Household Size
Notes:
Universe: Occupied housing units
Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities).
For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30percent of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50percent of monthly income.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release) When cost-burdened seniors are no longer able to make house payments or pay rents, displacement from their homes can occur, putting further stress on the local rental market or forcing residents out of the community they call home. Understanding how seniors might be costburdened is of particular importance due to their special housing needs, particularly for lowincome seniors. 81.9 percent of senior households making less than 30 percent of AMI are spending the majority of their income on housing (335 households). For senior households making more than 100 percent of AMI, 79.9 percent are not cost burdened and spend less than 30 percent of their income on housing (see Figure A-48). In total, 36.7 percent of all senior households are cost burdened (1,299 households), but almost 68 percent of low-income senior households are cost burdened (759 households).
71% 79%
16%
13%
13% 8%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
All other household types Large Family 5+ persons
% of Households
0%-30% of Income Used for Housing 30%-50% of Income Used for Housing 50%+ of Income Used for Housing
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Figure A-48: Cost-Burdened Senior Households by Income Level Notes:
Universe: Senior households
For the purposes of this graph, senior households are those with a householder who is aged 62 or older. Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30percent of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50percent of monthly income. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Santa Clara and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose- SunnyvaleSanta Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release) 15%
39% 45%
61%
80%
27%
25%
25%
15%
82%
34% 29%
14% 5%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI 81%-100% of AMI Greater than 100% of AMI
% of Households
0%-30% of Income Used for Housing 30%-50% of Income Used for Housing 50%+ of Income Used for Housing
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Table A-14: Cost-Burdened Senior Households by Income Level Income Group 0%-30% of Income Used
For Housing
30%-50% of Income
Used for Housing
50%+ of Income
Used for Housing % Cost Burdened
0%-30% of AMI 60 14 335 85.3%
31%-50% of
AMI
130 90 115 61.2%
51%-80% of
AMI
170 95 110 54.7%
81%-100% of
AMI
170 70 40 39.3%
Greater than
100% of AMI
1,710 315 115 20.1%
Totals 2,240 584 715 36.7%
Source: ABAG 2021 Pre-certified Housing Needs Data (U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release) Housing Costs Compared to Ability to Pay
The ability to pay for housing is a function of housing cost and other essential living expenses in relation to household income. Since above-moderate income households do not generally have problems in locating affordable units, affordable units are frequently defined as those reasonably priced for households that are low to moderate income.
Table A-15 shows the 2021 income limits and compares these income limits to affordable rent and purchase prices (defined as being no more than 30 percent of gross income). The median gross rent in Los Altos (approximately $3,100 as seen in the Rental Costs section above) is affordable to those earning at least 100 percent of AMI. However, the median purchase price of a home in Los Altos (over $3M) is out of reach for even high-earning households. Based on December 2020 home price data, four-person households must earn well over more than 200 percent of AMI to be able to afford to buy a home in the city. 210
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Table A-15: 2021 Santa Clara County Ability to Pay for Housing and Fair Market Rent and Purchase Prices Number of Persons in Household
1 2 3 4
Extremely Low (0-30% AMI)
Annual Income Limit $34,800 $39,800 $44,750 $49,700
Monthly Income $2,900 $3,317 $3,729 $4,142
Max. Monthly Gross Rent1 $870 $995 $1,119 $1,243
Max. Purchase Price 5% down2 $145,700 $162,00 $193,200 $216,800 Max. Purchase Price 20% down3 $190,500 $221,700 $252,500 $283,500 Very Low (30-50% AMI)
Annual Income Limit $58,00 $66,300 $74,600 $82,850
Monthly Income $4,833 $5,525 $6,217 $6,904
Max. Monthly Gross Rent1 $1,450 $1,658 $1,865 $2,071
Max. Purchase Price 5% down2 $256,300 $295,900 $335,400 $374,500 Max. Purchase Price 20% down3 $335,000 $386,800 $438,500 $489,600 Low (50-80% AMI)
Annual Income Limit $82,450 $94,200 $106,000 $117,750
Monthly Income $6,871 $7,850 $8,833 $9,813
Max. Monthly Gross Rent1 $2,061 $2,355 $2,650 $2,944
Max. Purchase Price 5% down2 $372,600 $428,700 $484,800 $541,000 Max. Purchase Price 20% down3 $487,300 $560,400 $634,000 $707,200 Median (100% AMI)
Annual Income Limit $105,900 $121,050 $136,150 $151,300 Monthly Income $8,825 $10,088 $11,346 $12,608
Max. Monthly Gross Rent1 $2,648 $3,026 $3,404 $3,783
Max. Purchase Price 5% down2 $484,500 $556,500 $628,500 $700,800 Max. Purchase Price 20% down3 $633,500 $727,500 $821,700 $916,300 Moderate (80-120% AMI)
Annual Income Limit $127,100 $145,250 $163,400 $181,550 Monthly Income $10,592 $12,104 $13,617 $15,129
Max. Monthly Gross Rent1 $3,178 $3,631 $4,085 $4,539
Max. Purchase Price 5% down2 $585,500 $671,800 $758,300 $844,800 Max. Purchase Price 20% down3 $765,500 $878,300 $991,500 $1,104,500 120-150% AMI
Annual Income Limit $158,850 $181,575 $204,225 $226,950 Monthly Income $13,283 $15,131 $17,019 $18,913
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Table A-15: 2021 Santa Clara County Ability to Pay for Housing and Fair Market Rent and Purchase Prices Number of Persons in Household
1 2 3 4
Max. Monthly Gross Rent1 $3,971 $4,539 $5,106 $5,674
Max. Purchase Price 5% down2 $736,500 $844,800 $952,900 $1,061,000 Max. Purchase Price 20% down3 $963,000 $1,104,500 $1,245,800 $1,387,300 150-180% AMI
Annual Income Limit $190,620 $217,890 $245,070 $272,340 Monthly Income $15,885 $18,158 $20,423 $22,695
Max. Monthly Gross Rent1 $4,766 $5,447 $6,127 $6,809
Max. Purchase Price 5% down2 $880,000 $1,017,800 $1,147,300 $1,277,300 Max. Purchase Price 20% down3 $1,161,000 $1,330,700 $1,500,000 $1,670,000 180-200% AMI
Annual Income Limit $211,800 $242,100 $272,300 $302,600 Monthly Income $17,650 $20,175 $22,692 $25,217
Max. Monthly Gross Rent1 $5,295 $6,053 $6,808 $7,565
Max. Purchase Price 5% down2 $988,800 $1,133,200 $1,277,100 $1,421,300 Max. Purchase Price 20% down3 $1,292,700 $1,481,700 $1,669,600 $1,858,300 Notes:
1 30% of income devoted to maximum monthly rent or mortgage payment, including utilities, taxes, and insurance 2 Assumes 95% loan (i.e., 5% down payment) @ 2.875% annual interest rate and 30-year term 3 Assumes 80% loan (i.e., 20% down payment) @ 2.875% annual interest rate and 30-year term Source: Zillow Mortgage Calculator
A.5.4 At-Risk Housing Assessment
While there is an immense need to produce new affordable housing units, ensuring that the existing affordable housing stock remains affordable is equally important. Additionally, it is typically faster and less expensive to preserve currently affordable units that are at risk of converting to market-rate than it is to build new affordable housing.
The data in the table below comes from the California Housing Partnership’s Preservation Database, the state’s most comprehensive source of information on subsidized affordable housing at risk of losing its affordable status and converting to market-rate housing. According to this database, there are zero assisted units in Los Altos in the Preservation Database. However, this database does not include all deed-restricted affordable units in the state, so the City has reviewed its records for below market rate regulatory agreements. The City has 105 deed restricted below market rate units, consisting of 51 rental units and 54 ownership units. These units have affordability periods of 30 to 55 years, with the newer deed restrictions having the 55- year term. Older contracts reset for an additional 30 years if sold within the restricted period, so 212
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those contracts remain indefinitely. Therefore, no unit deed restricted to lower income households would expire in before 2033. Additionally, City Council has directed future rental inclusionary housing units to have affordability terms of 99 years and will consider requiring extended terms for ownership inclusionary housing units also (see Program 2.A).
Table A-16: Assisted Units at Risk of Conversion
Risk Level Los Altos Santa Clara County Bay Area
Low 0 28,001 110,177
Moderate 0 1,471 3,375
High 0 422 1,854
Very High 0 270 1,053
Total Assisted Units in Database 0 30,164 116,459
Notes:
Universe: HUD, Low-Income Housing Tax Credit (LIHTC), USDA, and CalHFA projects. Subsidized or assisted developments that do not have one of the aforementioned financing sources may not be included.
While California Housing Partnership’s Preservation Database is the state’s most comprehensive source of information on subsidized affordable housing at risk of losing its affordable status and converting to market-rate housing, this database does not include all deed-restricted affordable units in the state. Consequently, there may be at-risk assisted units in a jurisdiction that are not captured in this data table. Housing Partnership uses the following categories for assisted housing developments in its database:
Very-High Risk: affordable homes that are at- risk of converting to market rate within the next year that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer.
High Risk: affordable homes that are at-risk of converting to market rate in the next 1-5 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer.
Moderate Risk: affordable homes that are at-risk of converting to market rate in the next 5-10 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer.
Low Risk: affordable homes that are at- risk of converting to market rate in 10+ years and/or are owned by a large/stable non-profit, mission-driven developer.
Source: ABAG 2021 Pre-certified Housing Needs Data (California Housing Partnership, Preservation Database (2020))
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Sites Inventory and Methodology City of Los Altos | B-1 Appendix B: Sites Inventory &
Methodology
Contents
Appendix B: Sites Inventory & Methodology.............................................. 1 Section B.1 Introduction............................................................................................................ 2 B.1.1 Overview and Purpose .......................................................................................... 2 B.1.2 Regional Housing Needs Allocation ...................................................................... 2 B.1.3 Data....................................................................................................................... 3 Section B.2 Future Residential Development Potential ............................................................ 3 B.2.1 Accessory Dwelling Units ...................................................................................... 3 B.2.2 Entitled and Proposed Developments ................................................................... 4 B.2.3 Assumptions.......................................................................................................... 7 B.2.4 Methodology.......................................................................................................... 9 B.2.5 Suitability of Nonvacant Sites..............................................................................12 Section B.3 Adequacy of Residential Sites in Meeting RHNA................................................16 B.3.1 Summary .............................................................................................................16 B.3.2 Housing Sites Map ..............................................................................................17 B.3.3 Housing Sites Table ............................................................................................22 215
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B-2 | City of Los Altos Sites Inventory and Methodology Section B.1 Introduction
B.1.1 Overview and Purpose
According to California Government Code §65580-65589, the housing element must include an inventory of adequate sites that are zoned and available within the planning period to meet the jurisdiction’s fair share of regional housing needs across all income levels. The sites inventory, in addition to projected accessory dwelling units (ADUs) and entitled or in process development projects, assists in determining if the jurisdiction has enough developable land to meet its Regional Housing Needs Allocation (RHNA), given its current regulatory framework and market conditions. This Appendix details the sites inventory and supporting analysis methodology and assumptions.
B.1.2 Regional Housing Needs Allocation
Jurisdictions must provide sufficient land to accommodate enough housing for all economic segments of the community. Compliance is determined by the jurisdiction’s ability to provide adequate development capacity through appropriate development regulations and land use policies. The number of new units that must be accommodated is established through each jurisdiction’s share of the region’s projected housing needs for the planning period. This share for each jurisdiction is called the Regional Housing Needs Allocation (RHNA).
The Association of Bay Area Governments (ABAG), a regional planning agency, is responsible for distributing the RHNA to each jurisdiction within its nine-county region (including the County of Santa Clara).1 The RHNA is distributed by income category. For the 2023-2031 Housing Element update, Los Altos is allocated a RHNA of 1,958 units as follows:
• Very Low Income (less than 50 percent of AMI): 501 units (25 percent) • Low Income (50 to 80 percent of AMI): 288 units (15 percent) • Moderate Income (80 to 120 percent of AMI): 326 units (17 percent) • Above Moderate Income (greater than 120 percent of AMI): 843 units (43 percent) For this Housing Element planning period, January 31, 2023, through January 31, 2031, the City must ensure the availability of adequate residential sites to accommodate these units. This Appendix provides an overview of the methodology used to evaluate the adequacy of sites 1 Association of Bay Area Governments (ABAG) covers a nine-county region, including Alameda, Contra Costa, Marin, Napa, San Francisco, San Mateo, Santa Clara, Solano, and Sonoma. 216
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Sites Inventory and Methodology City of Los Altos | B-3 within Los Altos and identifies such sites for future residential development to fulfill the City’s share of regional housing needs.
B.1.3 Data
The sites inventory analysis used data provided by the City, such as GIS data and building permit/entitlement information. The following is an overview of the data used:
• City and County-level parcel GIS data, including General Plan land use designation, zoning district, ownership, existing land use, improvement value, land value, age of building, etc.
• ADU building permits issued
• Entitled projects and projects in the entitlement phase • Prior housing element site inventories
• Annual Progress Reports to HCD during the 5th Cycle
• Zoning Code allowed density
Section B.2 Future Residential Development Potential
B.2.1 Accessory Dwelling Units
New State laws in effect since January 1, 2018 have significantly eased the development standards and streamlined the approval process for Accessory Dwelling Units (ADUs). As a result, the City has experienced an increase in ADU applications and production in recent years.
Table B-1 shows the number of building permits issued for ADUs in Los Altos in 2019 through 2021.
Table B-1: ADU Building Permits Issued (2019-2021)
Year Permitted ADUs
2019 36
2020 23
2021 62
Total 121
Annual Average 40.33
From 2019 through 2021, the City issued an average of 40.33 ADU building permits per year.
The City is estimating that ADUs will be produced at the same rate throughout the eight-year 217
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B-4 | City of Los Altos Sites Inventory and Methodology planning period, resulting in 322 ADUs, even though the City will be conducting further efforts to facilitate ADU production (Program 2.D), described below.
The City has adopted an ADU Ordinance consistent with current State law and will facilitate ADU production through the preparation of standardized ADU building plans, the hiring of additional staff support for ministerial application reviews, and other efforts. Under Program 2.D, the City will publicize and promote the ADU standard plans through multiple outreach methods and languages. Furthermore, to increase ADU building permits, the City will promote the availability of funding for ADUs, including the CalHFA ADU Grant Program that provides up to $25,000 to reimburse homeowners for predevelopment costs necessary to build and occupy an ADU. Furthermore, the City will monitor ADU production and affordability throughout the planning period and implement additional action if target ADU numbers are not being met.
ABAG conducted a regional ADU affordability analysis to provide local governments in the region with assumptions for ADU affordability that can be used to assign projected ADUs to income categories. The ADU affordability assumptions identified in the preliminary ABAG analysis for communities with affirmatively furthering fair housing concerns were applied to ADUs projected over the planning period in Table B-2.
Table B-2: Affordability per ABAG ADU Survey
Income Level Percent ADU Projections
Very Low 5% 16
Low 30% 97
Moderate 50% 161
Above Moderate 15% 48
Total 322
Source: ABAG, City of Los Altos
B.2.2 Entitled and Proposed Developments
Because the RHNA projection period for the 2023-2031 Housing Element begins on June 30, 2022, housing developments that have already been proposed or received entitlement and are not expected to be issued a certificate of occupancy until July 1, 2022, but are expected to be completed before the end of the planning period (January 31, 2031), can be credited toward the RHNA. Table B-3 lists those projects that meet those criteria and can be credited toward the 6th Cycle RHNA.
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Sites Inventory and Methodology City of Los Altos | B-5 Table B-3: Entitled and Proposed Developments
Address Status
Vacant/
Existing or
Previous Use
Existing/
Previous ILV*
Existing/
Previous
Building Age*
Units by Income Level
Low Moderate
Above
Moderate
Total Net
New1
962 Acacia Under construction Vacant N/A N/A - - 2 2
385/389 First St. Under construction Commercial 1.19 1955/1980 - 1 9 10 425 First St. Under construction Office N/A 1975 1 2 17 20 444-450 First St. Under construction Office N/A N/A 1 3 23 27 4848-4856 El Camino Real Approved Commercial 0.02 2020 7 3 42 52 4898 El Camino Real Approved Commercial 0.81 1959 4 2 22 28 5150 El Camino Real Approved Office 0.02 N/A 16 12 168 196 440 First St. Approved Office N/A 1980 - - 4 4
140 Lyell Approved Single-Family
Home 0.69 1951 1 - 4 4
4350 El Camino Real Under review Commercial 0.26 1969 3 4 40 47 95 First St. Under review Office 0.58 1979 3 - 12 15
355/365/371/373 First St. Under review Commercial 0.62/0.28/0.11/
0.97 1991/1938/
1946/1963 3 4 43 49
376 First St. Under review Commercial 1.26 1954 - 3 12 15 14 Fourth St. Under review Single-Family
Home 0.30 1952 - - 4 3
996 Loraine Under review Commercial 0.54 1965 - 2 10 12 330 Distel Circle Pending formal
application Office N/A 1975 90 - - 90
349 First St. Pending formal
application Office 0.12 1960 - 2 10 12
343 Main St. Pending formal
application Commercial 0.29 1938 - - 1 1
Subtotal Gross 129 38 423 N/A
Subtotal Net New 129 38 420 587
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B-6 | City of Los Altos Sites Inventory and Methodology Table B-3: Entitled and Proposed Developments
Address Status
Vacant/
Existing or
Previous Use
Existing/
Previous ILV*
Existing/
Previous
Building Age*
Units by Income Level
Low Moderate
Above
Moderate
Total Net
New1
* Some pre-development improvement to land value (ILV) and building age data may be unavailable due to the stage of development/construction. ILV is calculated using Santa Clara County Assessor data for improvement value and land value. Building age is the “effective year built” identified in Santa Clara County Assessor data. 1 Certain projects are located on parcels with existing residential units where the existing residential units will be demolished for a project with a larger number of units. All existing units that will be demolished are market rate units; no units to be demolished are subject to a recorded covenant, ordinance, or law that restricts rent levels to affordable to lowincome households or subject to any other form of rent or price control by the City. Only the net new number of units are counted toward the RHNA.
