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11 Desk Item.Item #11 - Housing Element PREPARED BY: Erin Walters, Associate Planner and Jocelyn Shoopman, Associate Planner Reviewed by: Town Manager, Assistant Town Manager, Town Attorney, and the Community Development Director 110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872 www.losgatosca.gov TOWN OF LOS GATOS COUNCIL AGENDA REPORT MEETING DATE: 1/16/2024 ITEM NO: 11 DESK ITEM DATE: January 16, 2024 TO: Mayor and Town Council FROM: Laurel Prevetti, Town Manager SUBJECT: Review and Discuss the Proposed Revisions to the Draft Revised 2023-2031 Housing Element. Location: Town-Wide. General Plan Amendment Application GP-22-003. REMARKS: Attachment 5 contains comments from the Vice Mayor on the Draft Revised Housing Element. Specifically, he provided the specific language from several adopted Housing Elements. Attachment 6 contains public comment received between 11:01 a.m., Thursday, January 11, 2024, and 11:00 a.m., Tuesday, January 16, 2024. Attachments Previously Received with the January 16, 2024, Staff Report: 1. Draft Revised Housing Element, Track Changes Copy 2. Draft Response Table 3. December 1, 2023, HCD’s Findings Comment Letter 4. Public Comments Received Between 11:01 a.m., Tuesday, December 19, 2023, and 11:00 a.m., Thursday, January 11, 2024 Attachments Received with this Desk Item: 5. Comments from the Vice Mayor 6. Public Comments Received Between 11:01 a.m., Thursday, January 11, 2024, and 11:00 a.m., Tuesday, January 16, 2024 This Page Intentionally Left Blank 49 | City of Los Altos 2023-2031 Housing Element Program 6.G: Housing Mobility Housing mobility strategies consist of removing barriers to housing in areas of opportunity and strategically enhancing access (Los Altos is entirely highest resource in terms of access to opportunity and a concentrated area of affluence). To improve housing mobility and promote more housing choices and affordability throughout Los Altos, including in lower- density neighborhoods, the City will employ a suite of actions to expand housing opportunities affordable to extremely low, very low, low, and moderate income households. Actions and strategies include: • SB 9 – Monitor the City’s SB 9 standards and amend standards to facilitate SB 9 applications (e.g., duplexes in single-family zones) if the City is not on track to meet its SB 9 application goal during the planning period. See Program 1.M. • Rezoning – Modify zoning to allow residential or increased residential intensity and/or density of residential throughout Los Altos. This includes zoning amendments along higher intensity corridors (e.g., El Camino Real, San Antonio Road, and Foothill Expressway) and for sites within lower-density neighborhoods (e.g., Loyola Corners Specific Plan, OAzoned sites on Altos Oaks Drive, and church sites on Magdalena Avenue). See Programs 1.B, 1.C, 1. D, 1.E, and 1.F. • Housing on City Sites – Enter into a public-private partnership to develop housing, targeting low-income households, on City-owned Downtown Parking Plazas. See Program 1.H. • Enhanced Inclusionary Housing – Assess and amend the City’s inclusionary housing requirements to better produce low-income units and units for special needs groups throughout Los Altos. See Program 2.A. • Accessory Dwelling Units (ADUs) – Encourage and streamline ADUs in single- family neighborhoods by preparing standardized ADU plans with a variety of unit sizes and by affirmatively marketing and outreach to increase awareness and the diversity of individuals residing in Los Altos. See Program 2.D. • Junior ADUs – Develop and adopt objective standards to allow more than one (at minimum two) Junior ADU per structure by July 2025. The objective is to achieve at least 10 JADUs in lower-density neighborhoods by January 2031. • Religious Institutional Sites – Allow housing on all religious institutional sites within the City (i.e., all PCF-zoned religious institutional properties in addition to the two sites identified in the housing sites inventory (Program 1.D)). Conduct outreach to owners and operators of religious institutions to raise awareness and encourage housing proposals. Permit 10 housing units on a religious institution/faith-based site(s) during the 2023-2031 planning period. If no application for housing on a religious institution/faith-based site is received by December 2025, the City will expand outreach ATTACHMENT 5 efforts to be conducted annually. This may include direct mailings to faith-based sites highlighting successful affordable housing units on other faith-based sites, as well as available City resources and programs to support such projects (e.g., Program 2.C – Assist in securing funding for affordable housing projects). • Homesharing – Research and pursue a homesharing program, including coordination with non-profits and other organizations to assist with matching tenants with existing homeowners. The City will publicize and take other actions