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HomeMy WebLinkAboutRESO 4302• q ORIGINAL RESOLUTION NO. 4302 RESOLUTION OF THE COUNCIL OF THE CITY OF PALO ALTO AMENDING THE GENERAL PLAN BY THE ADDITION OF A HOUSING ELEMENT AS CERTIFIED TO THE CITY COUNCIL BY RESOLUTION NO. 88 OF THE PLANNING COMMISSION ADOPTED ON JULY 30, 1969 WHEREAS, the Planning Commission of the City of Palo Alto has duly prepared and recommended for adoption an addition to the General Plan of the City of Palo Alto, and the Planning Commission, after holding a public hearing on such proposed addition on July 30, 1969, pursuant to the provisions of the Palo Alto Municipal Code, Section 19.04.080, has certified such addition to the City Council recommending incorporation of a housing element into the General Plan, and WHEREAS, the City Council has also held a public hearing on the adoption of such amendment, pursuant to Section 19.04.080 of the Palo Alto Municipal Code, on September 15, 1969, notice of time and place of which was published and given in the manner provided by law, and WHEREAS, the City Council desires to adopt said addition, certified and reported on by the Planning Commission. NOW, THEREFORE, the Council of the City of Palo Alto does RESOLVE as follows: SECTION 1. The General Plan of the City of Palo Alto adopted by the City Council by Resolution No. 3616 and amended by Resolutions Nos. 3709, 3713, 3839, 3855 and 4017 is hereby further amended to read as indicated in tive material, true copies of which are the following descrip- attached hereto: Element" is hereby (1) That the "Preliminary Housing adopted by the City Council of the City of Palo Alto as the Cc . y • ~ • "Housing Element" of the General Plan by the addition of pages 30a, 30b, 30c, 30d, 30e, 30f, 30g, 30h, 30i, 30j and 30k attached hereto, incorporated herein and designated EXHIBIT A: and (2) That the inclusion of the "Housing Element" in no way alters or replaces the existing section entitled "A. Residential Areas." SECTION 2. Said General Plan of the City of Palo Alto shall be endorsed to show that the descriptive material has been so added by the City Council of the City of Palo Alto. INTRODUCED AND PASSED. September 15, 1969 AYES: Arnold, Berwald, Clark, Gallagher, Norton, Pearson, Wheatley NOES: None T: Beahrs, Comstock, Dias, Spaeth eni•" Assistant City Attorney APPRO !1 AS TO N Director a ing an Community-velopment IMO 2 fit' of YaloTlto CALIFORNIA September, 1969 TO WHOM IT MAY CONCERN: The following pages constitute the "Housing Element" which is a new addition to the Palo Alto General Plan. It was adopted by the City Council on September 15, 1969 (Resolution No. 4302). My staff will add these pages to copies of the General Plan which are brought to the Planning Department. Sincerely yours, CITY ALO Louis J. Four roy Director o arming and Community Development LJF:cjv Attach. • Page 30a A 1 Housing Element Introduction: The consumer purchasing a dwelling in Palo Alto also obtains a package of related goods and services. E.e acquires a way of life that includes schools, shops, physical environment, play areas, churches, municipal services and government, a trip to work, opportunities for social contact, and taxes. Most families make their choice of a dwelling based upon the stage of the family life cycle in which they find themselves.., In Palo Alto, 1967 figures indicate that single-family residences (most suitable to the needs of families in the "child rearing" life cycle) accounted for 70.02 of the total dwelling units. Multiple -family units (most suitable to the needs of pre -carriage and post -child rearing life cycles) accounted for 30.0X. The American family' a preference for owning its own detached single-family home has led to the great suburban expansion. Currently about 20 square miles per year of land are "urbanized" in the Bay Area for residential use. Palo Alto underwent its most rapid growth in the 1950's. Unlike the common suburban city, Palo Alto has emerged as a sub -regional employment center offering jobs as well as housing. • Page 30b On February 3, 1969, the Palo Alto City Council unanimously adopted the following motion: "To include in the General Plan a housing element consisting of standards and plans for the improvement cf housing and for the provision of adequate sites for housing; the housing element is intended to make adequate provision for all economic segments of the community and includes: (1) An identification of housing problems and a preliminary statement of community housing goals; (2) An indication of probable solutions to the identified problems; (3) A detailed work program for preparation of a complete housing plan for all economic segments of the, community, in accordance with the desires and needs of the community; and (4) Evidence of coordination with established regional agencies, housing authorities, citizens' groups, and producers." Community Housing Goals: 1. TO