Source: City of Los Altos, Santa Clara County Assessor
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Sites Inventory and Methodology City of Los Altos | B-7 Entitled and proposed developments would result in 587 net new units, and most of these projects provide above moderate housing units.
B.2.3 Assumptions
Density
Table B-4 summarizes density for multi-family and mixed-use zones that allow residential at densities appropriate to analyze for lower and moderate-income housing units. Los Altos does not have any minimum density standards in any of the following zones.
Table B-4: Density for Zones that Allow Residential
Zone1 Dwelling Units Per Acre
R1-40 Max. 1.1 units/acre
R1-20
Max. 2.2 units/acre
R1-H
R1-10 Max. 4.4 units/acre
R3-5 Max. 8.7 units/acre
R3-4.5 Max. 9.7 units/acre
R3-3 Max 14.5 units/acre
R3-1.8 Max 24.2 units/acre
R3-1
Max 38 units/acre
C-T
CD/R3
No maximum density
CN
CD
CRS
CRS/OAD
1 Per discussions with the City, all Planned Community (PC) and Planned Unit Development (PUD) zoned parcels are built out unless otherwise noted in this Appendix.
Source: City of Los Altos Zoning Code
Realistic Capacity and Development Trends
Table B-5 summarizes assumptions for realistic residential development capacity based on recent development trends from in process, approved, entitled, and/or permitted projects within Los Altos. Although there are instances in which sites are developing at above 70 percent maximum allowed density (e.g., in the R3-1.8 District), and even more than 100 percent of 221
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B-8 | City of Los Altos Sites Inventory and Methodology maximum allowed density in the CT District, the analysis conservatively assumed no parcel would develop at greater than 70 percent maximum capacity (in the CT District, the analysis assumed development at 80 percent maximum capacity, which is still conservative relative to CT District development trends). To continue to facilitate housing in the CT District, the City will increase or remove the density maximum allowed in the CT District (Program 1.B).
Although there are no recent development trends in the CD or CRS/OAD districts, a capacity assumption of 14 units per acre was applied. The CRS development trend of 20 units per acre reflects only one project and represents the low end of the density range for multi-family residential projects the City is receiving applications for throughout mixed-use districts; this Appendix conservatively applies 70 percent of 20 units per acre (14 units per acre) to housing sites in the CD and CRS/OAD districts. Additionally, various programs will remove constraints to increase housing development in these zones (see Appendix C, Housing Constraints).
Table B-5: Zones Realistic Residential Development Capacity Assumptions Zone1 Projects In Process, Approved, Entitled,
and/or Permitted
Average Development
Trends Capacity
Realistic Capacity
Assumption2
R1-H None N/A
70% of maximum
allowed density (1.5
units/acre)
R1-10 None N/A
70% of maximum
allowed density (3.1
units/acre)
R3-1.8 - 140 Lyell (20 units/acre) 20 units/acre (83% of maximum allowed density)
70% of maximum
allowed density (16.9
units/acre)
R3-1 - 14 Fourth St. (25 units/acre)* 25 units/acre (66% of maximum allowed density)
70% of average
development trends
(17.5 units/acre)
CT
- 4848-4856 El Camino Real (71 units/acre)
- 4898 El Camino Real (65 units per acre)
- 330 Distel Circle (108 units/acre)*
- 5150 El Camino Real (52 units/acre)
- 4350 El Camino Real (72 units/acre)*
74 units/acre (194% of
maximum allowed density)
80% of maximum
allowed density (30.4
units/acre) (41% of
average development
trends)
CD/R3
- 349 First St. (75 units/acre)*
- 444-450 First St. (77 units/acre)
- 425 First St. (74 units/acre)
- 385 First St. (45 units/acre)
- 355, 365, 371, 373 First St. (81 units/acre)*
- 440 First St. (31 units/acre)
- 376 First St. (75 units/acre)*
- 95 First St. (34 units/acre)*
62 units/acre
70% of average
development trends
(43.4 units/acre)
CN - 962 Acacia (18 units/acre)
- 996 Loraine Ave. (60 units/acre)*
39 units/acre
70% of average
development trends
(27.3 units/acre)
CD None N/A 14 units/acre
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Sites Inventory and Methodology City of Los Altos | B-9 Table B-5: Zones Realistic Residential Development Capacity Assumptions Zone1 Projects In Process, Approved, Entitled,
and/or Permitted
Average Development
Trends Capacity
Realistic Capacity
Assumption2
CRS - 343 Main St. (20 units/acre)* 20 units/acre
70% of average
development trends (14
units/acre)
CRS/OAD None N/A 14 units/acre
Note: See Table B-3 for project affordability levels.
* Projects are in the entitlement phase/under review.
1 No sites are located in the R1-40, R1-20, R3-5, R3-4.5, R3-3, R3-1.8, or R3-1 zoning districts. 2 Realistic capacity was reduced on certain sites based on constraints (e.g., topography, etc.).
Source: City of Los Altos, LWC
From 2015 to 2021, Los Altos received 18 applications for development within its mixed-use zones (on average three development applications annually). None of these 18 applications proposed 100 percent commercial uses (all included residential units). This demonstrates strong market demand for residential uses within these zones.
Furthermore, with the declining trend of brick-and-mortar retail/commercial coupled with COVID19 pandemic impacts (e.g., the increasing prevalence of working from home, etc.) and continued demand for housing, the likelihood of 100 percent commercial projects is not expected to increase in the near future. The realistic capacity assumptions for mixed-use zones identified in Table B-5 are conservative, reflecting lower densities than demonstrated trends.
Additionally, various programs will remove constraints to increase housing development in mixed-use zones (see Appendix C, Housing Constraints).
Projects that are below maximum density are constrained by various factors, including but not limited the City’s parking requirements. As discussed in Appendix C, the zoning standards for parking should be studied with strategies for Downtown parking management and modifications to the existing standards adopted to facilitate housing production.
B.2.4 Methodology
To create the adequate sites inventory, the City developed a comprehensive, iterative methodology to screen parcels for near-term development. The methodology is comprised of several phases described below.
Phase 1.A: Vacant Residential Parcels
First, the City identified all vacant residentially-zoned parcels. Parcels were determined to be vacant if they had an assessed land improvement value of zero and confirmed to be vacant given available aerial imagery.
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B-10 | City of Los Altos Sites Inventory and Methodology Phase 1.B: Nonvacant, Mixed-Use Parcels
Since Los Altos is generally built out and does not have much available vacant land, nonvacant sites will comprise a substantial portion of the sites inventory. Commercial and mixed-use zoned parcels that allow residential uses were analyzed for redevelopment potential using a ratio of improvement value to land value. The relationship of improvement value to land value is a widely accepted indicator of property utilization and whether redevelopment potential exists; however, this metric is important to supplement with other data to confirm viability of redevelopment. Land and the improvement values were identified based on Santa Clara County Assessor property tax assessment values.
The following was performed on a parcel basis to determine potential as a site:
1. Divide roll improvement value by roll land value, yielding an Improvement to Land Value Ratio (I:L Ratio).
2. Parcels with an I:L Ratio below 1.0 were considered a potential site.2
3. Building(s) (if any) was built in 1980 or earlier (and therefore over 40 years of age).
In addition to improvement to land value and age of building(s) (if any), nonvacant sites were further screened (see Phase 2), underwent a site-by-site assessment (see Phase 4), and were analyzed relative to existing uses (see B.2.5, Suitability of Nonvacant Sites).
Phase 2: Screening
Parcels that passed through Phase 1 were then screened using the criteria below:
1. The parcel does not have a current entitlement and is not under review (i.e., not included in Table B-3)
2. Current use type is not a park, utility, school, other public use with no redevelopment potential (as specified in HCD guidance) or single-family or multi-family residential use
3. The parcel is not subject to a Mills Act contract (i.e., historic property) Phase 3: Categorization
Eligible parcels were assessed to determine which income levels they can accommodate. Each parcel was determined to be able to accommodate a specific income category given its maximum allowable density standards. The lower income category threshold is consistent with the default density for Los Altos pursuant to Government Code §65583.2. 2 The Institute of Urban and Regional Development (IURD) at the University of California, Berkeley suggests that an I:L Ratio of below 1.0 is an appropriate factor to facilitate identification of underutilized commercial properties. 224
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Sites Inventory and Methodology City of Los Altos | B-11 Table B-6: Income Levels by Density
Density Allowed by Zone Income Level
< 20 dwelling units/acre Above moderate
20 – 29 dwelling units/acre Moderate
> 30 dwelling units/acre Lower
Source: HCD, LWC
For zones with no maximum density, current development trends were used to inform income level categorization. Per Government Code Sections 65583.2(c)(2)(A) and (B), sites accommodating lower-income housing should be between 0.5 and 10 acres. All sites originally considered for lower income housing capacity but whose lot size is smaller than 0.5 or larger than 10 acres were categorized for moderate income housing capacity, except that sites smaller than 0.25 acres were categorized for above moderate housing capacity.
Phase 4: Site-by-Site Assessment
Despite the screening analysis, some potential sites had existing development or other conditions (e.g., irregular shape, accessibility issues/landlocked, etc.) that preclude them from the site inventory. The analysis included a site-by-site assessment and refinement of sites depending on additional information from direct observation or firsthand experience from City staff. Furthermore, some sites that were screened out of the results (e.g., certain parcels along El Camino Real and in Downtown that had an I:L ratio greater than 1.0 or buildings built after 1980, etc.) were determined to be suitable housing sites based on property owner or developer interest. Those sites were added to the inventory with the appropriate income categorization.
This analysis included an evaluation of environmental and infrastructure constraints, which are described in Appendix C, Section C.4. All identified sites have access to infrastructure and utilities.
In addition to the improvement to land value (I:L) ratio screening described in Phase 1.B, the City analyzed potential sites to determine if existing uses would constitute an impediment to residential development. For example, parcels owned and operated by the California Water Service Company and parcels affected by the maximum dwelling unit limit in the Loyola Corners Specific Plan that had passed initial screening were identified as having impediments to residential development and were removed from the sites list. Development trends (see Table B-5) on nonvacant sites were considered in the determination of sites. Market conditions in Los Altos are demonstrating viability of nonvacant site redevelopment for both residential and mixed-use projects as shown by current development trends. See Section B.2.5 for additional discussion on suitability of nonvacant sites.
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B-12 | City of Los Altos Sites Inventory and Methodology Phase 5: Parcels in Prior Housing Elements
Vacant parcels from both the 4th and 5th Cycles and non-vacant parcels from the 5th Cycle can be reused in this Housing Element (the 6th Cycle) to accommodate lower-income housing, but they must be rezoned to allow projects with at least 20 percent of the units affordable to lower income households to be by-right. Figures B-1 and B-2 and Table B-8 show all 6th Cycle sites and any site previously identified as a site in the 5th Cycle. A program is included to rezone reused sites identified for lower income consistent with AB 1397.
B.2.5 Suitability of Nonvacant Sites
Since Los Altos is generally built out, the sites inventory is comprised largely of nonvacant sites.
Nonvacant sites are relied on to accommodate more than 50 percent of the City’s lower income RHNA; therefore, pursuant to Government Code §65583.2(g)(2), the City also analyzed whether substantial evidence exists to support that existing uses on identified lower income sites will be discontinued during the planning period (2023-2031). To this effect, the resolution adopting the Housing Element will include findings based on substantial evidence (and described more generally below) that the existing uses on identified nonvacant sites are not an impediment to residential development and/or will likely discontinue during the planning period.
Nonvacant parcels included as sites are underutilized with primarily surface parking and commercial buildings where the existing uses are of lower economic viability, substantial opportunity is physically present for additional development, and/or the structures are at or near the end of their useful life. This includes sites with structures (if any) that were built before 1980 (over 42 years old) and the parcel has a low improvement to land value (i.e., below 1.0). The declining trend of brick-and-mortar retail coupled with COVID-19 pandemic impacts has dramatically impacted the viability of many commercial uses, and properties with commercial and other low-intensity uses are being converted into multi-family and residential mixed-use projects in Los Altos. These conversions are occurring based on the strong demand for housing and lack of vacant land.
One example is the Foothill Crossing Shopping Center (Foothill Crossing; APNs 32601052 and 32601053), a strip commercial center in Los Altos that contains surface parking lots. Although Foothill Crossing is regularly frequented by customers and appears to be functioning relatively successfully as a commercial site, an interested applicant recently expressed to the City desire to redevelop Foothill Crossing as a mixed-use site with high-density residential and commercial uses. In addition to proposing housing and new retail, the current conceptual plan preserves key existing retail uses (e.g., Trader Joe’s). Foothill Crossing has Improvement-to-Land Value ratios of 0.27 and 0.61 respectively and was constructed in the late 1960s to early 1970s. Foothill Crossing is identified as a lower income housing site and has similar characteristics to other lower income sites.
Development trends demonstrate the intensification of underutilized commercial properties into multi-family and high-density residential mixed-use projects. Table B-5 identifies recent 226
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Sites Inventory and Methodology City of Los Altos | B-13 development projects and shows average density trends in both residential and mixed-use zones; most of these projects are on nonvacant sites. Existing uses on pipeline project parcels include the following:
• Office buildings
• Commercial buildings
• Single-family homes
Redevelopment of sites with similar conditions to the identified sites is occurring in Los Altos, and recent applications and entitlements consist of residential mixed-use or residential-only projects in all cases. Additionally, nonvacant parcels with development entitled or proposed (Table B-3) have similar characteristics as proposed housing sites, including structure age generally ranging from 1938 to 1980 and improvement to land value ratios below 1.0. Most identified nonvacant sites have improvement to land value ratios below 0.92.
Additionally, potential long-term impacts on how office space will be utilized with the shift to remote work during the COVID-19 pandemic were considered. Identified sites, including those with existing office uses, consist of older buildings with low improvement values where higher intensity residential mixed-use is, or will be, allowed. Moreover, the sites inventory also includes several City-owned parking lots, which, as identified in the Downtown Vision Plan, are opportunity sites that can accommodate new (and in some cases affordable) housing. Program
1.H addresses how the City will facilitate housing on City-owned sites consistent with Surplus Land Act requirements.
Other existing uses on nonvacant sites include low intensity uses. Specifically, church sites have been included based on the screening criteria detailed in Section B.2.4 and City first-hand knowledge. To this effect, AB 1851, approved by the Governor in 2020, facilitates the provision of housing on religious institution property. AB 1851 prohibits cities from requiring the replacement of parking spaces lost due to the construction of housing units, eliminating up to 50 percent of the required number of spaces (Government Code §65913.6). Program 1.D has been included for the City to conduct outreach to religious institution property owners and operators to inform them of AB 1851 and other applicable regulations that encourage housing development.
The screening for potential sites considered these trends and utilized conservative assumptions in projecting units well below observed densities for residential and mixed-use projects. Lastly, the City is unaware of any leases that would perpetuate existing uses or prevent the development of housing on nonvacant sites during the planning period.
The following table lists the existing uses on lower income sites, including potential sites for rezoning. These existing uses are not considered to be an impediment to the development of housing during the planning period (2023-2031) based on development trends, market conditions, and redevelopment potential (e.g., building age, property condition, improvement-toland-value ratio, etc.). Many lower income sites are surface parking lots with underutilized 227
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B-14 | City of Los Altos Sites Inventory and Methodology and/or underperforming commercial uses or offices where significant development intensity can be achieved.
Table B-7: Existing Uses on Nonvacant Lower Income Sites and Potential Sites for Rezoning for Lower Income
APN Zone Parcel Size
(acres) Existing Use
16710094* CT 0.51 Commercial and surface parking
17003084* CT 0.54 Surface parking lot
17002023* CT 0.55 Individual Retail Stores
16712045* CT 0.56 Multiple or Strip Stores
17004050* CT 0.62 Fast Food Eatery
17003077* CT 0.69 Medical, Dental, Veterinary office
31816020 CN 0.71 Commercial building and surface parking lot 17064120* CT 0.78 General Office
31816019 CN 0.88 Supermarket w. surface parking lot
17064119* CT 0.94 General Office
17003073* CT 1.05 Restaurant and surface parking lot
16712047* CT 1.68 Commercial building and surface parking lot 32601052 CN 2.08 Shopping center w. large surface parking lot 32601053 CN 2.94 Shopping center w. large surface parking lot 31816022 CN 3.34 Supermarket w. surface parking lot
18956014 CN 6.00 Strip mall w. surface parking lot
17001055* OA 0.56 General Office
17004045* OA 0.56 General Office
17041086* OA 0.60 General Office
18915106* CN 0.70 Bank and surface parking lot
17040082* OA 0.76 Mortuaries
17042028* OA 0.90 General Office
17041079* OA 0.99 Bank, Savings and Loan
18914081* OA 1.85 Medical, Dental, Veterinary office
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Sites Inventory and Methodology City of Los Altos | B-15 Table B-7: Existing Uses on Nonvacant Lower Income Sites and Potential Sites for Rezoning for Lower Income
APN Zone Parcel Size
(acres) Existing Use
16712042* R1-101 2.78 Specialty Shopping Centers (Town and Country Village, El Paseo de Saratoga)
33609023* PCF 6.06 Churches
33609018* PCF 6.50 Churches
*These parcels are rezone candidate sites.
1APN 16712042 would be rezoned CT under the rezoning program (Program 1.F), and therefore would accommodate lower income units.