as necessary (e.g., facilitate presentations at the Los Altos Senior Center, etc.) at least annually with the goal of five opportunities per year. Responsible Body: Development Services Department Funding Source: General Fund Time Frame: Annually review overall progress and effectiveness in April and include information in annual report to HCD. If the City is not on track to meet its 150 affordable housing unit goal for the 8-year RHNA cycle by 2027 (i.e., 75 affordable units built or in process by 2027), the City will consider alternative land use strategies and make necessary amendments to zoning or other land use documents to facilitate a variety of housing choices, including but not limited to, strategies that encourage missing middle zoning (small-scale multi-unit projects), adaptive reuse, and allowing additional ADUs and/or JADUs, within six months, if sufficient progress toward this quantified objective is not being met. Objective: Provide 150 housing opportunities affordable to lower income households by January 2031. Geographic Targeting: Citywide, but especially lower- density neighborhoods. Draft based on Los Altos Program 6 G – for discussion Highlighted Adaptations to Los Gatos Town of Los Gatos Housing Element Program: Housing Mobility Housing mobility strategies consist of removing barriers to housing in areas of opportunity and strategically enhancing access (Los Gatos is entirely highest resource in terms of access to opportunity and a concentrated area of affluence). To improve housing mobility and promote more housing choices and affordability throughout Los Gatos, including in lower- density neighborhoods, the Town will employ a suite of actions to expand housing opportunities affordable to extremely low, very low, low, and moderate income households. Actions and strategies include: • SB 9 – Monitor the Town’s SB 9 standards and amend standards to facilitate SB 9 applications (e.g., duplexes in single-family zones) if the Town is not on track to meet its SB 9 application goal during the planning period. See Program AV. • Rezoning – Modify zoning to allow residential or increased residential intensity and/or density of residential throughout Los Gatos. This includes zoning amendments already completed along higher intensity corridors with access to transit and other opportunities (North 40, Los Gatos Boulevard, Highway 9, and Winchester Boulevard) and for sites within lower-density neighborhoods (Oka Lane, Lark Avenue Area, Union Avenue, Downtown Area). See Program AZ which has been implemented. • Housing on Town Sites – Enter into a public-private partnership to develop housing, targeting low-income households, on Town-owned Properties. See Program E. • Enhanced Inclusionary Housing – Assess and amend the Town’s inclusionary housing requirements to better produce low-income units and units for special needs groups throughout Los Gatos. See Program L. • Accessory Dwelling Units (ADUs) – Encourage and streamline ADUs in single- family neighborhoods by preparing standardized ADU plans with a variety of unit sizes and by affirmatively marketing and outreach to increase awareness and the diversity of individuals residing in Los Gatos. See Program Q. • Junior ADUs – Develop and adopt objective standards to allow more than one (at minimum two) Junior ADU per structure by July 2025. The objective is to achieve at least 10 JADUs in lower-density neighborhoods by January 2031. • Religious Institutional Sites – Expand housing opportunities on all religious institutional sites within the Town. See Program S. Conduct outreach to owners and operators of religious institutions to raise awareness and encourage housing proposals. Permit 10 housing units on a religious institution/faith-based site(s) during the 2023-2031 planning period. If no application for housing on a religious institution/faith-based site is received by December 2025, the Town will expand outreach efforts to be conducted annually. This may include direct mailings to faith-based sites highlighting successful affordable housing units on other faith-based sites, as well as available Town resources and programs to support such projects (e.g., Programs N, P, T, AI, AJ – Assist in securing funding for affordable housing projects). • Homesharing – Research and pursue a homesharing program, including coordination with non-profits and other to assist with matching tenants with existing homeowners. The Town will publicize and take other actions as necessary (e.g., facilitate presentations at the Los Gatos Adult Recreation Center, etc.) at least annually with the goal of five opportunities per year. Responsible Body: Community Development Department Funding Source: General Fund Time Frame: Annually review overall progress and effectiveness in April and include information in annual report to HCD. If the Town is not on track to meet its 160 affordable housing unit goal for the 8-year RHNA cycle by 2027 (i.e., 80 affordable units built or in process by 2027), the Town will consider alternative land use strategies and make necessary amendments to zoning or other land use documents to facilitate a variety of housing choices, including but not limited to, strategies that encourage missing middle zoning (small-scale multi-unit projects), adaptive reuse, and allowing additional ADUs and/or JADUs, within six months, if sufficient progress toward this quantified objective is not being met. Objective: Provide 160 housing opportunities affordable to lower income households by January 2031. Geographic Targeting: Townwide, but especially lower-density neighborhoods. Comment Number #1a.  