ENCOURAGE A PHYSICAL. ENVIRONMENT WHICH WILL ATTRACT A BROAD SPECTRUM OF PEOPLE OF VARIOUS INTERESTS, RACES, RELIGIONS, OCCUPATIONS AND AGES TO RESIDE IN PALO ALTO IN ORDER TO PROVIDE A FULLNESS OF SOCIAL INTERRELATIONSHIPS. - The Problem: A substantial inflationary demand for housing in, Palo Alto, combined with economic conditions which make developing new housing for moderate and lowerlincome families impractical for private enterprise, has resulted in a narrowing economic choice. • • Page 30c 2. TO ENCOURAGE, IN PROPER BALANCE TO THE ECONOMIC AND SOCIAL REQUIREMENTS OF THE PEOPLE OF PALO ALTO, THE DEVELOPMENT OP A VARIETY OF RESIDENTIAL CHOICES. - The Problem: Housing consumers regard Palo Alto as a highly desirable place to live and pay a high price to obtain housing. When moderate - priced housing is built it is likely to appreciate in value in a relatively short period of time to a point where it is no longer within the reach of moderate economic groups. Another related problem is the degree of residential choice the City desires to provide for people who work in the City to live in the City. 3. TO ESTABLISH AND MAINTAIN STANDARDS THAT WILL GUARANTEE HIGH QUALITY IN ALL RESIDENTIAL, COMMERCIAL, INDUSTRIAL AND OTHER TYPES OF DEVELOPMENT WITHIN THE CITY. - The Problem: To broaden economic access to the City while maintaining high quality standards which in themselves tend to increase housing costs. 4. TO MAINTAIN PALO ALTO'S CHARACTER AS A FINE RESIDENTIAL COMMUNITY, WILE MAINTAINING THE ESSENTIAL RATIO OF RESIDENTIAL, COMMERCIAL, PROFESSIONAL AND INDUSTRIAL AREAS AND ACTIVITIES IN ORDER THAT OUTSTANDING SCHOOLS, CULTURAL FACILITIES AND REQUIRED MUNICIPAL SERVICES ARE AVAILABLE AT A REASONABLE COST TO THE RESIDENTS. - The Problem: This goal raises the dilemma of comparing social benefits derived from alternative land use patterns. For example, in a given area is a higher social purpose served by retaining large amounts • 410 Page 3Od of open space for residents of the area or is a higher social purpose served by converting portions of this open space to residential use for low -moderate income housing? This trade- off question also arises in respect to the proportion of the land reserved for tax base uses such as industry and commerce as opposed to housing, particularly in respect to financing a quality school system. Trends: 1. GROWTH AREAS: The construction of single-family units on the undeveloped "flatlands" of the City has accounted for the major growth. By 1960 the majority of the single-family areas of the flatlands was developed. Since then most of the growth has been due to the construction of multiple -family units. 2. GROWTH RATE: During the past few yearn the population growth has reached a plateau. The annual population growth rate which averaged 7.442 during the 1950-1960 decade dropped sharply to an average of 1.O2% for the period of 1960-1966. Since the implementaticn of housing goals depends largely on controlling growth, the City's major effort should be directed to areas where growth is yet to take place, the foothills. i.e., 3. LAND USE AND ZONING: Based upon 1967 figures a total of 4.628 acres ars zoned specifically for single-family use and • Page 30e 2,478 acres are developed. Most of the undeveloped areas lie in the foothills above the Foothill Expressway. Acres of Residential Land Use and Zoning Category Land Vie Zoning Single - Family Multiple -Family _ 1962 1967 % 1962 1967 Acres! 7. _ Acresf Acres 7. Acres Z 2,483 189 OM 2.478 7.: 236 91.3 8.7 7,861* 538 93.6 6.4 4,628 557 89.3 10.7 TOTALS 2,672 '00.0 2,714 loo.o 8,399 ioo.o 5,185 'oo.0 * Includes 2,511 acres zoned for agriculture 4. SOUSING COMPOSITION: A significant change has occurred in Palo Alto's proportion- of single-family units to multiple - family units. In 1960- single-family units" accounted for 81.42 of the total dwelling units while in 1967 accounted for 70.02. Correspondingly, multiple -family units increased from 18.6Z to 30.OZ of the total dwelling units. Nine County Bay Area figures for 1960 indicate 68.2Z single-family and "31.82 multiple -family units. Page 30f Palo Alto Housing Composition 100% 80 663 _ 13,764 13.7SS 13.616 SINGLE FAMILY MUl71PLE FAMILY 3.121 +rr►+ s '� S,i34 SM. 60 - 4 20 ozL 1960 '6 2 '64 '66 �6 $ 1970 5. NARROWING SPECTRUM OF PEOPLE WHO DO -LIVE IN PALO ALTO: The median income of families and households living, in Palo Alto is higher than that of Santa Clara County, Nine Bay Area Counties,. California, and the nation. The following graph illustrates this trend. It should be noted, however, that five cities in Santa Clara County had 1966 Median Household Incomes higher than Palo Alto. • 4 40. Page 30g $10,000 • $ 5,000 -Median Family Income I • • •• . Bay Area (9 Count,es) �. ' C aufornia f• , r� .