Source: City of Los Altos, Santa Clara County Assessor, LWC Furthermore, to encourage the redevelopment of nonvacant sites with higher-density residential uses, the City has multiple programs to provide financial assistance, incentives, and regulatory concessions to facilitate more intensive residential development. These include:
• Program 1.A: Rezone for RHNA Shortfall
• Program 1.B: Facilitate higher density housing in the Commercial Thoroughfare (CT) District
• Program 1.C: Allow housing in the Office Administrative (OA) District • Program 1.D: Allow housing on certain Public and Community Facilities (PCF) District sites
• Program 1.E: Update the Loyola Corners Specific Plan
• Program 1.F: Rezone Village Court parcel
• Program 1.H: Facilitate housing on City-owned sites
• Program 1.I: Incentivize Downtown lot consolidation
• Program 2.C: Assist in funding affordable housing projects • Program 3.A: Prepare a Downtown parking plan and update parking requirements • Program 3.B: Modify building height in mixed-use zoning districts • Program 3.C: Remove floor-to-area ratio (FAR) restriction at Rancho Shopping Center and Woodland Plaza
As described above, many of the housing sites have underutilized commercial spaces and/or low intensity uses which are anticipated to redevelop based on trends, market conditions, and interest expressed to City staff for redevelopment. Additionally, the City will take efforts to 229
Agenda Item # 7.
B-16 | City of Los Altos Sites Inventory and Methodology continue to encourage redevelopment of nonvacant sites through various programs. Therefore, considering development trends, declining demand for commercial spaces, and Housing Element programs, nonvacant uses will not impede residential development and/or are likely to discontinue during the planning period.
Section B.3 Adequacy of Residential Sites in Meeting
RHNA
B.3.1 Summary
The following table summarizes the City’s methods for satisfying its RHNA (Table B-8). Based on ADU projections, entitled and proposed projects, and available sites, the City has excess capacity in moderate- and lower-income categories and a shortfall in the above moderateincome category.
Table B-8: Residential Development Potential and RHNA
Extremely
Low Very Low Low Moderate Above Moderate Total
RHNA See Very Low 501 288 326 843 1,958
ADUs See Very Low 16 97 161 48 322
Entitled/Proposed
Projects1 22 77 30 38 420 587
Remaining RHNA See Very Low 386 161 127 375 1,049
Site Inventory1 See Very
Low/Low 557 168 323 1,048
Surplus / (Shortfall) See Very
Low/Low 10 41 (52) (1)
1 Considers net new units only.
Source: City of Los Altos, LWC
The City has identified potential parcels for rezoning to address the above moderate shortfall and provide additional lower and moderate-income housing capacity. If the potential candidate parcels are rezoned in accordance with programs under Goal 1, the City would have a surplus in all income categories as shown in Table B-9.
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Sites Inventory and Methodology City of Los Altos | B-17 Table B-9: Residential Development Potential and RHNA – WITH POTENTIAL REZONING
Extremely
Low Very Low Low Moderate Above Moderate Total
RHNA See Very Low 501 288 326 843 1,958
ADUs See Very Low 16 97 161 48 322
Entitled/Proposed
Projects1 22 77 30 38 420 587
Remaining RHNA See Very Low 386 161 127 375 1,049
Site Inventory1 See Very
Low/Low 965 296 387 1,648
Surplus / (Shortfall) See Very
Low/Low 418 169 12 599
1 Considers net new units only.
Source: City of Los Altos, LWC
B.3.2 Housing Sites Map
The following maps (Figures B-1, B-2, B-3, and B-4) show the inventory of sites by income category. Sites that were also included in the 5th Cycle Housing Element are identified with a bold border.
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B-18 | City of Los Altos Sites Inventory and Methodology Figure B-1: 6th Cycle Housing Element Site Inventory Map by Income Category (Northern Portion of Los Altos) 232
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Sites Inventory and Methodology City of Los Altos | B-19 Figure B-2: 6th Cycle Housing Element Site Inventory Map by Income Category (North-Central Portion of Los Altos) 233
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B-20 | City of Los Altos Sites Inventory and Methodology Figure B-3: 6th Cycle Housing Element Site Inventory Map by Income Category (South-Central Portion of Los Altos) 234
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Sites Inventory and Methodology City of Los Altos | B-21 Figure B-4: 6th Cycle Housing Element Site Inventory Map by Income Category (Southern Portion of Los Altos) 235
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B-22 | City of Los Altos Sites Inventory and Methodology B.3.3 Housing Sites Table
Table B-10 lists the parcels in the City’s housing sites inventory with unit capacity by income category.
Table B-11 lists all of the rezone parcels with unit capacity by income category. 236
Agenda Item # 7.
Sites Inventory and Methodology City of Los Altos | B-23 Table B-10: Housing Sites (Under Existing Zoning)
APN Zoning General Plan Parcel Size Existing Use Year Built1 ILV2 5th Cycle Site3 Income Category Units (Max) Units (Realistic, Net) 16710094 CT Thoroughfare Commercial 0.51 Commercial and surface parking 1956 1.15 No Lower 19 16 17003084 CT Thoroughfare Commercial 0.54 Surface parking lot 0 0.00 Yes Lower 21 16 17002023 CT Thoroughfare Commercial 0.55 Individual Retail Stores 0 1.57 Yes Lower 21 17 16712045 CT Thoroughfare Commercial 0.56 Multiple or Strip Stores 1976 1.73 No Lower 21 17 17004050 CT Thoroughfare Commercial 0.62 Fast Food Eatery 1974 0.11 Yes Lower 24 19 17003077 CT Thoroughfare Commercial 0.69 Medical, Dental, Veterinary 1984 1.16 No Lower 26 21 31816020 CN Neighborhood Commercial 0.71 Commercial building and surface parking lot 1959 0.07 No Lower 28 14 17064120 CT Thoroughfare Commercial 0.78 General Office 1985 0.17 No Lower 30 24 31816019 CN Neighborhood Commercial 0.88 Supermarket w. surface parking lot 0 0.46 No Lower 34 14 17064119 CT Thoroughfare Commercial 0.94 General Office 1981 0.13 No Lower 36 29 17003073 CT Thoroughfare Commercial 1.05 Restaurant and surface parking lot 1968 0.05 No Lower 40 32 16712047 CT Thoroughfare Commercial 1.69 Commercial building and surface parking lot 1964 0.00 Yes Lower 64 51 32601052 CN Neighborhood Commercial 2.08 Shopping center w. large surface parking lot 1969 0.27 No Lower 81 57 32601053 CN Neighborhood Commercial 2.94 Shopping center w. large surface parking lot 1973 0.61 No Lower 115 80 31816022 CN Neighborhood Commercial 3.34 Supermarket w. surface parking lot 1997 0.37 No Lower 130 68 18956014 CN Neighborhood Commercial 6.07 Strip mall w. surface parking lot 1900 0.59 No Lower 237 82 557
16741007 CD/R3 Downtown Commercial 0.26 Offices or commercial with surface parking 1958 0.50 No Moderate 16 11 16738020 CRS Downtown Commercial 0.28 Large building 0 0.92 No Moderate 6 4 16741065 CRS Downtown Commercial 0.29 Surface parking lot 0 0.05 No Moderate 6 4 17001088 CN Thoroughfare Commercial 0.29 Offices or commercial and surface parking lot 1958 0.47 No Moderate 11 8 31816011 CN Neighborhood Commercial 0.30 Offices or commercial and surface parking lot 1961 0.10 No Moderate 12 8 16738008 CRS Downtown Commercial 0.30 Multiple or Strip Stores 1952 0.86 No Moderate 6 4 17001047 CN Thoroughfare Commercial 0.31 Residential or commercial with surface parking 1924 0.17 Yes Moderate 12 8 31816009 CN Neighborhood Commercial 0.31 Commercial building with surface parking 1962 0.49 No Moderate 12 8 17004065 CT Thoroughfare Commercial 0.31 Individual Retail Stores 1950 1.16 No Moderate 12 10 31816015 CN Neighborhood Commercial 0.32 Auto Service, Garages and surface parking 1959 0.22 No Moderate 12 9 16738038 CRS Public and Institutional 0.34 Surface parking 0 0.00 No Moderate 7 5 31816008 CN Neighborhood Commercial 0.44 Offices and surface parking lot 1975 0.27 No Moderate 17 12 16739057 CRS Public and Institutional 0.57 Surface parking lot 0 No Moderate 11 8 16738029 CRS Public and Institutional 0.58 Surface parking lot 0 No Moderate 12 8 16738028 CRS Downtown Commercial 0.58 Surface parking lot 0 No Moderate 12 8 16739069 CRS Public and Institutional 0.60 Surface parking lot 0 No Moderate 12 8 16741003 CRS Downtown Commercial 1.00 Supermarket w. surface parking lot 1966 0.52 No Moderate 20 14 16739032 CRS Public and Institutional 1.04 Surface parking lot 0 No Moderate 21 15 16739007 CRS Public and Institutional 1.18 Surface parking lot 0 No Moderate 24 16 168
Total - Lower
Total - Moderate
237
Agenda Item # 7.
B-24 | City of Los Altos Sites Inventory and Methodology Table B-10: Housing Sites (Under Existing Zoning, Continued) APN Zoning General Plan Parcel Size Existing Use Year Built1 ILV2 5th Cycle Site3 Income Category Units (Max) Units (Realistic, Net) 16739060 CRS Downtown Commercial 0.05 Restaurants, Bars 1962 0.46 No Above Moderate 1 1 16738024 CRS Downtown Commercial 0.05 Commercial and surface parking lot 1957 0.48 No Above Moderate 1 1 16739105 CRS Downtown Commercial 0.05 Commercial 1940 0.76 No Above Moderate 1 1 16739089 CRS Downtown Commercial 0.05 Commercial and surface parking lot 1950 0.35 No Above Moderate 1 1 16739084 CRS Downtown Commercial 0.05 Commercial 1959 1.00 No Above Moderate 1 1 16739085 CRS Downtown Commercial 0.05 Commercial and surface parking lot 1910 0.39 No Above Moderate 1 1 17001029 CN Thoroughfare Commercial 0.05 Commercial and surface parking lot 1942 0.41 No Above Moderate 2 1 16739075 CRS Downtown Commercial 0.06 Commercial and surface parking lot 1951 0.17 No Above Moderate 1 1 17001045 CN Thoroughfare Commercial 0.06 Surface parking lot 1940 0.00 Yes Above Moderate 2 2 16739091 CRS Downtown Commercial 0.06 Commercial 1910 0.51 No Above Moderate 1 1 16739011 CRS Downtown Commercial 0.06 Restaurants, Bars 1960 0.67 No Above Moderate 1 1 16739012 CRS Downtown Commercial 0.06 Restaurants, Bars 1920 0.47 No Above Moderate 1 1 16740004 CRS Downtown Commercial 0.06 Commercial with surface parking lot 1925 0.50 No Above Moderate 1 1 16738057 CRS/OAD Downtown Commercial 0.06 Office or church 1963 0.72 No Above Moderate - 1 16738053 CRS Downtown Commercial 0.06 Commercial or Offices 1960 0.25 No Above Moderate 1 1 17001036 CN Thoroughfare Commercial 0.07 Commercial and surface parking lot 1960 0.86 No Above Moderate 3 2 17001035 CN Thoroughfare Commercial 0.07 Surface parking lot 0 0.00 No Above Moderate 3 2 16741021 CD/R3 Downtown Commercial 0.07 Restaurant and surface parking lot 1951 0.40 No Above Moderate 4 3 16741022 CD/R3 Downtown Commercial 0.07 Office and surface parking lot 1954 0.13 No Above Moderate 4 3 16739074 CRS Downtown Commercial 0.07 Commercial or office with surface parking 1948 0.66 No Above Moderate 1 1 16739043 CD/R3 Downtown Commercial 0.08 Auto Service, Garages 1949 2.41 No Above Moderate 5 4 16739042 CD/R3 Downtown Commercial 0.08 General Office 2008 3.09 No Above Moderate 5 4 17001030 CN Thoroughfare Commercial 0.08 Surface parking lot 0 0.00 No Above Moderate 3 2 16738025 CRS Downtown Commercial 0.09 Bank and surface parking 0 0.00 No Above Moderate 2 1 16741006 CD/R3 Downtown Commercial 0.10 Surface parking lot 0 0.00 No Above Moderate 6 4 16738052 CRS Downtown Commercial 0.10 Commercial/restaurant 1952 0.12 No Above Moderate 2 1 16738013 CRS Downtown Commercial 0.10 Commercial stores 1955 0.32 No Above Moderate 2 1 17001026 CN Thoroughfare Commercial 0.10 Dentist Office and surface parking 1961 0.92 No Above Moderate 4 3 16738051 CRS Downtown Commercial 0.10 Surface parking lot 0 No Above Moderate 2 1 16738012 CRS Downtown Commercial 0.10 Commercial and restaurant 1952 0.74 No Above Moderate 2 1 16741016 CD/R3 Downtown Commercial 0.11 Surface parking lot 0 0.03 Yes Above Moderate 7 5 16739064 CRS Downtown Commercial 0.11 Stores 1953 0.29 No Above Moderate 2 2 17001064 CN Thoroughfare Commercial 0.11 Offices 0 0.00 No Above Moderate 4 3 16739076 CRS Downtown Commercial 0.11 Commercial and surface parking 1950 0.86 No Above Moderate 2 2 17001042 CN Thoroughfare Commercial 0.12 Surface parking lot 1900 0.00 Yes Above Moderate 5 3 17001049 CN Thoroughfare Commercial 0.12 Surface parking lot 1947 0.62 Yes Above Moderate 5 3 16739097 CRS Downtown Commercial 0.12 Commercial 1939 0.89 No Above Moderate 2 2 16740003 CRS Downtown Commercial 0.12 Commercial 1936 0.58 No Above Moderate 2 2 238
Agenda Item # 7.
Sites Inventory and Methodology City of Los Altos | B-25 Table B-10: Housing Sites (Under Existing Zoning, Continued) APN Zoning General Plan Parcel Size Existing Use Year Built1 ILV2 5th Cycle Site3 Income Category Units (Max) Units (Realistic, Net) 16741018 CD/R3 Downtown Commercial 0.12 Stores and surface parking 1946 0.19 No Above Moderate 7 5 16741051 CD/R3 Downtown Commercial 0.12 Commercial or office with surface parking 1955 0.00 No Above Moderate 8 5 16738021 CRS Downtown Commercial 0.12 Office or commercial building with surface parking 1955 0.87 No Above Moderate 2 2 16738011 CRS Downtown Commercial 0.13 Commercial building 1954 0.99 No Above Moderate 3 2 17001023 CN Thoroughfare Commercial 0.14 Commercial and surface parking lot 1955 0.24 No Above Moderate 5 4 16740073 CD Downtown Commercial 0.14 Parking for Existing Office Buildings 0 0.00 No Above Moderate - 2 16738010 CRS Downtown Commercial 0.15 Commercial 1954 0.82 No Above Moderate 3 2 16741054 CD Downtown Commercial 0.16 Surface parking lot 0 0.01 Yes Above Moderate - 2 16740050 CD/R3 Downtown Commercial 0.16 Commercial or industrial building 1954 0.44 No Above Moderate 10 7 16740051 CD/R3 Downtown Commercial 0.16 Auto Service, Garages 1962 0.12 No Above Moderate 10 7 16740052 CD/R3 Downtown Commercial 0.16 Auto Service, Garages 1924 0.87 No Above Moderate 10 7 16740042 CD Downtown Commercial 0.16 Surface parking lot 0 0.00 No Above Moderate - 2 16739045 CD/R3 Downtown Commercial 0.16 Restaurants, Bars 1998 0.46 No Above Moderate 10 7 16739041 CD/R3 Downtown Commercial 0.16 Restaurants with surface parking 1950 0.56 No Above Moderate 10 7 16739040 CD/R3 Downtown Commercial 0.16 Store and surface parking 1974 0.67 No Above Moderate 10 7 16739044 CD/R3 Downtown Commercial 0.16 Individual Retail Stores 2008 0.85 No Above Moderate 10 7 16738050 CRS Public and Institutional 0.16 Surface parking lot 0 0.00 No Above Moderate 3 2 16739127 CD/R3 Downtown Commercial 0.17 Offices or commercial and surface parking 1980 0.07 No Above Moderate 11 7 17516020 R1-10 Single-Family, Small Lot (10 du/net acre) 0.18 Surface parking lot 0 0.18 No Above Moderate 1 1 16738049 CRS Public and Institutional 0.18 Surface parking lot 0 No Above Moderate 4 3 17001043 CN Thoroughfare Commercial 0.18 Commercial or Residential 1945 0.15 Yes Above Moderate 7 5 17001032 CN Thoroughfare Commercial 0.19 Restaurants, Bars and surface parking 1946 0.42 No Above Moderate 7 5 16716018 CT Thoroughfare Commercial 0.20 Surface parking lot 1900 0.20 Yes Above Moderate 7 6 17001027 CN Thoroughfare Commercial 0.21 Restaurant and surface parking 1953 0.15 No Above Moderate 8 6 34224058 R1-10 Single-Family, Medium Lot (4 du/net acre) 0.22 Undeveloped land 0 0.00 No Above Moderate 1 1 18918102 R1-10 Single-Family, Medium Lot (4 du/net acre) 0.23 Undeveloped land 1938 0.00 No Above Moderate 1 1 31807008 R1-10 Public and Institutional 0.23 Undeveloped lot 0 0.00 Yes Above Moderate 1 1 17001051 CN Thoroughfare Commercial 0.23 Home or commercial building with surface parking 1950 0.40 Yes Above Moderate 9 6 17001086 CN Thoroughfare Commercial 0.23 Surface parking lot 1900 0.11 Yes Above Moderate 9 6 34205032 R1-10 Single-Family, Medium Lot (4 du/net acre) 0.24 Undeveloped land 0 0.00 No Above Moderate 1 1 16736068 R1-10 Single-Family, Medium Lot (4 du/net acre) 0.24 Undeveloped land 0 0.00 No Above Moderate 1 1 17001025 CN Thoroughfare Commercial 0.24 Offices or commercial with surface parking 1930 0.57 No Above Moderate 9 7 17516088 R1-10 Single-Family, Medium Lot (4 du/net acre) 0.24 Undeveloped land 0 0.00 No Above Moderate 1 1 19344033 R1-10 Single-Family, Medium Lot (4 du/net acre) 0.24 Undeveloped land 0 0.00 No Above Moderate 1 1 18919003 R1-10 Single-Family, Medium Lot (4 du/net acre) 0.25 Undeveloped land 0 0.00 No Above Moderate 1 1 17514021 R1-10 Single-Family, Medium Lot (4 du/net acre) 0.29 Undeveloped land 0 0.00 No Above Moderate 1 1 16736008 R1-10 Single-Family, Medium Lot (4 du/net acre) 0.30 Undeveloped lot 0 0.00 No Above Moderate 1 1 16741072 CD Downtown Commercial 0.30 Restaurants, Bars 1950 0.46 No Above Moderate - 4 239
Agenda Item # 7.