HCD Comment Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of  Title 2…shall include an assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).) Promote and affirmatively further fair housing opportunities and promote housing throughout the community or  communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or  disability, and other characteristics... (Gov. Code, § 65583, subd. (c)(5).) Income and Racial Concentration Area of  Affluence (RCAA): The element now includes actions to promote an inclusive  community; however, the element must provide specific analysis of income and RCAA at a regional level (town compared to  the broader region) to better formulate appropriate policies and programs. The analysis should at least address trends,  conditions, coincidence with other fair housing factors (e.g., race, highest resource, overpayment), effectiveness or absence  of past strategies (e.g., lack of publicly assisted housing and lack of multifamily zoning), local data and knowledge and other  relevant factors. Response Additional narrative regarding race, ethnicity, and income trends for Los Gatos was added on page A‐69 Appendix A.  In  addition, discussion of zoning, including the Town’s Zoning Map was added on page A‐73 of Appendix A, as well as a  narrative describing implementation programs included in the Housing Element which facilitate the creation of affordable  housing units on pages A‐69 of Appendix A. Priority Rating Straight forward Examples from  Other Certified Housing  Elements City of Campbell, starting on page H.II‐84. Town of Los Altos Hills, starting on page 101. Campbell ‐  pop. 44,000  RHNA 2,977 /  HE 5,311  Buffer 78%  Cert. 5/2023 Los Altos Hills ‐  pop. 8,500  RHNA 489 / HE  616 Buffer  26% Cert.  5/2023 Pleasanton ‐  pop. 78,000  RHNA 5,965 /  HE 6714 Buffer  13% Cert  9/2023 Los Altos ‐  pop. 31,000  RHNA 1,959 /  HE 2,598  Buffer 32%  Cert. 9/2023 Los Gatos ‐  pop. 31,000  RHNA 1,993 /  HE 2,371  Buffer 19% Comment Number #1b. HCD Comment Contributing Factors to Fair Housing Issues: Based on a complete analysis, the element should re‐assess and prioritize  contributing factors to fair housing issues. For example, the Town is wholly a RCAA, highest resource and highest median  incomes in contrast to the rest of the region. As a result, fair housing issues such as the lack of affordable housing and  segregation from the rest of the region should be a high priority. Response Additional narrative describing fair housing as an issue in Town was provided on page A‐18 of Appendix A (RCAAs).  Fair  housing was also modified on page A‐18 of Appendix A, to be a high priority for the Town. Priority Rating Straight forward Examples from  Other Certified Housing  Elements Campbell, starting on page H.II‐ 121. Town of Los Altos Hills, starting on page 78 and page 124. Campbell ‐  pop. 44,000  RHNA 2,977 /  HE 5,311  Buffer 78%  Cert. 5/2023 Los Altos Hills ‐  pop. 8,500  RHNA 489 / HE  616 Buffer  26% Cert.  5/2023 p124  Los Altos Hills brought together programs that would further AFFH into  concise tables Table 49 displays the identified  fair housing issues, contributing factors, relative priority, and meaningful actions drawn from the analysis of fair housing.  Higher priority is given to factors that limit fair housing choice and/or negatively impact fair housing, per Government Code  Section 65583(c)(10)(A)(iv). Identified Fair Housing Issue/Contributing Factor/Action/Priority Table 50 provides a detailed overview of actions included in Housing Element Programs that are aimed at affirmatively  furthering fair housing. The table separates the actions by their identified fair housing issue and priority level. It provides an  overview of each specific commitment, timeline, a geographic targeting, and metric for each program.  HE Programs or  Other Activities/Specific Commitment/Timeline/Geographic Targeting/2023‐20321 Metric Pleasanton ‐  pop. 78,000  RHNA 5,965 /  HE 6714 Buffer  13% Cert  9/2023 Los Altos ‐  pop. 31,000  RHNA 1,959 /  HE 2,598  Buffer 32%  Cert. 9/2023 Los Gatos ‐  pop. 31,000  RHNA 1,993 /  HE 2,371  Buffer 19% While the Town has median incomes comparable to neighboring jurisdictions, the proportion of non‐Hispanic White  residents in Los Gatos is higher than the countywide trend. The Town may lack sufficient housing opportunities suitable for  lower income households and outreach about such opportunities for protected groups including communities of color. Comment Number #1c. HCD Comment 0 Response Modifications to Implementation Program J on page 10‐44 of Chapter 10 were made to include actions that aim to facilitate  a range of housing types, including small multi‐unit housing in low to medium designations.  