- .....06* r r PALO ALTO Santa Clara County 1930 '52 '54 '56 '56 '00 '62 '6a 1966 Median Household Income Sources:1950 and 1960 U 5. Census of Poputat,on. 1960 Santa Clara County Special Census 6. VARIETY OF RESIDENTIAL CHOICES: The cost of housing in the Palo Alto area is and till continua to be at a high level. In facts in both Northern Santa Clara County and the Bay Area the cost of housing is increasing at a rate greater than the Bay Area "Cost of Living Index•" •r • • Page 30h INDEX 160 100 Single -Family Housing Cost and the Bay Area Cost of Living Index • Northam •H R NG • OU araCourt COS1 • .e • • • •• • 'MOUSING Coup, COST ••. •• im.0°.. COST o, LIVING • e• •• INDEX (S F.- OaKland SW 1960 61 62 '63 '64 '65 '66 '67. '6f Sources. Bureau of Labor Statistics. U S Department ot. Labor. Northern Calitornia Real Estate Research Committee Cost of Living Index. 'S7 to '59 base period adjusted to 1960. 'e9 re s ) A) 1970 7. ROUSING COSTS: The determinants of housing cost include land, materials, labor, overhead, profit, and credit. Basically, the City is not in a position to control any of these determinants with the possible exception of land. Theoretically, the cost of land per housing unit can be altered' through control of zoned density. While increasing density does not necessarily produce lower coats per unit, it at least has the potential of doing so. Previous statements indicated that the largest residential area uncommitted by development is the -foothills. The existing policy of one acre minimum lot size would seem to preclude the City • • 410 Page 301 1. exercising its discretion in reducing land costs per dwelling unit in pursuit of the stated housing goals. 8. DEVELOPMENT OF THE FOOTHILLS: The foothills, still uncommitted by urbanization, present a unique challenge and an opportunity for the people of Palo Alto to create an imaginatively -planned environment sensitive not only to.the land but also to human needs. Planning consultants are engaged in -a Foothills Environmental Design Study. Work Program: 1. OBTAIN INDICATORS: Additional information, which is not currently available, is needed to obtain a better understanding of the local housing market. The staff will prepare a complete inventory of the housing stock as to kind, size, price range, and general location. This will be related to the resident and working population needs. Prevailing vacancy rates will be determined for various kinds of units. The 1970 Census will be heavily relied upon for data. 2. PROMOTE THE DEVELOPMENT OF THE HOUSING STOCK AND INCREASE THE AVAILABILITY OF HOUSING IN PALO ALTO:: In attempting to counter the trends of: (1) a narrowing spectrum of people who can live in Palo Alto; (2) the current residential choices; and (3) increasing housing costs, the following principles _and proposals are rscoamsndsd: • • 410 Pags 30j a. In all matters affecting the physical development of the City the City Council, the Planning Commission, and the staff should where possible seek a variety of res- idential types, partizularly for low -moderate income households. b. New housing concepts should be encouraged which are sympathetic to land, economics and people. c. Housing consumers should be able to choose and occupy housing in Palo Alto without encountering, marketing • obstacles based upon their color. religion or ethnic origin. d. Experiments in small lot development are recommended. It will be necessary to amend appropriate ordi- nances to effectuate this proposal. e. Palo Alto should review all present building codes with low and moderate -income housing in mind. f. A housing conservation program is desirable for some of the older residential sections. Preventative programs are needed for the purpose of arresting future deterioration. g. Explore ways of alleviating housing needs of those displaced by governmental action. 3. ROUSING SUBSIDY: The programs listed above attempt make more housing available at reduced cost. It should be ift . 1 • 100 Page 30k recognized, however, that -to -offer housing in Palo Alto that is realistically within the means of the lower economic groups will require some form of subsidy. Regional Coordination: 1. There is a limit to what Palo Alto can do in attempting to solve what is essentially a regional.housing problem. A number of national and regional forces are at work influencing the housing market such as the location of employment opportunities, type of transportation systems, and socially and economically acceptable commuting patterns. 2. The City is committed to participate in formulating the Santa Clara County Housing Element. This will include the participation of the City's appointed representatives and the contribution of Planning staff time to assist in gathering date. 3. Palo Alto coordinates with the following agencies and organizations: a. Palo Alto Housing Corporation. b. Trans ortation Policy Committee of Santa Clara County. c. Planning Policy Committee of Santa Clara County. d. inter -City Council. e. Santa Clara County Sousing Authority. f. Association of Bay Area Govetnments. g. Social Planning Council.