B-26 | City of Los Altos Sites Inventory and Methodology Table B-10: Housing Sites (Under Existing Zoning, Continued) APN Zoning General Plan Parcel Size Existing Use Year Built1 ILV2 5th Cycle Site3 Income Category Units (Max) Units (Realistic, Net) 34210088 R1-10 Single-Family, Medium Lot (4 du/net acre) 0.30 Undeveloped lot 1900 0.00 No Above Moderate 1 1 33603030 R1-10 Single-Family, Medium Lot (4 du/net acre) 0.30 Undeveloped land 0 0.00 No Above Moderate 1 1 16741046 CD Downtown Commercial 0.33 General Office and surface parking 1964 0.80 No Above Moderate - 5 34209045 R1-10 Single-Family, Medium Lot (4 du/net acre) 0.35 Undeveloped lot 1900 0.00 No Above Moderate 2 1 16737034 R1-10 Single-Family, Medium Lot (4 du/net acre) 0.36 Undeveloped lot 0 0.00 No Above Moderate 2 1 17028058 R1-10 Single-Family, Medium Lot (4 du/net acre) 0.45 Vacant flag lot 0 0.00 No Above Moderate 2 1 19341039 R1-10 Single-Family, Medium Lot (4 du/net acre) 0.45 Vacant flag lot 0 0.00 No Above Moderate 2 1 16738065 CD Downtown Commercial 0.46 Bank and surface parking lot 1977 0.25 No Above Moderate - 6 16720050 R1-10 Single-Family, Medium Lot (4 du/net acre) 0.46 Undeveloped lot 0 0.00 No Above Moderate 2 1 33602008 R1-H Single-Family, Large Lot (2 du/net acre) 0.48 Undeveloped lot 0 0.00 No Above Moderate 1 1 16735076 R1-10 Single-Family, Medium Lot (4 du/net acre) 0.72 Undeveloped lot 0 0.00 No Above Moderate 3 1 16740056 CD Downtown Commercial 0.80 Commercial building and surface parking lot 1963 0.14 No Above Moderate - 11 16740039 CD Downtown Commercial 1.06 Surface parking lot 0 No Above Moderate - 15 16740072 CD Downtown Commercial 1.07 Commercial Open Space Uses, Public Parking Lots 0 No Above Moderate - 15 34204078 R1-10 Public and Institutional 1.12 Undeveloped lot 0 0.00 Yes Above Moderate 5 1 31801036 CN Neighborhood Commercial 1.56 Medical, Dental, Veterinary w. surface parking lot 1960 1.22 No Above Moderate 61 4 17012042 R1-10 Public and Institutional 1.70 Church w. surface parking lot 0 0.10 No Above Moderate 7 5 16738002 CD Downtown Commercial 2.03 Surface parking lot 0 No Above Moderate - 28 34204089 R1-10 Public and Institutional 7.97 Potentially a school w. a playground related to a church 1971 0.00 No Above Moderate 35 10 Total - Above Moderate 323
1 Zeroes indicate Year Built data unavailable.
2 Blanks or zeroes indicate that the property is owned by a governmental agency (e.g., City of Los Altos) and is not being assessed; no improvement or land value available. 3 Vacant parcels identified in the 5th Cycle Housing Element are assumed to have also been included in the 4th Cycle Housing Element.
Source: City of Los Altos, Santa Clara County Assessor, LWC 240
Agenda Item # 7.
Sites Inventory and Methodology City of Los Altos | B-27 Table B-11: Rezone Sites
APN Zoning General Plan Parcel Size Existing Use Year Built1 ILV 5th Cycle Site Income Category Units without Rezoning Units with Rezoning Net Units Lower3 Moderate Above Moderate3 18915088 CN Neighborhood Commercial 0.09 Surface parking lot 1900 0.02 No Above Moderate 0 2 2 2 18915090 CN Neighborhood Commercial 0.11 Offices and Surface Parking lot 1954 0.78 No Above Moderate 0 3 3 3 18915042 CN Neighborhood Commercial 0.12 Office and surface parking 1947 0.45 No Above Moderate 0 3 3 3 18915026 CN Neighborhood Commercial 0.12 Undeveloped land 0 0.00 No Above Moderate 0 3 3 3 18915041 CN Neighborhood Commercial 0.12 Restaurant and surface parking lot 1950 0.23 No Above Moderate 0 3 3 3 18915038 CN Neighborhood Commercial 0.13 Office and surface parking 1950 0.40 No Above Moderate 0 4 4 4 18915059 CN Neighborhood Commercial 0.17 Commercial and surface parking 1956 0.40 No Above Moderate 0 5 5 5 18915063 CN Neighborhood Commercial 0.17 Offices or commercial and surface parking 1953 0.74 No Above Moderate 0 5 5 5 18915103 CN Neighborhood Commercial 0.21 Medical, Dental, Veterinary and surface parking 1950 0.21 No Above Moderate 0 6 6 6 18915102 CN Neighborhood Commercial 0.26 Offices or commercial with surface parking 1945 0.67 No Moderate 0 7 7 7 16710094 CT Thoroughfare Commercial 0.51 Commercial and surface parking 1956 1.15 No Lower 16 20 4 4 17003084 CT Thoroughfare Commercial 0.54 Surface parking lot 0 0.00 Yes Lower 16 22 6 6 16716018 CT Thoroughfare Commercial 0.20 Surface parking lot 1900 0.20 Yes Above Moderate 6 8 2 2 17003083 CT Thoroughfare Commercial 0.20 General Office 2015 3.39 No Above Moderate 0 8 8 8 17004065 CT Thoroughfare Commercial 0.31 Individual Retail Stores 1950 1.16 No Moderate 10 13 3 3 17002023 CT Thoroughfare Commercial 0.55 Individual Retail Stores 0 1.57 Yes Lower 17 22 5 5 17001055 OA Thoroughfare Commercial 0.56 General Office 1973 0.81 No Lower 0 11 11 11 17004045 OA Thoroughfare Commercial 0.56 General Office 1963 0.00 No Lower 0 11 11 11 16712045 CT Thoroughfare Commercial 0.56 Multiple or Strip Stores 1976 1.73 No Lower 17 23 6 6 17041086 OA Downtown Commercial 0.60 General Office 1977 2.11 No Lower 0 12 12 12 17004050 CT Thoroughfare Commercial 0.62 Fast Food Eatery 1974 0.11 Yes Lower 19 25 6 6 17003077 CT Thoroughfare Commercial 0.69 Medical, Dental, Veterinary 1984 1.16 No Lower 21 28 7 7 18915106 CN Neighborhood Commercial 0.70 Bank and surface parking lot 1961 0.53 No Lower 0 19 19 19 17040082 OA Downtown Commercial 0.76 Mortuaries 0 0.00 No Lower 0 15 15 15 17064120 CT Thoroughfare Commercial 0.78 General Office 1985 0.17 No Lower 24 31 7 7 17039053 OA Downtown Commercial 0.13 General Office 1973 0.73 No Above Moderate 0 3 3 3 17038062 OA Downtown Commercial 0.15 R-1 Converted to Office 1978 0.91 Yes Above Moderate 0 3 3 3 17041037 OA Downtown Commercial 0.19 R-1 Converted to Office 1990 0.45 No Above Moderate 0 4 4 4 17041065 OA Downtown Commercial 0.22 General Office 1953 0.49 No Above Moderate 0 4 4 4 17041068 OA Downtown Commercial 0.24 General Office 1977 0.27 No Above Moderate 0 5 5 5 241
Agenda Item # 7.
B-28 | City of Los Altos Sites Inventory and Methodology Table B-11: Rezone Sites (Continued)
APN Zoning General Plan Parcel Size Existing Use Year Built1 ILV 5th Cycle Site Income Category Units without Rezoning Units with Rezoning Net Units Lower3 Moderate Above Moderate3 17039058 OA Downtown Commercial 0.24 General Office 1970 0.46 No Above Moderate 0 5 5 5 17040072 OA Downtown Commercial 0.26 General Office 1972 0.73 No Moderate 0 5 5 5 17041014 OA Downtown Commercial 0.28 General Office 1978 0.63 No Moderate 0 6 6 6 18916006 OA Neighborhood Commercial 0.32 Medical, Dental, Veterinary 1957 0.56 No Moderate 0 6 6 6 18916005 OA Neighborhood Commercial 0.32 Medical, Dental, Veterinary 1959 0.55 No Moderate 0 6 6 6 18916017 OA Neighborhood Commercial 0.32 Medical, Dental, Veterinary 1960 0.16 No Moderate 0 6 6 6 18916008 OA Neighborhood Commercial 0.32 Medical, Dental, Veterinary 1958 0.25 No Moderate 0 6 6 6 18916004 OA Neighborhood Commercial 0.33 Medical, Dental, Veterinary 1959 0.08 No Moderate 0 7 7 7 18916013 OA Neighborhood Commercial 0.33 Medical, Dental, Veterinary 1961 0.47 No Moderate 0 7 7 7 18916016 OA Neighborhood Commercial 0.33 Medical, Dental, Veterinary 1962 0.68 No Moderate 0 7 7 7 18916014 OA Neighborhood Commercial 0.33 Medical, Dental, Veterinary 1960 0.40 No Moderate 0 7 7 7 18916009 OA Neighborhood Commercial 0.34 Medical, Dental, Veterinary 1958 0.30 No Moderate 0 7 7 7 18916018 OA Neighborhood Commercial 0.34 Medical, Dental, Veterinary 1957 0.79 No Moderate 0 7 7 7 18916012 OA Neighborhood Commercial 0.34 Medical, Dental, Veterinary 1960 0.18 No Moderate 0 7 7 7 17040062 OA Downtown Commercial 0.38 General Office 1973 0.43 No Moderate 0 8 8 8 18916010 OA Neighborhood Commercial 0.40 Medical, Dental, Veterinary 1957 0.68 No Moderate 0 8 8 8 18916003 OA Neighborhood Commercial 0.42 Medical, Dental, Veterinary 1958 0.67 No Moderate 0 8 8 8 16716022 OA Thoroughfare Commercial 0.49 General Office 1900 0.16 No Moderate 0 10 10 10 17042028 OA Downtown Commercial 0.90 General Office 1979 0.71 No Lower 0 18 18 18 17064119 CT Thoroughfare Commercial 0.94 General Office 1981 0.13 No Lower 29 38 9 9 17041079 OA Downtown Commercial 0.99 Bank, Savings and Loan 0 0.35 No Lower 0 20 20 20 17003073 CT Thoroughfare Commercial 1.05 Restaurant and surface parking lot 1968 0.05 No Lower 32 42 10 10 318010363 CN Neighborhood Commercial 1.56 Medical, Dental, Veterinary w. surface parking lot 1960 1.22 No Lower 4 43 39 43 -4 16712047 CT Thoroughfare Commercial 1.69 Commercial building and surface parking lot 1964 0.00 Yes Lower 51 67 16 16 18914081 OA Neighborhood Commercial 1.85 Medical, Dental, Veterinary 1970 0.75 No Lower 0 37 37 37 33609023 PCF Public and Institutional 6.06 Churches 0 18.00 No Lower 0 15 15 15 33609018 PCF Public and Institutional 6.50 Churches 0 12.31 No Lower 0 20 20 20 16712042 R1-102 Thoroughfare Commercial 2.78
Specialty Shopping Centers (Town and Country
Village, El Paseo de Saratoga) 1964 3.71 Yes Lower2 0 111 111 111 600 408 128 64
1,048 557 168 323
1,648 965 296 387
Net New Capacity
Baseline Capacity
Total Capacity
1 Zeroes indicate Year Built data unavailable.
2 APN 16712042 would be rezoned to CT, and therefore would accommodate 111 lower income units (the R1-10 zoning district generally accommodates above moderate units). 3 Due to rezoning, income level would shift from above moderate to lower, resulting in a loss of above moderate capacity.
Source: City of Los Altos, Santa Clara County Assessor, LWC 242
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Housing Constraints City of Los Altos | C-1
Appendix C: Housing Constraints
Contents
Appendix C: Housing Constraints .............................................................. 1 Section C.1 Introduction and Summary .................................................................................... 2 C.1.1 Introduction............................................................................................................ 2 C.1.2 Summary ............................................................................................................... 2 Section C.2 Governmental Constraints..................................................................................... 4 C.2.1 Introduction............................................................................................................ 4 C.2.2 Land Use Controls................................................................................................. 4 C.2.3 Building and Housing Codes and Enforcement...................................................25 C.2.4 Permits and Procedures......................................................................................26 C.2.5 On and Off-site Improvements ............................................................................32 Section C.3 Non-Governmental Constraints...........................................................................33 C.3.1 Housing Supply/Conditions .................................................................................33 C.3.2 Development Costs .............................................................................................34 C.3.3 Availability of Financing.......................................................................................35 C.3.4 Market Constraints Summary..............................................................................36 C.3.5 Community Resistance to Housing .....................................................................36 Section C.4 Environmental and Infrastructure Constraints .....................................................37 C.4.1 Environmental Constraints ..................................................................................37 C.4.2 Infrastructure Constraints ....................................................................................37 243
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C-2 | City of Los Altos Housing Constraints
Section C.1 Introduction and Summary
C.1.1 Introduction
This Appendix covers local governmental, non-governmental, and environmental and infrastructure constraints to housing production in Los Altos.
C.1.2 Summary
City policies and regulations, such as the Zoning Code, and market factors outside of the City’s control affect the quantity and type of residential development that occur in Los Altos. The following summarizes key governmental and nongovernmental constraints to housing development as detailed in this Appendix.
Governmental Constraints
• Mixed-use developments in various zoning districts are limited to 30 feet or two stories.
While development projects often receive a height concession resulting from adherence to inclusionary requirements, this height limit still poses a constraint to residential unit production in mixed-use zones.
• Certain area or site-specific development standards are a constraint to housing development. These include a restrictive FAR standard for the Rancho Shopping Center and Woodland Plaza and a density cap in the Loyola Corners Specific Plan. However, the Loyola Corners Specific Plan density cap is not enforceable while the Housing Crisis Act is in effect (currently through 2030).
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• Parking standards, including rates, parking minimums, lack of in-lieu options, and design requirements (e.g., size, layout, location, etc.), limit feasibility of residential and residential mixed-use projects.
• In most cases (except Accessory Dwelling Units), multi-family residential and residential mixed-use projects, and single-family projects, are subject to Design Review Commission, Planning Commission, and City Council approval through conditional use permit and/or design review requirements, resulting in an extended review process. Final approval or concurrence by the City Council adds an additional review within the process.
Furthermore, a third-party independent review is required for projects located in the Downtown. The review process should be streamlined with fewer review bodies. • Subjective standards and findings, while limited in their applicability to housing developments due to State law, could result in uncertainty for developers and a longer application review process.
• The story pole requirement adds subjectivity and extends the review process of a proposed housing development, including for developments that propose building heights consistent with the Zoning Code or State law.
• The City does not have a reasonable accommodation process to address requests from persons with disabilities to waive Zoning Code standards to ensure homes are accessible for the mobility impaired.
• Certain zoning provisions will need to be updated to comply with State law (e.g., allow Low Barrier Navigation Centers where residential multi-family uses are allowed and in mixed-use zones (AB 101), allow qualifying supportive housing by-right where residential is allowed (AB 2162), increase density bonus up to 50 percent (AB 2345), etc.).
Nongovernmental Constraints
• Economic conditions in Los Altos reflect a competitive housing market for both for-sale and rental housing.
• Los Altos is generally built out, so future housing development will be constrained by existing development or require demolishing existing structures, improvements, and uses.
The lack of available vacant land may constrain housing production due to the increased costs associated with redevelopment.
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C-4 | City of Los Altos Housing Constraints
Section C.2 Governmental Constraints
C.2.1 Introduction
Local policies and regulations can affect the quantity and type of residential development. Since governmental actions can constrain the development and the affordability of housing, State law requires the housing element to "address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing" (Government Code §65583(c)(3)).
As with other cities, Los Altos’ development standards and requirements are intended to protect the long-term health, safety, and welfare of the community. The City charges fees and has various procedures and regulations developers are required to follow. There are many locally imposed land use and development requirements that can affect the type, appearance, and cost of housing built in Los Altos. These local requirements include zoning standards, development processing procedures, development fees, and subdivision design standards. Other building and design requirements imposed by Los Altos follow State laws, the California Building Code, Subdivision Map Act, energy conservation requirements, etc. In addition to a review of these policies and regulations, an analysis of the governmental constraints on housing production for persons with disabilities is included in this Section.