Additionally, a separate action  within Implementation Project J calls for creating opportunities for other housing types (tiny homes and co‐housing). Priority Rating Moderately complex Examples from  Other Certified Housing  Elements City of Pleasanton, starting on page 61. Town of Los Altos Hills, starting on page 87. Campbell ‐  pop. 44,000  RHNA 2,977 /  HE 5,311  Buffer 78%  Cert. 5/2023 H.IV‐46 Campbell’s affordable housing is currently limited and concentrated in areas of the city that are disconnected from amenities and services. H.IV‐49 City Action: Support the dispersion of affordable  housing throughout Moderate and High Resource areas in Campbell through the City’s Inclusionary Housing Ordinance (HE  Program H‐1a) and new Affordable Housing Overlay Zone (HE Program H‐1c), providing sites for 1,839 lower and 614  moderate income units. (Program H5‐e). Action Outcomes : Through implementation of the Inclusionary Housing Ordinance,  adoption of an Affordable Housing Overlay, promotion of ADUs, allowance for lots splits and duplexes in single‐family zones,  and adoption of an ordinance to allow development up to 10 units on small lots, provide increased housing options  throughout Campbell’s high resource neighborhoods to foster a more inclusive  community.  City Action: Initiate a marketing program for homeowners on the benefits of . . . seek to issue permits for 216 ADUs over the  planning period. 216 City Action: Implement the City’s SB 9 Ordinance to expand the housing supply in High Resource single‐family zones. . . Seek  to integrate at least three SB 9 units annually in high resource single‐family districts. 24 City Action: Adopt an SB 10 Ordinance (2024) to allow up to 10 units to be developed on smaller residential parcels  throughout the City, with a goal to produce 200 units of missing middle housing, targeting 75% of these units in RCAAs and  high resource tracts (Program H‐1g). 200 City Action:  Require affordable developers receiving public funds to prepare an affirmative marketing plan. . . City Action:  Apply for Project Homekey funds and seek to achieve 100 units of permanent supportive housing, addressing  approximately 50% the City’s 2022 PIT count (or updated goal based on latest PIT count). 100 MH TOTAL: 540 UNITS Los Altos Hills ‐  pop. 8,500  RHNA 489 / HE  616 Buffer  26% Cert.  5/2023 p87 The Town is including several programs to further accommodate lower‐income households. Increasing housing mobility and  housing opportunities for the lower‐income population includes multifamily rental housing and lower cost rental  opportunities. The Town is including Programs A‐1, A‐2, A‐5, and A‐6 to create a multifamily overlay zone, allow by right  approval for 20 percent affordable housing developments, establish minimum densities for low‐income development, and  conduct an inclusionary zoning feasibility study respectively. The Town is also incentivizing the production of ADUs using  methods discussed in Programs A‐7 and G‐2, including tracking and monitoring ADUs and encouraging existing ADUs to  remain affordable. The Town is also including Program F‐3 to create a registry of affordable rental units as the units are built.  **A‐1 creates a new multifamily zone to allow and expedite affordable housing construction to increase housing choice  options and mobility Rezone at least 34 acres via an overlay zone and rezone to ensure that the Town fully meets RHNA  capacity within three years of the adoption of the housing element, including a buffer of 15% of the RHNA to ensure  adequate capacity. Create a high density multifamily infill overlay zone that requires a minimum of 20 du/ac and permits  densities of at least 30 du/ac for at least 19 acres on institutional properties. Rezone 15 acres from R‐A to a new multifamily  zone with a minimum density of 20 du/ac. The combined rezone and overlay zone will include capacity for at least **A‐2  Tracking Unit Count **A‐5 Minimum Density **A‐6 Inclusionary **A‐12 To increase housing opportunity and mobility  beyond identified RHNA sites, the Town will amend the zoning ordinance to allow existing, conforming single family  residences to be converted to up to three units (i.e., into a duplex or triplex), subject to objective development standards to  be prepared by the Town. These conversion units would be permitted in residential areas in specific portions of the R‐A zone  that are in lower fire hazard areas with adequate water and sewer service availabilities, as determined by the City Council  through the zoning ordinance amendment process, which goal is to identify areas that increase housing choice and mobility  throughout Town and will include areas equal to at least 25% of conforming single family residences in the Town. The Town  will conduct a mid‐cycle evaluation to examine progress of the conversion units program. NOTE: All of these rezonings are  proposed to occur through 2027. 160 ADUs 50 Conversions to Duplex or Triplex  Appendix A: Vacant Lots with Potential  SB 9 Units 37 MH TOTAL: 247 UNITS  Pleasanton ‐  pop. 78,000  RHNA 5,965 /  HE 6714 Buffer  13% Cert  9/2023 p61 1. Religious institution/faith‐based sites: . . . Permit 10 housing units on a religious institution/faith‐based site(s) with a  target of 60 percent of units in lower density areas during the 2023‐2031 planning period 2. Homesharing: Research and pursue a homesharing program, including coordination with non‐profits and other  organizations to assist with matching tenants with existing 3. Accessory dwelling units (ADUs) and other “missing middle” housing in lower‐density zones: Prepare pre‐approved ADU  building plans. Publicize ADU and JADU incentives such as reduced permit fees. 93 City will provide information about Ordinance No. 2228 and Cal. GC§§65852.21 and 66411.7 (urban lot splits and two‐unit  developments) [SB 9] including the relevant objective design standards and streamlined review available for such units, with a target of one  application for an additional housing unit each year. 8 4. Additional Junior ADUs: Develop and adopt objective standards to allow more than one Junior ADU per structure by July  2025. The objective is to achieve at least 10 JADUs in lower density areas by January 2031. 5. Marketing of housing resources and opportunities:  6. Down Payment Assistance Loan Program: Provide down payment assistance loans for first‐time homebuyers with incomes  of up to 120 percent AMI 7. Local Universal Design Ordinance: Adopt a local Universal Design Ordinance applicable to single‐family, duplex, and tri‐ plex projects. See Program 5.4 homeowners. . .goal of five opportunities per year. 40 8. Additional Housing Opportunities: Adopt an ordinance to zone certain parcels for up to 10 units of residential density if  located in either a transit‐rich area or an urban infill site consistent with GC §65913.5. The ordinance will include a map  demarcating the parcels subject to this upzoning. The City will adopt this ordinance no later than December 2025. The  objective is to provide opportunities for at least an additional 20 units through this zoning ordinance.  MH TOTAL: 181  UNITS Los Altos ‐  pop. 31,000  RHNA 1,959 /  HE 2,598  Buffer 32%  Cert. 9/2023 p49 •SB 9 – Monitor the City’s SB 9 standards and amend standards to facilitate SB 9 applicaƟons (e.g., duplexes in single‐family  zones) if the City is not on track to meet its SB 9 application goal during the planning period  •Rezoning – Modify zoning to allow residenƟal or increased residenƟal intensity and/or density of residenƟal throughout Los  Altos. This includes zoning amendments along higher intensity corridors and for sites within lower‐density neighborhoods* •Accessory Dwelling Units (ADUs) – Encourage and streamline . . . 322 •Junior ADUs – Develop and adopt objecƟve standards to allow more than one (at minimum two) Junior ADU per structure  by July 2025. The objective is to achieve at least 10 JADUs in lower‐density neighborhoods by January 2031. 10 •Religious InsƟtuƟonal Sites –Permit 10 housing units on a religious institution/faith‐based site(s) during the 2023‐2031  planning period. . . 10 •Homesharing – Research and pursue a homesharing program. . . with the goal of five opportunities per year. 40 •If the City is not on track to meet its 150 affordable housing unit goal for the 8‐year RHNA cycle by 2027 (i.e., 75 affordable  units built or in process by 2027), the City will consider alternative land use strategies and make necessary amendments to  zoning or other land use documents to facilitate a variety of housing choices, including but not limited to, strategies that  encourage missing middle zoning (small‐scale multi‐unit projects), adaptive reuse, and allowing additional and/or JADUs,  within six months, if sufficient progress toward this quantified objective is not being met. Objective: Provide 150 housing  opportunities affordable to lower income households by January 2031. Geographic Targeting: Citywide, but especially lower‐ density neighborhoods.  MH Total: 382 Units Los Gatos ‐  pop. 31,000  RHNA 1,993 /  HE 2,371  Buffer 19% Comment Number #2a.  