C.2.2 Land Use Controls
This Section provides an overview of the City’s land use controls and their relation to the City’s housing supply.
General Plan Land Use Designations
The City adopted the Los Altos General Plan 2002 – 2020 in 2002. The Land Use Element of the General Plan directs the location and form of future development in the city.
The General Plan includes 11 land use designations that allow residential development at a variety of densities (see Table C-1). Density is used for residential land use designations and is described in terms of dwelling units per net acre of land (du/acre). For mixed use designations, intensity is used, expressed as the floor area ratio (FAR) of total gross floor area of all buildings on a lot and the total land area of that lot (e.g., a single-story building that covers half of the lot would have an FAR of 0.50:1).
Additionally, the General Plan requires “development projects within the Low and Medium Density Multi-Family and Senior Housing designations to be developed at 75 to 100 percent of the 246
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maximum density permitted by the associated zoning unless the City Council determines that a less dense project is in the best interest of the community.”1 Table C-1: City General Plan Residential Land Use Designations General Plan Designation Maximum
Density/Intensity Description
Single-Family Large Lot 2.0 Detached single-family homes on large lots.
Single-Family Medium Lot 4.0 Detached single-family homes.
Single-Family Small Lot 10.0 Detached single-family home on smaller lots.
Low Density Multi-Family 15.0 Detached and attached single-family homes, condominiums, duplexes, and apartments.
Senior Housing 28.0 Detached and attached single-family homes, condominiums, duplexes, and apartments for seniors
Medium Density Multi-Family 38.0 Detached and attached single-family homes, condominiums, and apartments.
Neighborhood Commercial
Retail uses serving the needs of nearby neighborhoods. Specified areas may also include general business, medical, or professional office uses. Residential development is allowed by right at Foothill Plaza.
Foothill Plaza 2.0:1 w/
residential
All other locations 0.5:1 w/
residential
Downtown Commercial General retail uses and service, commercial recreational, cultural, and office uses that serve local residents. Higher density residential uses that enhance the village character of the Downtown are also allowed by right in the Core and Periphery areas above the ground floor. Such uses may be allowed elsewhere, subject to Use Permit approval.
Downtown Core 2.0:1 w/
residential
Downtown Periphery 2.0:1 w/
residential
Thoroughfare Commercial Retail, service, and small office uses that typically rely on vehicle traffic and serve the city and/or regional market. Permits mixed use development and affordable residential opportunities along El Camino Real Corridor.
El Camino Real Corridor 1.5:1 w/ mixeduse
Public and Institutional 0.6:1
Government, institutional, academic, group residence, church, community service uses, easements, rights-of-way, facilities of public and private utilities, and parking.
Planned Community Varies
Various single-family and residential densities and housing types, as well as community facilities, private schools, recreational areas, religious facilities, education or philanthropic institutions, public utilities and services, hospitals, and open space areas.
Source: City of Los Altos General Plan (2002)
1 Los Altos General Plan, Land Use Element, p.8
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C-6 | City of Los Altos Housing Constraints
Specific Plans
The City has adopted specific plans to guide the development in certain areas of the city. These specific plans provide unique standards based on special considerations within the planning areas.
Loyola Corners Specific Plan
The Loyola Corners Specific Plan was developed in 1990 and updated in 2017. It is a document that identifies potential growth, vehicle circulation and parking, building design standards and an implementation schedule for area enhancements. The intent of the update was to simplify the plan and clarify the policies and standards, clarify implementation of the plan, and remove outdated and unnecessary requirements. The updates were adopted by the City Council on October 10, 2017.
The Loyola Corners Specific Plan covers approximately 17 acres located along Foothill Expressway in the southwest portion of Los Altos. The commercial portion is within the Commercial Neighborhood (CN) District but subject to additional requirements of the Loyola Corners Specific Plan Zone District (LC/SPZ) (Municipal Code Chapter 14.42), primarily applicable to nonresidential uses. However, the 2017 amendments limit residential development to an increase of 20 additional dwelling units; such units are required to be between 1,500 and 8,000 square feet (Resolution 2017-41). These limitations on unit size and density are more restrictive than applied elsewhere in the city (e.g., other areas in the CN District). The Housing Crisis Act of 2019 (Senate Bill 330, Government Code §66300) prohibits jurisdictions from implementing any provision that limits the number of housing unit approvals or permits that can be issued or acts as a cap on the number of housing units that can be approved or constructed over any period. These provisions of the Housing Crisis Act went into effect on January 1, 2020, and remain in effect until January 1, 20302. While the Housing Crisis Act preempts and precludes the City’s enforcement of the Loyola Corners Specific Plan density cap while the Housing Crisis Act is in effect, the City should reassess and amend the Loyola Corners Specific Plan’s density cap to facilitate housing in this area (Program 1.E).
Sherwood Gateway Specific Plan
The Sherwood Gateway Specific Plan is designed to help accomplish two goals: economic revitalization of the City's Sherwood Gateway; and preservation of the surrounding neighborhood’s residential character. The plan was developed in 1999 and updated in 2008. This Specific Plan area contains both commercial and residential uses and is located southwest of El Camino Real, centered primarily around San Antonio Road and Sherwood Avenue. A significant 2 The Housing Crisis Act (HCA), originally set to expire in 2025, was extended to 2030 by SB 8. SB 8 further extended specific provisions of the HCA to 2034 (e.g., prohibition of conducting more than five hearing and vesting rights for housing projects that submit a qualifying preliminary application). 248
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focus of the Specific Plan is urban design, circulation, and aesthetic improvements; standards in the underlying zones apply.
Downtown Vision Plan
The City prepared a Downtown Vision Plan (Vision Plan) to help shape the future of Downtown Los Altos, which was approved in 2018. The purpose of the Vision Plan is to provide the community with a vision for the future of the Downtown triangle to guide growth and development over the next 20 years. This Vision Plan acts as the guiding document for future development of the Downtown, maintaining the community’s history, values, and desired intensity of development, while also allowing for incremental change intended to facilitate a unique, vibrant village that exemplifies the exceptional character and qualities of Los Altos.
Zoning Districts
The Zoning Code is Title 14 of the Los Altos Municipal Code. The Zoning Code, Zoning Map, specific plans, and application forms that contain compiled lists of information required for a development project are available on the City’s website consistent with Government Code §65940.1(a)(1). This Section analyzes the Zoning Code and the districts which allow residential development, including commercial districts which allow multi-family residential development.
Table C-2 lists the districts that allow residential development with a description of each.
Table C-2: Zoning Districts that Allow Residential Development Zoning District Description
Single-Family (R1-40) Provide for single-family detached homes on lots with a minimum site area of 40,000 square feet.
Single-Family (R1-20) Provide for single-family detached homes on lots with a minimum site area of 20,000 square feet.
Single-Family (R1-H) Provide for single-family detached homes on lots with a minimum site area of 20,000 square feet and larger rear yard setbacks than the R1-20 District.
Single-Family (R1-10) Provide for single-family detached homes on lots with a minimum site area of 10,000 square feet.
Multiple-Family (R3-5) Provide for apartments and two-family units such that there is not more than one dwelling unit per 5,000 square feet of lot area.
Multiple-Family (R3-4.5) Retain and enhance the character of the Stevens Place and Marshall Court area as a two-family dwelling unit neighborhood.
Multiple-Family (R3-3) Provide for apartments and two-family units such that there is not more than one dwelling unit per 3,000 square feet of lot area.
Multiple-Family (R3-1.8) Provide for multi-family residential units such that there is not more than one dwelling unit per 1,800 square feet of lot area.
Multiple-Family (R3-1)
Provide for multi-family residential units such that, after reaching 10 units on the first 14,200 square feet, there is not more than one dwelling unit for each additional 1,000 square feet.
Commercial Thoroughfare (CT)
Encourage a variety of mixed-use residential developments, including affordable housing development, that promote the economic and commercial success of Los Altos.
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Table C-2: Zoning Districts that Allow Residential Development Zoning District Description
Commercial Neighborhood (CN) Allow for a mix of pedestrian-scale commercial and residential uses while retaining and enhancing the neighborhood convenient character.
Commercial Retail Sales (CRS)
Retain and enhance the Downtown Los Altos village atmosphere and provide for a mix of uses emphasizing ground floor retail businesses and services with housing above.
Commercial Downtown (CD)
Provide for a full range of uses appropriate to Downtown while preserving and improving the character of the area immediately surrounding the existing Downtown pedestrian district.
Commercial Downtown/MultipleFamily (CD/R3)Provide for a full range of retail, office, and service uses appropriate to Downtown while retaining and enhancing its village atmosphere.
Commercial Retail Sales/Office
(CRS/OAD)
Provide for a full range of retail, office, and service uses appropriate to Downtown while encouraging pedestrian-scale design.
Public and Community
Facilities/Single-Family (PCF/R1-
10)
Provide for the construction, use, and occupancy of government, public utility, and educational buildings, as well as single-family detached homes on lots with a minimum site area of 10,000 square feet.
Source: City of Los Altos Municipal Code, Title 14 (Zoning) Development Standards
Development standards can constrain new residential development if the standards make it economically infeasible or physically impractical to develop a particular lot, or there are not suitable parcels which meet the development criteria for building form, massing, height, and density in a particular district.
Through its Zoning Code, the City enforces minimum site development standards for new residential uses. Table C-3 summarizes the basic standards for the City’s districts that allow residential development.
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Table C-3: Development Standards in Zones that Allow Residential Development Zoning
District
Min. Site
Area
(sq.ft.)
Max. Density
(units/acre)
Max. Site
Coverage
Max.
Structure
Height
Min. Setbacks (ft.)
FAR
Front Exterior Side Rear
R1-40
40,000
Corner:
41,000
1.1 20% 27 1
Flag: 20 50 30 50
<11,000
sq.ft.:
35%
>11,000
sq.ft.:
3,850
sq.ft. +
10% net
lot area
minus
11,000
sq.ft.
R1-20
20,000
Corner:
21,000
2.2 25% 27 1
Flag: 20 30 25 35
R1-H
20,000
Corner:
21,000
2.2 25% 27 1
Flag: 20 30 25 50
R1-10
10,000
Corner:
11,000
Flag:
15,000
4.4 35% 1-story
30% 2-story
27 1
Flag: 20 25 20 25
R3-5 43,560 (1
acre) 8.7 30%
30 or 2-
story,
whichever
is less
Within
100 ft. of
R1-10: 15
40 15
Corner/abutting R1-10:
25 30
Abutting R1-10: 40 –
R3-4.5 9,000 9.7
40% of total
gross site area
where 1-story
development
does not exceed
20 ft.
20 2-story:
27 20-30
Abutting R1-10: 20
See R1
standard
R3-3 21,000 14.5 30%
30 or 2-
story,
whichever
40 15
Corner/abutting R1-10:
25 30
Abutting R1-10: 40 –
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Table C-3: Development Standards in Zones that Allow Residential Development Zoning
District
Min. Site
Area
(sq.ft.)
Max. Density
(units/acre)
Max. Site
Coverage
Max.
Structure
Height
Min. Setbacks (ft.)
FAR
Front Exterior Side Rear
R3-1.8
Vacant:
7,100
Existing
structures:
14,000
24.2 40%
is less
Within
100 ft. of
R1-10: 15 20
7.5 Corner: 15
Abutting R1-10: 25
30 Abutting R1-10: 40 –
R3-1 7,100 38.0 40%
35 or 3-
story,
whichever
is less
Within
100 ft. of
R1-10: 30
20 7.5
Corner: 15
+ 5 for each story above
1st or 10 ft. in height
25 –
CT 20,000 38.0 – 45 25
4 Across the street from an
R district: 30
Abutting an R district,
portion of structure ≤30
ft. in height: 40
Abutting an R district,
portion of structure >30
ft. in height: 100
0 Across the street from an R district, ≤30 ft.
in height: 30
Across the street from an R district, >30 ft.
in height: 70
Abutting an R district, ≤30 ft.: 40
Abutting an R district, >30 ft. in height: 100
–
CN – – – 30
If across
a street
from an
R district:
40 0
Across the street from an
R district: 40
Abutting an R district: 50
20 None;
35%:
Woodland
Plaza,
Rancho
Shopping
Center
CRS – – – 30 0 – 0 –
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Table C-3: Development Standards in Zones that Allow Residential Development Zoning
District
Min. Site
Area
(sq.ft.)
Max. Density
(units/acre)
Max. Site
Coverage
Max.
Structure
Height
Min. Setbacks (ft.)
FAR
Front Exterior Side Rear
Abutting a public parking plaza: 2
Abutting an alley: 10
CD – – – 30 2
0 Abutting a public
street/parking plaza: 2
0 Structures >15 ft. in height: 15
Abutting a public street/parking plaza: 2
Abutting a public street/alley: 10
–
CD/R3 – – –
Entirely
res.
project:
35 MU
projects:
30 Entirely
res.
projects:
10 MU
projects:
2 0
Abutting a public
street/parking plaza: 2
Entirely res. projects: 10
MU projects: 2 –
CRS/OAD – – – 30 0
0 Abutting a public
street/parking plaza: 2
0 Abutting a public parking plaza: 2
Abutting an alley: 10
–
“ – “ indicates a standard which was not specified in the Municipal Code. 1 The maximum structure height may be limited to 20 feet or one story if subject to the Single-Story Single-Family Overlay District (R1-S).
Source: City of Los Altos Municipal Code, Title 14 (Zoning) 253
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In addition to the residential and mixed-use districts described above, the City also has a Planned Community District (PC) and a Planned Unit Development (PUD) District. The PC District is intended to provide the long-term development of properties of at least 20 acres and requires approval of a master plan. The PUD District is intended to provide options for developments which confirm with the objectives of the Zoning Code but deviate in certain respects from the zoning standards. The PUD District is divided into five subdistricts, all of which allow residential uses.
Table C-4, below, provides a summary description of development standards for these subdistricts.
Table C-4: Development Standards for Planned Unit Developments (PUDs)1 PUD/RI
Cluster PUD/R PUD/OA PUD/C PUD/SC
Permitted
Residential
Uses
Singlefamily
dwellings
All permitted
uses in R1-
10/R3-5
All permitted
uses in R1-10,
R3-5, OA-1
All permitted uses in
CN, CD, CRS, CT,
OA-1, R1-10, R3-5
Housing and
medical care
facilities for senior
citizens
Site Area R1-10: 1
acre
R1-H/R1-
20: 2 acres
R1-40: 5
acres
5 acres
Frontage on Chester Circle: 3 acres –
Standards Development standards shall be no less than the maximum prescribed by the regulations for the zoning district which is comparable to the use proposed 1 Most properties in the PC and PUD districts are built out.
Source: City of Los Altos Municipal Code, Title 14 (Zoning) Development Standards Analysis
The basic development standards allow a moderate amount of density and intensity for residential development. The large-lot, single-family districts (R1-20, R1-H, and R1-40) are typically found in hillside areas just outside City limits (but within its sphere of influence) where steep slopes and other environmental constraints dictate larger lots, greater setbacks, and increased open space.
Opportunities for denser housing are primarily located adjacent to the Downtown core and along El Camino Real on the City’s northern border with Mountain View and Palo Alto.
Downtown
The CD/R3 District allows maximum structure heights comparable to the R3-1 and R3-1.8 districts and smaller setbacks. For mixed-use projects in the CD/R3 District, maximum structure heights are limited to 30 feet, slightly lower than entirely residential projects (35 feet), but with reduced setbacks comparable to adjacent commercial districts. This 30-foot height limitation is also applicable to other mixed-use districts (i.e., CD, CRS, CN).
Height limits in CD/R3 and CD districts were reduced in 2016 by Ordinance No. 2016-428. This Ordinance reduced allowed building heights from 45 feet to 30 feet for commercial or mixed-use 254
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structures and reduced entirely residential building heights in the CD/R3 district from 35 feet to 30 feet. The passage of this Ordinance was contentious, with disagreement between the City’s Downtown Buildings Committee (DBC), which recommended reducing height limits, and the Planning and Transportation Commission, which did not recommend reducing height limits. The City Council eventually voted 3-2 to reduce height limits.
The 30-foot height limit for mixed-use projects is a potential constraint to housing development, as when it is combined with the ground floor minimum interior ceiling height of 12 feet, vertical mixed-use projects are limited to only two stories. However, projects often receive a height concession resulting from adherence to the City’s inclusionary housing requirements and as allowed through on-menu concessions (see later sections for Inclusionary Housing and Density Bonus and Incentives for Affordable Housing).
Height limits in all Downtown districts (i.e., CD/R3, R3-1, CD, CRS, and CRS/OAD) are also addressed by the 2018 Downtown Vision Plan (see “Specific Plans” above). Though the Downtown Vision Plan is a guiding document for the Downtown area, it explicitly discusses the community division over the topic of building heights along certain Downtown streets. In fact, community feedback recorded during deliberation over Ordinance No. 2016-428 also included comments to not reduce height limits until the visioning process (ongoing at the time) had concluded. Though “Downtown Districts” defined in the Downtown Vision Plan do not exactly align with Zoning Code districts, the Vision Plan recommends heights closer to those implemented before the 2016 Ordinance (e.g., maximum of 45 feet for mixed-use development on certain parcels in the CD/R3, CRS, and CD districts). To facilitate housing development Downtown, particularly in a mixed-use configuration, Program 3.B would result in amending the Zoning Code to implement the Downtown Vision Plan height recommendations.
Commercial Neighborhood District
The 30-foot height limit also applies in the CN District. While there is no minimum ground floor ceiling height requirement in this District, only mixed-use projects are allowed, essentially limiting vertical mixed-use projects to only two stories3. As discussed above, although projects often receive a height concession, this height limit is a constraint to the development of residential mixed-use projects and would be evaluated and addressed through Program 3.B.