HCD Comment An inventory of land suitable and available for residential development, including  vacant sites and sites having realistic and  demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for  a designated  income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov. Code, §  65583, subd. (a)(3).) Identify actions that will be taken to make sites available during the planning  period with appropriate zoning and  development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the  regional housing need for each income level that could not be accommodated on  sites identified in the inventory… (Gov. Code, § 65583, subd. (c)(1).) Small Sites: The element identifies several sites with parcels less than a half‐  acre (p. D‐13) that have common ownership and, in some  cases, expressed interest to redevelop the site. For small sites with expressed interest in redevelopment, the element should  clarify that the expressed interest is also in consolidating the sites. For the remaining sites (Sites D‐2 and D‐5), the element  should explain the circumstances leading to the potential for consolidation such  as necessity to consolidate due to access,  feasibility, shape, or site planning  flexibility. Based on the outcomes of this analysis, the element should add or modify  Program K (Lot Consolidation) to further promote lot consolidation, if  appropriate. Response Additional narrative added to page D‐12 of Appendix D, describing property owner interest in developing multiple parcels as  a single parcel, how the sites share access, parking, and the conduciveness to redevelopment as a single parcel given the lot  shape and configuration. Priority Rating Straight forward Examples from  Other Certified Housing  Elements This comment is not applicable to other similar cities with certified Housing Elements. Campbell ‐  pop. 44,000  RHNA 2,977 /  HE 5,311  Buffer 78%  Cert. 5/2023 Los Altos Hills ‐  pop. 8,500  RHNA 489 / HE  616 Buffer  26% Cert.  5/2023 Pleasanton ‐  pop. 78,000  RHNA 5,965 /  HE 6714 Buffer  13% Cert  9/2023 Los Altos ‐  pop. 31,000  RHNA 1,959 /  HE 2,598  Buffer 32%  Cert. 9/2023 Los Gatos ‐  pop. 31,000  RHNA 1,993 /  HE 2,371  Buffer 19% Comment Number #2b. HCD Comment Electronic Sites Inventory: For your information, while the Town has submitted an electronic sites inventory as part of this submittal, pursuant to Government Code section 65583.3, the Town must submit an electronic sites inventory with its  adopted housing element. Please see HCD’s housing element webpage at https://www.hcd.ca.gov/planning‐ andcommunity‐development/housing‐elements for a copy of the form and instructions. The Town can reach out to HCD at  sitesinventory@hcd.ca.gov for technical assistance. Response N/A Priority Rating For information only Examples from  Other Certified Housing  Elements N/A Campbell ‐  pop. 44,000  RHNA 2,977 /  HE 5,311  Buffer 78%  Cert. 5/2023 Los Altos Hills ‐  pop. 8,500  RHNA 489 / HE  616 Buffer  26% Cert.  5/2023 Pleasanton ‐  pop. 78,000  RHNA 5,965 /  HE 6714 Buffer  13% Cert  9/2023 Los Altos ‐  pop. 31,000  RHNA 1,959 /  HE 2,598  Buffer 32%  Cert. 9/2023 Los Gatos ‐  pop. 31,000  RHNA 1,993 /  HE 2,371  Buffer 19% Comment Number #2c.  HCD Comment Adequate Sites Programs: As noted in the prior review, if necessary to make appropriate zoning available to accommodate the lower‐income RHNA,  programs must be revised to meet all requirements pursuant to Government Code section 65583.2, subdivisions (c), (h) and  (i). The element includes Programs D (Program By Right Zoning Text Amendment to Accommodate RHNA), AR (General Plan  Amendment) and AS (Adequate Sites for Housing) to address these requirements. With respect to sites identified in prior  planning periods, the element meets statutory requirements, but these actions must be completed by January 31, 2024.  With respect to a shortfall of adequate sites to accommodate the lower‐income RHNA, the element includes Programs AR  and AS. However, the Programs commit to the appropriate zoning given the rezoning occurs after the statutory deadline of  January 31, 2023. HCD understands the Town completed the rezoning after the statutory deadline and, therefore, the  rezoning must meet all by right requirements pursuant to Government Code section 65583.2, subdivisions (h) and (i). Based  on a cursory review, the rezoning does not appear to meet these requirements. As a result, these programs must clearly  commit to meet all by‐right requirements by January 31, 2024. In addition, please be aware, the recent California appellate decision in Martinez v. City of Clovis found that while overlays  can be used in a rezone, when the base zone allows residential development, both the base zone and the overlay zone must  comply with the minimum density requirements of Government Code section 65583.2, subdivision (h). The Town may need  to adjust its rezoning strategy if the underlying zoning for sites that will be rezoned allows minimum densities less than 20  dwelling units  per acre. Martinez v. City of Clovis (2023) 90 Cal.App.5th 193, 307 Cal.Rptr.3d 64. Response On January 24, 2024, the Planning Commission will consider and make a recommendation on proposed amendments to the  Housing Element Overlay Zone (HEOZ) Ordinance in response to the by right requirements pursuant to Government Code  section 65583.2, subdivisions (h) and (i), as well as the minimum density requirements of Government Code section 65583.2,  subdivision (h).  The Town Council will consider the proposed HEOZ amendments at a future date. Priority Rating Straight forward Examples from  Other Certified Housing  Elements This comment is not applicable to other similar cities with certified Housing Elements. Campbell ‐  pop. 44,000  RHNA 2,977 /  HE 5,311  Buffer 78%  Cert. 5/2023 Los Altos Hills ‐  pop. 8,500  RHNA 489 / HE  616 Buffer  26% Cert.  5/2023 Pleasanton ‐  pop. 78,000  RHNA 5,965 /  HE 6714 Buffer  13% Cert  9/2023 Los Altos ‐  pop. 31,000  RHNA 1,959 /  HE 2,598  Buffer 32%  Cert. 9/2023 Los Gatos ‐  pop. 31,000  RHNA 1,993 /  HE 2,371  Buffer 19% Comment Number #3a.  HCD Comment An analysis of potential and actual governmental constraints upon the   maintenance, improvement, or development of  housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons  with disabilities as identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their  enforcement, site improvements, fees and other exactions required of developers, and local processing and permit  procedures... (Gov. Code, § 65583, subd. (a)(5).)  Address and, where appropriate and legally possible, remove governmental  and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all  income levels and housing for persons with disabilities…(Gov. Code, § 65583, subd. (c)(3).) Land Use Controls: HCD’s prior review found that the Town must list and evaluate development standards in the  North Forty Specific Plan and  High Density Residential and Commercial designation. In response, the Town has now listed development standards by each  zoning district but should also analyze those development standards for impacts on housing supply and cost and most  importantly, the ability to encourage maximum densities without exceptions. For example, lot coverages, heights, and  setbacks in the Multifamily Residential (RM) zone; and lot coverage heights and guest parking requirements in the North  Forty Specific Plan could be constraints. Based on the outcomes of a complete analysis, the element should add or modify  programs to include specific commitment to review and revise these development standards as necessary. Response Additional narrative added on pages C‐8 and C‐9 of Appendix C to identify the increased development standards, such as  building height and lot coverage for sites within the HEOZ.  The Housing Element already includes an action to develop  standards to achieve maximum density, including reducing parking requirements. The Town does not have a trend of meeting the maximum density, which is primarily due to developer preference.   Additional narrative added to Implementation Program J on page 10‐45 of Chapter 10 to identify a new action to establish a  maximum average unit size. Priority Rating Straight forward Examples from  Other Certified Housing  Elements Town of Los Altos Hills, starting on page 138. City of Campbell, starting on page H.II‐123. Campbell ‐  pop. 44,000  RHNA 2,977 /  HE 5,311  Buffer 78%  Cert. 5/2023 Los Altos Hills ‐  pop. 8,500  RHNA 489 / HE  616 Buffer  26% Cert.  5/2023 Pleasanton ‐  pop. 78,000  RHNA 5,965 /  HE 6714 Buffer  13% Cert  9/2023 Los Altos ‐  pop. 31,000  RHNA 1,959 /  HE 2,598  Buffer 32%  Cert. 9/2023 Los Gatos ‐  pop. 31,000  RHNA 1,993 /  HE 2,371  Buffer 19% Comment Number #3b.  HCD Comment Local Processing and Permit Procedures: The element now discusses decision‐making bodies and lists approval findings for  the Architecture and Site Application. However, the element should also analyze these processes to better inform programs to  address identified constraint. For example, the element mentions the decision‐making body depends on the scope of the  application. The element should explain the scope, resulting decision‐making body and impacts on approval timing and  certainty. In addition, the element lists approval findings and concludes some findings may be constraints then modifies  Program AQ (Zoning Code Amendments) to amend approval findings (considerations). But the element should discuss which  approval findings may be constraints to better inform implementation of Program AQ. Response Portions of the constraints section located within Appendix C specifically identify approval findings that may be considered  subjective, and; therefore, Implementation Program AQ on pages 10‐67 and 10‐ 68 of Chapter 10 has been modified to  include language to address subjective approval findings. Priority Rating Straight forward Examples from  Other Certified Housing  Elements City of Campbell, starting on page H.II‐156. Town of Los Altos Hills, starting on page 152. Campbell ‐  pop. 44,000  RHNA 2,977 /  HE 5,311  Buffer 78%  Cert. 5/2023 H.11‐156 This list describes the findings required for various housing projects.—Zoning Clearance (Ministerial  Review):—Housing Projects Subject to Requirements: Housing projects not subject to—Administrative Site and Architectural  Review Permit, Site and Architectural—Review Permit, Administrative Planned Development Permit, or  Planned—Development Permit. This process includes SB‐9 applications.