Specific floor area ratio (FAR) limitations apply to two areas in the CN District: Rancho Shopping Center and Woodland Plaza. In these two areas, the maximum FAR is 0.35, while no other properties in the CN District have an FAR limit. These two areas are currently occupied by single story commercial development with substantial surface parking. This FAR standard is a constraint on the development of housing in these areas and would be removed under Program 3.C. 3 The Loyola Corners Specific Plan, which includes properties within the CN District, identifies a maximum height of 30 feet and two stories (Resolution 2017-41).
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Commercial Thoroughfare District
The Commercial Thoroughfare (CT) District is located along El Camino Real with a maximum density of 38 units per acre and a maximum height of 45 feet. Development trends in this area are showing much higher densities and heights being built (see Appendix B, Table B-5).
Furthermore, other mixed-use districts do not have maximum density standards, and heights across El Camino Real in Mountain View are up to 10 stories (i.e., Avalon Towers on the Peninsula). Therefore, to continue to facilitate housing in the CT District, the City will increase or remove the density maximum and evaluate increasing the height allowed in the CT District to ensure higher densities can be accommodated (Program 1.B).
Parking Requirements
Required parking rates for residential uses in districts that allow residential are shown in Table C5.
Table C-5: Residential Parking Rates
Zoning District Required Spaces Per Dwelling Unit
R1-10, R1-20, R1-H, R1-40 2 spaces (1 covered)
R3-3, R3-4.5, R3-5 2 spaces (1 covered)
R3-1 1
<2 rooms in addition to kitchens/bathrooms 1.5 spaces (underground) 2+ rooms in addition to kitchens/bathrooms 2 spaces (underground) Visitor parking 1 space per 4 dwelling units
R3-1.8
<2 rooms in addition to kitchens/bathrooms 1.5 spaces (1 covered) 2+ rooms in addition to kitchens/bathrooms 2 spaces (1 covered) Visitor parking 1 space per 4 dwelling units
CN, CD, CD/R3, CRS/OAD, CRS, CT 2
<2 rooms in addition to kitchens/bathrooms 1.5 spaces
2+ rooms in addition to kitchens/bathrooms 2 spaces
Visitor parking 3 1 space per 4 dwelling units
Emergency shelters 0.25 spaces per bed, 0.2 bike spaces per bed, 1 space per family room, 1 space per employee on duty
1 Projects with a site area less than 30,000 sq. ft. may provide up to 50% of the required parking above-ground. The proposed parking plan shall be subject to the approval of the Commission and Council. 2 For those properties which participated in a public parking district, no parking shall be required for the net square footage which does not exceed 100% of the lot area.
3 Mixed use projects may substitute nonresidential parking spaces for visitor use in-lieu of providing dedicated visitor parking spaces, subject to approval of the Commission and Council.
Source: City of Los Altos Municipal Code, Ch. 14.74 (Off-Street Parking and Loading) 256
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Parking Requirements Analysis
The City provides a limited alternative to satisfying minimum parking requirements in Section
14.74.170 (Common Parking Facilities). Either through private agreement or by utilizing a public assessment district, a common parking facility may be used to satisfy the required area or number of spaces for each permitted use. The total number of spaces allocated cannot be less than the sum of the individual requirements and must be within 300 feet of the site of the permitted use(s).
Planning and Transportation Commission approval is required for a common parking facility.
Public comments included that parking rates were a constraint to the development of housing, particularly in the Downtown area where lot sizes are smaller. To address parking constraints, a study should be conducted to identify parking management strategies for Downtown and assess parking requirements citywide (Program 3.A). That assessment should evaluate reducing minimum required parking rates, offering higher rates of reduced parking for properties participating in a public parking district, establishing lower parking rates for small units (e.g., studios), providing more flexibility for underground parking, and other alternatives (e.g., in-lieu fees). Additionally, the City will assess parking requirements generally, including the required parking design dimensions (e.g., parking stall and lane dimensions), and modify those requirements where appropriate to reflect best practices and innovations in parking design.
Furthermore, the City is working on a vehicle miles traveled policy and transportation demand management plan to promote efficient land use planning and facilitate alternative modes of transportation (Program 4.J).
Provisions for a Variety of Housing
The City has adopted provisions in its Zoning Code that facilitate a range of residential development types. Table C-6 provides a list of housing types and the zoning districts in which they are permitted, require a conditional use permit, or are not permitted. 257
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Table C-6: House Types Permitted by Zoning District
Housing Type
Zoning Districts 1
R1-10 R1-H R1-20 R1-40 R3-4.5 R3-5 R3-3 R3-1.8 R3-1 CN CD CRS CT CD/R3 CRS/OAD PC PCF PCF/R1- 10 Single-family
residences P P P P – – – – – – – – – P – P – P
Accessory dwelling
units (ADUs) 2 P P P P P P P P P P P P P P P P P P
Two-family
dwelling units – – – – P – – – – – – – – P – – – –
Multi-family
residential dwelling
units
– – – – – P P P P – – – C P – P3 – –
Housing located
above the ground
floor
– – – – – – – – – C C C – – C – – –
Mixed-use projects – – – – – – – – – C – – C – – – – –
Emergency
shelters – – – – – – – – – – – – P – – – – –
Single-room
occupancy
housing
– – – – – – – – – – – – C – – – – –
Hospitals,
convalescent
hospitals,
residential care
homes, and
nursing homes
– – – – – – – – – – – – – – – P C C
Manufactured
home – – – – – – – – – – – – – P – – – –
P = Permitted
C = Conditionally Permitted
– = Not Permitted/Not Specified
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Table C-6: House Types Permitted by Zoning District
Housing Type
Zoning Districts 1
R1-10 R1-H R1-20 R1-40 R3-4.5 R3-5 R3-3 R3-1.8 R3-1 CN CD CRS CT CD/R3 CRS/OAD PC PCF PCF/R1- 10 1 See Table C-4 for allowed uses in PUD zoning districts. 2 Pursuant to Chapter 14.14 (Accessory Dwelling Units), Section 14.14.030 (Location Permitted), ADUs may be permitted on parcels zoned for multi-family or single-family dwellings. 3 Specific to senior citizen housing in the PC District.
Source: City of Los Altos, Title 14 (Zoning)
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Multi-Family
Multi-family dwellings are permitted in the R3-4.5, R3-5, R3-3, R3-1.8, R3-1, and CD/R3 zoning districts on properties that meet the site development standards described in Table C-3.
Standalone multi-family dwellings are allowed with a conditional use permit in the CT District, and residential mixed-use is allowed with a conditional use permit in the CN, CD, CRS, CT, and CRS/OAD zoning districts. To facilitate housing, the City will amend the Zoning Code to allow the following as permitted uses (Program 3.F):
• Residential mixed-use in the CN, CD, CRS, CT, and CRS/OAD districts; and • Multi-family in appropriate areas of mixed-use districts (e.g., not on the ground floor along the main thoroughfare(s) when within a certain distance of high traffic intersections, etc.).
The City has a condominium conversion ordinance (Chapter 14.26) for the purposes of maintaining an adequate supply of rental housing and reducing the displacement of long-term residents, particularly senior citizens. Chapter 14.26 prohibits existing apartments from being converted into condominiums unless the number of apartment units being offered for rent or lease in the city is equal to or less than five percent of the total number of apartment units in the city.
As noted in Appendix A, Needs Assessment, the rental vacancy rate in Los Altos remains below five percent (3.1 percent).
Accessory Dwelling Units (ADUs)
Zoning Code Chapter 14.14 (Accessory Dwelling Units) provides supplemental standards for ADUs and Junior ADUs. These standards were adopted October 27, 2020 to reflect current State law. The City prohibits the use of ADUs as short-term rentals and, as indicated in State law, requires a rental period of greater than 30 days. A restrictive covenant is required to be recorded against a lot containing an ADU to address the restrictions and regulations established in Chapter
14.14. Additionally, while the Code identifies that the City will conduct annual ADU rental income surveys whereby each property owner may voluntarily share the rental income for the unit for the City to use in its annual progress reports (Section 14.14.090), this has not been conducted; the City will conduct these surveys consistent with Program 2.E.
The City complies with State law for processing times related to ADUs (i.e., within 60 days or less). On its website, the City provides an informative four-page handout describing ADU standards, a zoning clearance application/checklist, and a link to an “ADU calculator” that helps homeowners estimate the cost of converting part of their home into (or constructing) an ADU.
However, public comments identified that the ADU process should continue to be streamlined, and Program 2.D would result in continued facilitation and streamlining of ADUs.
Emergency Shelters/Low Barrier Navigation Centers
The Zoning Code defines “emergency shelter” as housing with minimal supportive services for homeless persons, pursuant to Health and Safety Code §50801, that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay. Emergency shelters are allowed by right in the CT and 260
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PUD/C zoning districts provided they meet the site development standards in Table C-3 and the parking requirements in Table C-5; no additional standards are imposed. Although emergency shelters are not exempt from design review (see Section C.2.4), design review findings applied to emergency shelters would be objective, and therefore, emergency shelters would be permitted without any discretionary actions or exceptions.
The CT District is located on the northern edge of the City along El Camino Real, and the PUD/C District is generally the same area (i.e., the northernmost portion of Los Altos), accessible by San Antonio Road. The above-described areas are serviced by the Santa Clara Valley Transportation Authority, who provides bus service throughout Santa Clara County, including Los Altos. These areas have access to Bus Routes 22, 40, and 522, which operate throughout the day from morning until night, including weekends and holidays. These routes include multiple bus stops, particularly along El Camino Real and San Antonio Road, and provide access to schools, churches, retail, groceries, and medical care. Multiple parcels in the CT District are included in the sites inventory as underutilized/nonvacant sites for housing development over the planning period (see Appendix B, Sites Inventory & Methodology). These parcels comprise approximately
8.5 acres of largely surface parking and commercial buildings.
According to the 2019 Point-in-Time (PIT) count, there were an estimated 76 persons experiencing homelessness in Los Altos. Conservatively assuming 600 square feet per bed, 45,600 square feet of floor area would be required to house 76 people experiencing homelessness. The CT District has no maximum site coverage or FAR but allows buildings up to 45 feet in height. The above-listed housing sites in the CT District total approximately 370,000 square feet and have sufficient capacity to accommodate the square footage for an emergency shelter(s) housing 76 people.
The number of required parking spaces for an emergency shelter is lower compared to that required for multi-family (see Table C-5). Therefore, these requirements are consistent with State law, which prohibits requiring more parking for emergency shelters than is required for other residential or commercial uses within the same zone (Government Code §65583(a)(4)(A)).
Additionally, one parking space per employee and agency vehicle is required, providing sufficient parking for emergency shelter staff.
However, the Zoning Code does not address low barrier navigation centers (LBNCs), defined as Housing First, low-barrier, service enriched shelters focused on moving people into permanent housing that provide temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing (Government Code §65660). State law requires LBNCs to be permitted by-right in areas zoned for mixed-use and nonresidential zones permitting multi-family uses provided they comply with the provisions establish by AB 101 (Government Code §65662) (e.g., CD/R3, CN, CD, CRS, CT, CRS-OAD districts). Program 4.C requires the Zoning Code to be amended to allow LBNCs in the appropriate zones consistent with AB 101.
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Transitional Housing and Supportive Housing
In addition to emergency shelters, transitional housing is a type of housing used to further facilitate the movement of homeless individuals and families to permanent housing. It can serve those who are transitioning from rehabilitation or other types of temporary living situations (e.g., domestic violence shelters, group homes, etc.). Transitional housing can take several forms, including group quarters with beds, single-family homes, and multi-family apartments, and typically offers case management and support services to return people to independent living (usually between six and 24 months). Transitional housing is defined in Government Code §65582(j) as buildings configured as rental housing development but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months.
Supportive housing is defined in Government Code §65582(g) as housing with no limit on length of stay, that is occupied by the target population, and that is linked to an on-site or off-site service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.
Transitional and supportive housing must be allowed in all zones that allow residential uses and subject to the same development standards that apply to other residential uses of a similar type within these zones. Furthermore, AB 2162 (Government Code §65650-65656) requires supportive housing to be allowed by-right in zones where multi-family and mixed-uses are permitted, including nonresidential zones that allow multi-family uses, if the proposed development meets certain criteria (e.g., deed restricted for 55 years to lower income households, serving “target population” of homeless individuals, minimum area dedicated for supportive services, etc.).
The City does not currently allow transitional and supportive housing in any zoning districts.
Although the 5th Cycle Housing Element Program 3.2.2 directed the City to amend the Zoning Code to define and permit these uses, this has not been completed. The City will amend the Zoning Code to allow such uses consistent with State law (see Program 4.D).
Employee Housing
Health and Safety Code §17021.5 requires employee housing (also called farmworker housing) for six or fewer persons to be treated as a single-family structure and residential use. Section 17021.6 requires that employee housing consisting of no more than 36 beds in group quarters designed for use by a single family or household to be treated as an agricultural use. No conditional use permits, zoning variances, or other zoning clearance are to be required.
The City does not currently allow employee housing in any zoning district. Although the 5th Cycle Housing Element Program 2.1.3 directed the City to amend the Zoning Code to allow employee housing, this has not been completed. Program 4.E is included to amend the Zoning Code to reflect State law provisions for employee housing.
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Single-Room Occupancy (SROs)
A single-room occupancy (SRO) unit is considered a small, affordable housing unit that can serve as an entry point into more stable or long-term housing for people who previously experienced homelessness. The City defines SROs as a residential project with small units between 150 and 350 square feet each, with or without integral bathroom and/or kitchen facilities.
The Zoning Code allows SRO units in the CT and PUD/C districts with a conditional use permit.
See Emergency Shelters/Low Barrier Navigation Centers, above, for a discussion of suitability of the CT District for housing development. Also, see Section C.2.4 (Permit and Procedures) for a discussion of the conditional use permit process and required findings.
Manufactured and Mobile Homes
Though the City does not contain existing mobile home parks, mobile and manufactured homes can be an important source of housing choice and affordability. As manufactured homes that meet certain requirements must be permitted in mobile home parks and are frequently regulated by jurisdictions together, they are discussed here jointly.
Government Code §65852.3 requires cities to allow and permit manufactured and mobile homes on a permanent foundation in the same manner and in the same zone as a conventional stickbuilt structure, subject to the same development standards that a conventional single-family home on the same lot would be subject to.
While it is the City’s practice to treat manufactured homes on a foundation as a conventional single-family home (consistent with Government Code §65852.3), the Zoning Code does not reflect this practice. The sole reference to manufactured homes is located in Chapter 14.14 (Accessory Dwelling Units), where manufactured homes are identified as being included in the Code’s definition of an ADU.
Under Program 3.J, the City will amend the Zoning Code to clarify compliance with State law and explicitly allow manufactured homes on a permanent foundation, subject to the same regulations as single-family homes.
Residential Care Facilities
State law requires local governments to treat licensed residential care facilities (sometimes called group homes) with six or fewer residents as a residential use and subject to the same development standards as a single-family dwelling. Furthermore, no conditional use permit, zoning variance, or other zoning clearance shall be required of a residential facility that serves six or fewer persons that is not required of a family dwelling of the same type in the same zone. The residents and operators of a residential care facility shall be considered a family for the purposes of any law or zoning ordinance that relates to the residential use of property. However, “six or fewer persons” does not include the operator, operator’s family, or persons employed as staff.
The City defines a residential care home as a structure in which nonmedical services are provided for persons 60 years of age and over, pursuant to Health and Safety Code §1569.2. As shown in 263
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Table C-6, the Zoning Code includes residential care homes as part of a collective use designation for “Hospitals, convalescent hospitals, residential care homes, and nursing homes.” This designation is permitted by right in the PC District and requires a conditional use permit in the PCF and PCF/R1-10 zoning districts.
To facilitate compliance with State law, the current collective use designation should be separated into individual uses: residential care facility (six or fewer persons), residential care facility (seven or more persons), and other medical facility designations as desired. Consistent with State law, the Zoning Code should be amended to permit residential care facilities for six or fewer persons in all residential districts, as well as districts where single-family homes are allowed by right, and treat them as a residential use. While the City may require a conditional use permit for large residential care facilities (seven or more persons), all residential care facilities should be processed without discretionary review (i.e., subject only to objective standards). Additionally, residential care facilities should not be limited to individuals of 60 years of age or over. These changes are included in Program 3.I.
The City does not currently define a “family” as including unrelated individuals living as a single unit, which may unnecessarily limit the operation of residential care facilities. Program 3.I directs the City to add a barrier-free definition of “family” that encompasses unrelated individuals living together as a single residential unit.
Housing for Persons with Disabilities
Persons with disabilities normally have certain housing needs that include accessibility of dwelling units, access to transportation, employment, and commercial services; and alternative living arrangements that include on-site or nearby supportive services. The Lanterman Developmental Disabilities Services Act (§5115 and §5116) of the California Welfare and Institutions Code declares that mentally and physically disabled persons are entitled to live in normal residential surroundings. This classification includes facilities that are licensed by the State to provide permanent living accommodations and 24 hour, primarily non-medical care and supervision for persons in need of personal services, supervision, protection, or assistance for sustaining the activities of daily living. It includes hospices, nursing homes, convalescent facilities, and group homes for minors, persons with disabilities, and people in recovery from alcohol or drug addictions.
The City ensures that new housing developments comply with California building standards (Title 24 of the California Code of Regulations and the Americans with Disabilities Act (ADA)) and federal requirements for accessibility. Also, per Table C-5 above, there are no parking reductions for housing types for persons with disabilities. Program 3.A directs the City to amend the Zoning Code to include parking reductions for housing for persons with disabilities, seniors, and other housing types which may not require the standard number of spaces.
Reasonable Accommodation
Both the federal Fair Housing Act and the California Fair Employment and Housing Act direct local governments to make reasonable accommodations (i.e., modifications or exceptions) in their 264
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zoning laws and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling. For example, it may be reasonable to accommodate requests from persons with disabilities to waive a setback requirement or other standard of the Zoning Code to ensure that homes are accessible for the mobility impaired. Whether a particular modification is reasonable depends on the circumstances.
The Zoning Code does not currently contain procedures for reasonable accommodations. Under Program 4.F, the City will adopt reasonable accommodation procedures compliant with State law.
Density Bonus and Incentives for Affordable Housing
Section 14.28.040 (Density Bonuses) provides density bonus provisions pursuant to State Density Bonus requirements (Government Code §65915 et seq.) to increase the production of affordable housing. Developments identified in this Section are eligible for density bonuses and/or incentives, as well as parking requirement alterations and waivers. The percentage density bonus and number of incentives granted varies based on development type and the percentage of affordable units constructed. Density bonuses and incentives are also available for developments which provide housing for transitional foster youth, disable veterans, or homeless persons; include a childcare facility; convert apartments into condominiums; and for residential projects that include the donations of land for the construction of very low-income housing.
Subsection F provides incentive standards and a list of “On-Menu” incentives that the Council has determined would not have a specific, adverse impact. These incentives are:
• A 20 percent increase in lot coverage limits;
• A 20 percent decrease in lot width requirements;
• Up to a 35 percent increase in the maximum floor area ratio for applicable zoning districts; • Up to an 11-foot increase in allowable height;
• Up to a 20 percent decrease in required setbacks (except for properties abutting R1 zoned properties); and
• Up to a 20 percent decrease from open space requirements.
An applicant may request an “Off-Menu” incentive not included above, so long as the incentive meets the definition under State law. The review authority will determine whether any such requested incentive may have a specific, adverse impact.
These provisions were most recently updated in 2019. In 2020, the adoption of AB 2345 increased the allowed density bonus from 35 percent to 50 percent for qualifying development projects and altered a variety of minor density bonus requirements. Program 3.E directs the City to amend the Zoning Code to update its density bonus provisions to be in compliance with State law. 265
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Inclusionary Housing
Inclusionary Housing Provisions
The City provides for the development of affordable housing for lower-income households in Chapter 14.28 (Multiple-Family Affordable Housing). This Chapter utilizes inclusionary housing policies, requiring 15 percent of the total units in multiple-family residential projects of five to nine units (both rental and for-sale) to be designated as affordable at the moderate-, low-, or very lowincome level. For rental projects of 10 or more units, either 20 percent of the units must be designated as affordable at the low-income level or 15 percent at the very low-income level. Forsale projects of 10 or more units must designate 15 percent of units as affordable, with a majority affordable at the moderate-income level and the remaining units at the low- or very low-income level. Unless otherwise approved by the Council, affordable units must be dispersed throughout the project, constructed concurrently with market rate units, and shall not be significantly distinguishable by size, design, construction, or materials.
Though the primary emphasis of these provisions is for affordable units to be constructed in conjunction with market rate units within the same project, this may not always be practical. As an alternative to providing the required affordable housing units, Section 14.28.020 (Applicability) indicates that payment of an in-lieu fee is permitted for projects with five to nine units. Municipal Code Chapter 3.49 (Affordable Housing Impact Fees) establishes provisions for the calculation and payment of this fee.
Municipal Code Chapter 3.49 (Affordable Housing Impact Fees) requires the payment of housing impact fees for all new for-sale residential developments, multiple-family residential rental developments, and non-residential developments that result in a net increase of one unit or more (for residential projects) or 500 square feet or greater of new floor area (for non-residential projects). It also provides further alternatives to the on-site provision of affordable units beyond the payment of a housing impact fee, including the designation of affordable units at an off-site location or the dedication of land within City limits for the construction of affordable units. However, the City has not adopted a resolution establishing the amount of an affordable housing impact fee.
Under Program 2.B, the City will conduct an analysis to support the establishment of an affordable housing in-lieu fee for residential developments and a commercial linkage fee for affordable housing.
Inclusionary Housing Analysis
The City has implemented inclusionary housing requirements since 1995. Since that time, Los Altos has continued to experience new development and housing production. Between 2015 and 2020, 590 housing units were issued permits in Los Altos; of these, 558 were above moderate units, two were moderate income units, 28 were low-income units, and two were very low-income units (see Appendix A, Housing Needs Assessment, Table A-12). This is an average of 118 residential units permitted per year and exceeded the overall 5th Cycle Regional Housing Needs Allocation (RHNA) (477 total units), with surplus in the above moderate-income category but shortages in the below market-rate categories.
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To ensure effectiveness of the inclusionary housing ordinance in meeting the City’s Housing Element’s goals and objectives, the City will evaluate the inclusionary housing requirements (e.g., 15 to 20 percent inclusionary rates) as described in Program 2.A.
Other Local Ordinances
Municipal Code Chapter 14.30 (Short-Term Rental Prohibition) establishes regulations to maintain adequate housing stock for permanent residents and prevent undesirable impacts associated with short-term rentals. This Chapter designates short-term rentals as a prohibited use in every district in the city.
In 2021, the City adopted a resolution amending the City’s Single-Family Residential Design Guidelines to establish objective design standards for SB 9 lot splits and units. These standards do not preclude the construction of two 800 square foot minimum primary dwelling units consistent with SB 9. The City has prepared a handout to clearly identify SB 9 project application requirements.
The City does not have other ordinances, such as growth management policies or an urban growth boundary, that directly impact the cost and supply of residential development.
C.2.3 Building and Housing Codes and Enforcement
Los Altos has adopted the 2019 California Building Standards Code (Code of Regulations, Title 24), which sets minimum standards for residential development and all other structures. The standards may add material and labor costs but are necessary minimums for the safety of those occupying the structures. The City has also adopted the 2019 editions of the State’s Administrative Code, Residential Code, Plumbing Code, Mechanical Code, Electrical Code, Energy Code, Fire Code, Green Building Standards Code, Existing Building Code, Historical Building Code, and Referenced Standards Code. In addition, the City has adopted the 1998 edition of the State’s Uniform Housing Code and Uniform Code for the Abatement of Dangerous Buildings. All codes listed above are referenced in Title 12 (Buildings and Construction) of the Municipal Code.
In many cases, various amendments to the State Code have been incorporated to reflect issues of local concern. Most recently, the City adopted amendments to Title 12.22 (Energy Code) for all-electric buildings pursuant to State law, which allows local governments to adopt energy standards that are more stringent than Statewide standards, provided they are cost effective and will result in designs that consume no more energy that that permitted under the 2019 California Energy Code. These amendments were adopted to further greenhouse gas emission reduction goals established in the City’s Climate Action and Adaptation Plan. Specifically, these amendments require newly constructed buildings to be all-electric or to be pre-wired to accommodate future electric appliances or equipment. These standards may increase initial construction costs, but over time will benefit the health, welfare, and resilience of current and future residents.
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The City’s Code Enforcement Division, within the Los Altos Police Department, enforces the Los Altos Municipal Code. The City’s Code Enforcement Division enforces the Los Altos Municipal Code. Code enforcement practices are primarily complaint-driven, and Code Enforcement Staff works with property owners and other appropriate City Staff to resolve and legalize violations.
This includes identifying housing units which are substandard, overcrowded, or unsafe and working with other City staff to remedy these deficiencies. By requiring repair, maintenance, and compliance with building and fire codes and zoning requirements (e.g., setbacks), the City’s code enforcement efforts have eliminated hazardous conditions which are a threat to housing and residents of all income levels. From 2015 to 2020, the City has received and closed five code enforcement cases related to substandard housing (see Appendix A, Section A.4.4). The impact of these efforts on housing safety and maintaining decent housing conditions is significant even if only few issues are address every year.
C.2.4 Permits and Procedures
Permits and Procedures
The time required to process a project varies from one entitlement to another and is directly related to the size and complexity of the proposal, as well as the number of actions or approvals needed to complete the process. Table C-8 identifies approvals and/or permits that could be required for residential planning entitlements, their corresponding approval body, and the typical or estimated approval timeline. It should be noted that every project would not have to obtain each permit/approval.
Table C-8: Typical Approval Timelines
Permit/Procedure
Type Review Authority
Typical Processing Time
Non-Complicated Project Complicated Project
Conditional Use
Permit Planning Commission 2-4 months 4-6 months
Design Review
(one story)
Design Review
Commission 2-3 months 3-4 months
Design Review
(two story)
Design Review
Commission 3-4 months 4-6 months
Tentative Map Planning Commission 4-6 months 6-8 months Parcel Map Planning Commission 4-6 months 6-8 months
Multi-family (<20
units)
Design Review
Commission 6-9 months 9-12 months
Multi-family (>20
units)
Design Review
Commission 9-12 months 12-18 months
Note: All other permit/approvals are assumed to be subject to a Mitigated Negative Declaration/Negative Declaration or lower-level environmental review.
Source: City of Los Altos, Title 14 (Zoning)
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Additionally, the time lapse between project approval and building permit issuance varies widely.
In the past five years, several multi-family developments have experienced lapses of only six months or less. For example, a four-story, 27-unit multi-family development at 385 First Street was approved on March 3, 2020 and received a building permit on August 11, 2020. However, several larger projects have seen lapses of a year or more. For example, a 196-unit multi-family development (including multiple structures, underground parking, and 28 affordable units) at 5150 El Camino Real received planning approval on December 10, 2019 and has yet to receive a building permit, a lapse of 26 months and counting4. Though more complex projects may take a longer period to prepare a full set of plans, similar lapses have been observed for smaller projects.
Conditional Use Permit
Zoning Code Chapter 14.80 establishes the applicability and process for conditional use permits (CUPs). The Planning Commission must review all CUPs at a public hearing and is the final decision-making body for CUP applications in all OA and C districts for businesses proposed in existing structures. However, as noted below in “Design Review,” any project in a non-singlefamily district that includes exterior alterations, an addition, or new construction is subject to commercial and multi-family Design Review approval, potentially requiring City Council approval.
Regardless of the final decision-making body, CUP approval is subject to the findings listed in Zoning Code Section 14.80.060. These include typical findings, such as consistency with the General Plan and not detrimental to the public health, safety, and welfare, as well as specific findings for projects located in the certain zoning districts. Program 3.G requires that any findings applicable to housing developments, including single-room occupancy units, be limited to objective findings and standards consistent with State law.
Design Review
Design Review applies to all new construction, additions, and exterior modifications, separated into two categories: 1) single-family residential; and 2) commercial, multi-family residential, and public/community facility.
Single-Family Design Review
Projects that include exterior alterations, additions, or new construction in a single-family (R1) district are subject to the City's Residential Design Guidelines, located in Zoning Code Chapter
14.76. Exterior alterations and additions under 500 square feet can be approved by the Planning Department. New houses and additions greater than 500 square feet require administrative design review approval by the Development Services Director. Design Review approval by the Design Review Commission is required in certain cases, including any of the following:
4 The 5150 El Camino Real property was sold, and the new developer is amending the project to change from ownership to rental and other modifications. This has resulted in the time lapse between original approval and building permit submittal.
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• Any new two-story structure;
• Any conversion of a one-story structure to a two-story structure; • Any addition of habitable area to the second floor of an existing two-story structure; or • Any new one-story structure over 20 feet in height; etc.
The required findings for single-family residential design review approval include some subjective criteria, including the following (Zoning Code Section 14.76.060):
• The height, elevations and placement on the site of the proposed main or accessory structure or addition, when considered with reference to the nature and location of residential structures on adjacent lots, will avoid unreasonable interference with views and privacy, and will consider the topographic and geologic constraints imposed by particular building site conditions.
• The orientation of the proposed main or accessory structure or addition in relation to the immediate neighborhood will minimize the perception of excessive bulk. • General architectural considerations, including the character, size, scale and quality of the design, the architectural relationship with the site and other buildings, building materials and similar elements have been incorporated in order to insure the compatibility of the development with its design concept and the character of adjacent buildings.
Under Program 3.H, the City will review and approve more projects at the staff level by eliminating the Design Review Commission. This will reduce the number of meetings and approval time for various projects, including some single-family homes currently requiring Design Review Commission approval. Also, see further discussion below.
Multi-Family and Mixed-Use Design Review
Any project in a non-single-family district that includes exterior alterations, an addition, or new construction is subject to commercial and multi-family design review approval, located in Zoning Code Chapter 14.78. A project that includes alterations or an addition of under 500 square feet is subject to Development Services Director approval. A project that includes an addition of greater than 500 square feet (but less than 50 percent of total floor area and does not increase building height) is subject to Planning Commission approval. All new buildings and additions that exceed 50 percent of total floor area and/or increase building height are subject to City Council approval, preceded by Planning Commission and Complete Streets Commission review and recommendation.
In most cases (except Accessory Dwelling Units), multi-family residential and residential mixeduse projects, and single-family projects, are subject to Design Review Commission, Planning Commission, and City Council approval through conditional use permit and/or design review requirements, resulting in an extended review process. Final approval or concurrence by the City 270
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Council adds an additional review within the process. In addition to this, projects in the Downtown are also subject to a third-party independent review, adding further cost and time to review.
The City adopted a set of objective design standards applicable to all multi-family and mixed-use development in 2021 (Zoning Code Section 14.66.280 and provisions for Design Control application to specific zones). However, the required findings for multi-family and mixed-use design review approval include some subjective criteria, including the following (Zoning Code Section 14.78.060):
• The proposal has architectural integrity and has an appropriate relationship with other structures in the immediate area in terms of height, bulk and design. • Building mass is articulated to relate to the human scale, both horizontally and vertically.
Building elevations have variation and depth and avoid large blank wall surfaces.
Residential or mixed-use residential projects incorporate elements that signal habitation, such as identifiable entrances, stairs, porches, bays and balconies.
While Senate Bills 35 (Streamlined Approval Process) and 330 (Housing Accountability Act) limit the number of public hearings and applicability of subjective standards and findings to housing developments and emergency shelters, the City’s review procedures and subjective findings can lead to a protracted review process. Therefore, under Program 3.H, the City would modify design review thresholds to reduce or eliminate Council approval (i.e., Council would only hear appeals) and ensure that only objective criteria and findings are applicable to housing developments and emergency shelters consistent with State law.
Furthermore, as part of the Design Review process, story poles are required to be installed for all multi-family, mixed-use, and commercial development projects unless an exception is approved by City Council. This requirement can extend project review and increase application processing costs. Furthermore, digital simulations and computer modeling provide more accurate visual representations of development projects, illustrating massing, design, and details not available through physical story poles. The City also has the discretion to require additional information for projects that are not consistent with the City’s General Plan and Zoning Code; therefore, the City would eliminate the story pole requirement and exception process (Program 3.H).
SB 35 Processing
The City has prepared an SB 35 eligibility checklist and submittal checklist to clearly outline requirements for these projects. The City processes SB 35 applications in compliance with State law and HCD guidelines.
Permit and Development Fees
The City requires payment of application fees for entitlement processing and development fees at time of building permit issuance. City fees are based on the City’s costs of providing services and are reviewed and adjusted periodically. The City’s permit and development fees are available on the City’s website consistent with Government Code §65940.1(a)(1)(A). 271
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Planning Fees
Table C-9 lists the City’s Planning Fees.
Table C-9 Planning Department Fee Schedule
Service Fee
Conditional Use Permit
New Construction (>500 sq. ft.) [PC&CC] $5,350
Design Review
Single-Family
Administrative (≤500 sq. ft.) $295
Administrative (>500 sq.ft.) $890
Design Review Commission $1,785
Commercial/Multiple-Family
Administrative (≤500 sq. ft.) $890
PC & CC (>500 sq. ft.) $5,350
Accessory Dwelling Unit Review $595
Environmental Initial Study $1,785 + Time/Material
Environmental Impact Report $5,350 + Time/Material
Planned Unit Development $5,350 + Time/Material
Preliminary Project Review $295
Tentative Subdivision Map Review $5,350
Variance Review
Single-Family (Main Structure) $1,785
Commercial/Multiple-Family [PC Only] $1,785
Commercial/Multiple-Family [PC & CC] $5,350
Source: City of Los Altos Fee Schedule (FY 2018/19)
Development Fees
The City imposes development fees and collects fees for outside agencies. Outside agency fees include the Los Altos Unified School District.
Table C-10 lists the City’s Development Fees.
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Table C-10: Development Fees
Development Fee Single-Family Multi-Family
Park In-Lieu Fee1 $77,500 per unit $48,800 per unit
Traffic Impact Fee $6,774.20 per unit $4,159 per unit
$1,744.20 per senior residential unit
Los Altos Unified School District Fee* $2,72 per s.f.
1 Applicable to subdivisions (i.e., tract or parcel maps) * Outside agency fee.
Source: City of Los Altos
Fee Analysis
Table C-11 shows total estimated planning and development fees for single-family and multifamily units.
Table C-11: Planning and Development Fees for Single-Family and Multi-Family Single-Family1 Multi-Family (50 condo
units, market rate)2, 3
Multi-Family (100 rental
units, affordable)2
Design Review $1,785 $5,350 $5,350
Tentative Map - $5,350 -
Park-In Lieu $77,500 $2,440,000 -
Traffic $6,774 $207,950 $415,900
School District Fee* $9,520 $136,000 $272,000
Total Fees $95,579 $2,794,650 $693,250
Total Fees per Unit $95,579 $55,893 $6,933
Total Estimated
Development Cost $1,833,729 $31,087,378 $43,058,300
Total Estimated
Development Cost per Unit $1,833,729 $621,748 $430,583
Estimated Fee Cost as a
Portion of Total
Development Cost
5% 9% 2%
1 Assumes a 3,500 square foot house with a 2-car garage. 2 Assumes 1,000 square foot units.
3 Assumes public art requirement is provided on-site.
* Outside agency fee.
Source: City of Los Altos, LWC
Development fees add to the cost of housing and can constrain housing development if the cost of development exceeds the threshold for financial feasibility. The Park In-Lieu fee is the most substantial fee, which is higher compared to the City of Palo Alto’s Park Impact Fee of $57,420 273
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per single-family unit and $42,468 per multi-family unit. However, as reviewed by the Terner Center in a March 2018 report, the City’s processing fees represent reasonable costs5.
Existing City impact fees (park in-lieu and traffic) are applied on a per-unit basis and are higher for single-family houses than for market-rate multi-family units (assumed to be condominium units, subject to the park in-lieu fee). However, despite this difference, impact fees make up a greater portion of multi-family development costs because single-family houses are much larger than multi-family units as per-unit fees incentivize larger unit sizes. Therefore, the City will evaluate refining fees to be applied on a per square foot basis rather than per unit to encourage the development of smaller housing units (Program 3.D).
C.2.5 On and Off-site Improvements
New development is required to provide public improvements to serve its new residents consistent with City standards. Design and improvement standards are described in Municipal Code Chapter
13.20 (applicable to subdivisions) and the City’s Public Works Standard Guidance Specifications (applicable to improvements in the public right-of-way or easements). Public improvement obligations include providing streets, storm drains, sewer connections, water connections, fire hydrants, street lights, and street trees. Required street right-of-way widths are based on street classification and range from 20 feet (private street) to 120 feet (major thoroughfares) (Municipal Code 13.20.010.D). The required improvements are typical for new residential development; however, the City allows many single-family neighborhoods to remain without curbs, gutters, or sidewalks as desired to maintain a less urban appearance. New residential development in Los Altos will primarily be infill, where streets have already been constructed to City standards. 5 UC Berkeley, Terner Center for Housing Innovation. “It All Adds Up: The Cost of Housing Development Fees in Seven California Cities”. March 2018.
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Section C.3 Non-Governmental Constraints
Market factors over which a local government has only limited ability to control can influence the jurisdiction’s capacity to develop more housing. These market-related constraints include land cost, construction cost, and the availability of financing. An assessment of these nongovernmental constraints can inform the development of potential actions that can ameliorate its impact.
C.3.1 Housing Supply/Conditions
Market Overview: For-Sale
As shown in the Needs Assessment (Appendix A, Figure A-39), the region’s home values have increased steadily since 2001, besides a slight decrease during the Great Recession. The rise in home prices has been especially steep since 2012, with the median home value in the Bay Area nearly doubling during this time. The typical home value in Los Altos was estimated at $3,358,599 in December 2020, a 159 percent increase from $1,296,783 in 2001.
Since the beginning of the recovery from the Great Recession in 2012, interest rates have been maintained at low levels of 3.5 to 4.5 percent. Due to the COVID-19 pandemic, however, national 30-year mortgage rates have dropped to historically low levels. According to the Federal Home Loan Mortgage Corporation, or Freddie Mac, 30-year mortgage rates have held at or around 2.8 percent since August 2020, with an average of 2.88 percent as of September 20216. Note that rates have been increasing in recent months.
When interest rates are low, capital investment and housing production generally increase, and more people are likely to take out a mortgage than when interest rates are higher. In addition, consumers are able to borrow more money for the same monthly payment. Extremely low interest rates are one of the factors that has led to overall increased home values in Los Altos above what has been seen in the past several years. Coupled with the general desire during the pandemic to move from denser to more spacious neighborhoods, the housing market will likely continue to be competitive in the near future.
Market Overview: Rental
As shown in the Needs Assessment (Appendix A, Figure A-42), since 2009 the median rent has increased by 56.7 percent in Los Altos, from $1,980 to $3,103 per month. In Santa Clara County, the median rent has increased over 67 percent, from $1,540 to $2,155. The median rent in the region has also increased significantly during this time (a 54 percent increase). While Los Altos’ 6 Federal Home Loan Mortgage Corporation (Freddie Mac), Primary Mortgage Market Survey® (September 23, 2021) 275
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rent increase outpaced the Bay Area but not the county, Los Altos’ rent is 1.4 times greater than that of the county.
Per the Needs Assessment (Appendix A, Figure A-44), renter households in Los Altos experience a slightly lower housing cost burden compared to homeowners. An estimated 11.4 percent of renters spend 30 to 50 percent of their income on housing compared to 16.0 percent of those that own. Additionally, 11.2 percent of renters spend 50 percent or more of their income on housing, while 12.0 percent of owners are severely cost-burdened. In total, almost 23 percent of renters (457 households) are cost burdened, compared to 28 percent of owners (2,416 households).
C.3.2 Development Costs
Land Costs
Due to the lack of vacant property in the city, a residual land value analysis was used to estimate the price of land in Los Altos. The analysis used comparables from the City and nearby communities sold within the past three years (2019 through 2021). Individual lots ranged from $68 to $152 per square foot, or about $2,968,298 to $6,608,688 per acre. Lot sizes ranged from approximately 5,401 to 10,667 square feet. Residential multi-family land in the city is estimated to cost an average of $110 per square foot, or about $4,782,048 per acre. In 2020, land values were estimated in conjunction with evaluation of the City’s park in-lieu fee. The 2020 analysis valued single-family residential land at a range of $150 to $190 per square foot and multi-family residential land at $300 to $350 per square foot, assuming condominium and mixed-use development for multi-family land. Based on the 2020 estimates, multi-family land costs are over $15 million per acre.
There were no recent raw land sales in Los Altos, and the city is generally built out. The lack of available land in is considered a constraint to development, as housing production will most likely occur on more expensive opportunity sites for redevelopment. A developer will need to pay for the existing on-site improvement before demolishing it, resulting in a cost premium over vacant land. In addition, sites with existing uses will most likely incur more costs due to the removal of on-site structures.
Construction Costs
According to a March 2020 report published by the Terner Center for Housing Innovation at UC Berkeley, construction costs for multi-family housing in California have climbed 25 percent between 2009 and 2018. This increase is in part due to the higher cost of building materials, such as wood, concrete, and steel, as well as prevailing wage requirements. According to RSMeans, construction costs (including materials and labor but excluding soft costs such as fees) for a small apartment complex in the Los Altos area ranged between $165 to $193 per square foot in 2021.
However, based on the City’s 2016 affordable housing nexus studies, apartment construction costs for West Santa Clara jurisdictions were estimated at $230 per square foot. Construction costs have continued to increase since 2016. Construction costs can vary depending on the type 276
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of development, ranging from more expensive steel-frame Type I construction to more affordable wood-frame Type V. Due to the smaller scale, single-family homes tend to be more expensive to construct on a per square foot basis than multi-family. This cost can fluctuate depending on the type and quality of amenities to the property, such as expensive interior finishes, fireplaces, swimming pools, etc.
Soft costs are the costs that are not directly incurred by the physical construction of the development. These costs include services for architectural, consultant, and legal services, as well as permitting requirements and impact fees. They generally range from 15 to 30 percent of total development costs but can fluctuate depending on local fees and exactions. Please refer to the Permit and Development Fees section, above, for a discussion of the City’s required permit and development fees.
C.3.3 Availability of Financing
The availability of financing can impact rates of homeownership. The ability to secure financing can be influenced by several factors, including creditworthiness, debt-to-income ratio, and the restrictiveness of mortgage lending standards. Reviewing data collected through the Home Mortgage Disclosure Act (HMDA) can reveal the role the lending market has had on local home sales. Home purchase loans in 2020 are summarized in the table below.
Almost all traditional home loan applications (between government-backed and conventional) in 2020 were for conventional loans, for a total of 382 home loan applications across both types.
This disparity could be driven from high home values in Los Altos, as government-backed loan programs typically have a maximum loan amount. The approval rate for conventional loans was 77 percent.
In competitive housing environments, where purchasing a new home may be out of reach for some, home renovations can be a desirable and more affordable way to add value to property.
There were 115 home improvement applications in 2020. The approval rate for these types of applications was 51 percent.
Table C-12: Total Home Loan Applications
Type Total Applications
Government-backed 1
Conventional 381
Refinancing 2,277
Home Improvement 115
5+ Units 1
Non-occupant 102
Source: HMDA, 2020
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Figure C-1: Home Loan Application Disposition
Source: HMDA, 2020
C.3.4 Market Constraints Summary
Economic conditions in Los Altos reflect a competitive housing market. Residential developments can garner higher home sale prices and rental rates than across the ABAG region. As such, Los Altos has market conditions that favor the development of both for-sale and for-rent housing. Due to high housing demand, however, Los Altos is generally built out, so future housing development will be constrained by existing development or require demolishing existing structures, improvements, and uses. The lack of available vacant land may constrain housing production due to the increased costs associated with redevelopment.
C.3.5 Community Resistance to Housing
Another constraint to housing production in the Bay Area is community resistance to new developments. There are various concerns often expressed, including new housing developments will cause increased traffic, place a burden on other infrastructure (e.g., water supply, schools, etc.), adversely affect community character, and result in loss of valuable open space. Regardless of the factual basis of the concern, vociferous opposition can slow or stop development.
While potential opposition to affordable housing exists in many communities throughout the Bay Area, Los Altos recently implemented objective development standards for multi-family and mixed-use developments to facilitate project review and approvals. The City continues to inform the community about State requirements for streamlining housing and works diligently to maintain compliance with ongoing amendments to State law.
100%
77% 68%
51%
0%
59%
0% 8% 8%
34%
0%
14%
0%
15% 24% 15%
100%
27%
Government-backed Conventional Refinancings Home Improvement 5+ Units Non-occupant % Approved % Denied % Withdrawn or Incomplete
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Section C.4 Environmental and Infrastructure
Constraints
C.4.1 Environmental Constraints
Los Altos is a fully urbanized community on the northwestern edge of Santa Clara Valley. Its name, Spanish for “The Heights,” references its position at the foot of the Santa Cruz Mountains, and portions of four creeks flow downhill through Los Altos on their course to the San Francisco Bay.
Due to its relatively flat terrain in an economically dynamic region, Los Altos is almost entirely built-out, with few remaining vacant parcels (even when accounting for potential annexations).
Future growth will occur primarily through the redevelopment of existing land uses.
The City has taken measures to prepare for and mitigate impacts from its main environmental hazards – seismic activity, landslides, flooding, and wildfire. These measures include required slope stability studies for hillside development and setbacks along flood-prone Adobe Creek through the City’s watercourse protection regulations (Municipal Code Chapter 6.32). None of these identified environmental hazards are considered a constraint that would significantly affect the production and maintenance of housing.
C.4.2 Infrastructure Constraints
Water
Los Altos’ water is supplied by the California Water Service Company (Cal Water), part of the Los Altos Suburban District, which also serves part of Los Altos Hills, Cupertino, Mountain View, and Sunnyvale. Water is sourced from a combination of local groundwater (28 percent) and imported water (72 percent). The latter is treated surface water purchased from the Santa Clara Valley Water District (SCVWD), which originates in SCVWD reservoirs and the San Joaquin-Sacramento River Delta.
The most recent Infrastructure Improvement Plan (2022-2024) was submitted by Cal Water on July 1, 2021. The 2020 Urban Water Management Plan for the Los Altos Suburban District was submitted in June 2021. The City does not anticipate a significant increase in water demand during the planning period, and the SCVWD has not identified any substantial concerns with adequate availability of water resources.
Sewer and Stormwater
The City sanitary sewer system serves most residents and businesses, with the exception of several homes with septic systems. The City’s sanitary sewer system also serves the unincorporated area within its sphere of influence, including parts of Los Altos Hills and Mountain View. Wastewater is conveyed to the Palo Alto Regional Water Pollution Control Plant, owned and operated by the City of Palo Alto, for treatment and disposal. The City is permitted to 279
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discharge up to 3.6 million gallons per day (MGD) average annual dry weather flow to the Regional Plant.
The City owns and maintains the collection system within the City and its sphere of influence, including a limited number of pipes within Los Altos Hills and the trunk sewer that connects the City to the master metering station for the Regional Plant. The City’s collection system includes approximately 140 miles of sewer, most of which is 6-inch and 8-inch vitrified clay pipe.
The City most recently updated its Sanitary Sewer Master Plan in 2012 after assessing the hydraulics, physical condition, and maintenance of its collection system. Results showed that less than five percent of inspected pipes were in poor condition. The Stormwater Master Plan was updated in 2016. Both Master Plans identified capital improvement priorities necessary to maintain capacity and reduce flooding/overflow risk in the sewer and stormwater systems.
Additionally, the City completed a Green Stormwater Infrastructure (GSI) Plan in 2019 as required for all municipalities in the San Francisco Bay Area under the area’s Municipal Regional Stormwater Permit (MRP). The GSI Plan will guide the identification, implementation, tracking, and reporting of GSI projects in coordination with the Master Plans and other local and regional frameworks.
Overall, the City’s remaining permitted sewer discharge and projected stormwater conveyance capacities are adequate to accommodate anticipated future development.
Dry Utilities
Electricity in Los Altos is provided jointly by Silicon Valley Clean Energy, a Clean Choice Energy (CCE) program, and PG&E. Natural gas is provided solely by PG&E. Additional dry utilities include cable TV/internet (AT&T and Comcast) and solid waste (Mission Trail Waste Systems). All dry utilities are available throughout Los Altos for any future development or redevelopment. 280
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Appendix D:Existing Programs Review
Contents
Appendix D: Existing Programs Review..................................................... 1 Section D.1 Existing Housing Programs Review ...................................................................... 2 281
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Section D.1 Existing Housing Programs Review
This Appendix documents the implementation status of the current Housing Element programs. The main purpose is to evaluate which programs were successful and should be continued, and which programs were ineffective and should be eliminated or modified.
Many of the City’s current Housing Element programs were successfully completed or include effective ongoing City efforts. These programs include amending zoning standards for Accessory Dwelling Units (ADUs), single-room occupancy units (SROs), transitional and supportive housing, and emergency shelters; implementing inclusionary housing requirements; and monitoring and managing the City’s stock of below market rate units. These programs have facilitated housing such as Accessory Dwelling Units (ADUs) and low and moderate-income units that provide housing options for special needs populations, such as seniors and people with disabilities. The City transfers its CDBG funding to the County to implement local housing programs, including those that assist low income households, large households, female headed households, persons experiencing homelessness, and others in need.
Therefore, various existing programs are recommended to be continued with some modifications to improve effectiveness based on the housing needs assessment (Appendix A), housing constraints analysis (Appendix C), and/or reflect State law or other programmatic changes since the last Housing Element adoption. Other programs, however, are recommended to be deleted, as they are addressed through the sites inventory and rezone program, may have been completed in the last Housing Element cycle, or may be better reframed as policies instead of programs.
Please see Table D-1 for the analysis of existing programs. 282
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Table D-1: Existing Housing Element Programs Review
Program Name &
Number
Program
Description Objectives ResponsibleParty Evaluation Modify / Delete / Continue Program Category 1: Preservation, Conservation, and Rehabilitation
1.1.1 Implement
voluntary code
inspection
program
Continue the voluntary code inspection program
encompassing code compliance, rehabilitation, energy
conservation, and minimum fire safety standards.
-
Community
Development
Department1
The City continues this
program. Since 2015,
there were only 5
substandard housing
code enforcement cases.
Continue
1.1.2 Help secure
funding for
housing
assistance
programs
Continue to assist in the provision of housing
assistance in Los Altos for low-income households with
other public agencies and private nonprofit
organizations that offer rental assistance, home repairs, and first-time homebuyer assistance. To minimize
overlap or duplication of services, Los Altos will
undertake the following actions:
The City will support County and nonprofit housing
rehabilitation programs by providing program
information to interested individuals through handouts
available at City Hall, the Los Altos Senior Center, the Los Altos Library, and the Woodland Branch Library.
The City will contact previous rehabilitation applicants when new funding becomes available and post a legal
notice in the newspaper when housing rehabilitation
funds become available. The City will continue to
transfer their Community Development Block Grant
(CDBG) funds to the County to support housing
programs each year.
-
Community
Development
Department, City
Council
The City continues to
transfer its CDBG funds
to the County to support
local housing programs.
Various programs are
available that the City
could better promote.
Modify - expand the
City's methods of
providing
information (e.g.,
City website, email,
social media, etc.).
1 The Community Development Department was changed to the Development Services Department in 2022. This reflects the Department’s name at the time of the 2015 Housing Element adoption.
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Program Name &
Number
Program
Description Objectives ResponsibleParty Evaluation Modify / Delete / Continue
1.2.1 Support
rezoning from
office to
mediumdensity
multifamily
Support case-by-case review of property owner–
initiated rezoning from Office to Medium-Density
Multifamily in the Fremont-Giffin Office District.
-
Community
Development
Department
No rezone applications to
date. This is addressed
through sites inventory
and rezoning program(s).
Delete - addressed
through sites
inventory and
rezoning
program(s).
1.3.1 Enforce
neighborhood
residential
buffering
Enforce minimum standards for buffers between
residential properties and commercial uses and
public/quasi-public uses. Enforcement will occur
through the development permit review process as
provided in the Zoning Ordinance. Buffering will include a combination of landscaping, minimum setback, or
yard requirements and stepped-back building heights.
-
Community
Development
Department, Planning
and Transportation
Commission
This is addressed
through the Land Use
Element and Zoning
Code setbacks and
objective design
standards.
Delete - addressed
through the Land
Use Element and
Zoning Code
setbacks and
objective design
standards.
1.3.2 Restrict
commercial
uses in
residential
neighborhoods
Continue to restrict commercial uses in residential
neighborhoods. -
Community
Development
Department
The City has continued
to prohibit commercial
uses in residential zones
except as allowed for
home occupations.