—Required Findings: N/A.—Administrative Site and  Architectural Review Permit (CMC—21.42.050.B)—Housing Projects Subject to Requirements:——. . .—Required  Findings:—1. The project will be consistent with the general plan;—2. The project will aid in the harmonious development of  the—immediate area;* and—3. The project is consistent with applicable adopted design—guidelines, development  agreement,overlay district,area plan,—neighborhood plan,and specific plan(s)... Los Altos Hills ‐  pop. 8,500  RHNA 489 / HE  616 Buffer  26% Cert.  5/2023 152 The Town’s standard residential entitlement process does not require findings to be made prior to approving single‐ family residential projects. The approval body (generally the Planning Commission) approves single‐family residential  applications without requiring additional findings if the project complies with objective standards such as setbacks, height  (27 feet), maximum floor area, and lot unit factor (which calculates lot area based on steepness of slope). The Town does  not have a separate design review body, nor does it require housing projects to undergo design review. In 2010, the Town  implemented a zoning text amendment to create a Fast‐Track process, with specific implementation guidelines, that further  allows the Planning Director to expedite review and approval of housing project applications if the project complies with  applicable requirements including objective zoning and subdivision standards. The Fast‐Track process also would allow such  qualifying projects to be expedited regardless of the amount of public input the Town receives. With the Fast Track process  in place, project approval timelines have significantly been reduced. To illustrate, 80% of new residences and rebuilds are  heard at Site Development/Fast‐track public hearings, scheduled weekly and on an as‐needed basis, instead of during  monthly Planning Commission meetings. . . Pleasanton ‐  pop. 78,000  RHNA 5,965 /  HE 6714 Buffer  13% Cert  9/2023 Los Altos ‐  pop. 31,000  RHNA 1,959 /  HE 2,598  Buffer 32%  Cert. 9/2023 Los Gatos ‐  pop. 31,000  RHNA 1,993 /  HE 2,371  Buffer 19% Comment Number #3c.(1)  HCD Comment Programs: As noted above, the element requires a complete analysis of potential governmental constraints. Depending  upon the results of that analysis, the Town may need to revise or add programs and address and remove or mitigate any  identified constraints. In addition, programs should be revised, as follows: •  Program D (Additional Capacity for the North  Forty Specific Plan): The Program should also commit to establish or modify  development standards to facilitate achieving maximum densities, regardless of the level of affordability and should specify  to either remove the unit cap or increase the unit cap to allow maximum build out of each parcel, including State Density  Bonus Law or other circumstances that might warrant increasing allowable densities. •  Program V (Housing opportunities for Persons  living with Disabilities): Given the importance of promoting housing access  for persons with disabilities, the Program could be modified with a date earlier in the planning period (e.g., by December  2024). Response Modification of the language to Implementation Program D on page 10‐41 of Chapter 10 to include an action to amend the  North Forty Specific Plan to include a policy, specifying that additional units resulting from density bonus, SB 330, or other  applicable State laws will not count toward the unit cap.  Modification of the timing of completion for Implementation  Program V on page 10‐54 of Chapter 10 to be done earlier in the planning period. Priority Rating Straight forward Examples from  Other Certified Housing  Elements This comment is not applicable to other similar cities with certified Housing Elements. Campbell ‐  pop. 44,000  RHNA 2,977 /  HE 5,311  Buffer 78%  Cert. 5/2023 Los Altos Hills ‐  pop. 8,500  RHNA 489 / HE  616 Buffer  26% Cert.  5/2023 Pleasanton ‐  pop. 78,000  RHNA 5,965 /  HE 6714 Buffer  13% Cert  9/2023 Los Altos ‐  pop. 31,000  RHNA 1,959 /  HE 2,598  Buffer 32%  Cert. 9/2023 Los Gatos ‐  pop. 31,000  RHNA 1,993 /  HE 2,371  Buffer 19% Comment Number #3c.(2) HCD Comment •  Program AA (Reduce Parking Standards): The Program currently commits to “Initiate a study to determine specific  updates…” While initiating a study and making a determination are important steps by themselves, these actions do not  result in outcomes. The Program should clearly commit to amending the municipal code. For example, the Program could  commit to: “Initiate a study and outreach, including with developers, and amend the Municipal Code, as follows:…” Response Modification of the language to Implementation Program AA on page 10‐57 of Chapter 10 to include a defined action.  Priority Rating Examples from  Other Certified Housing  Elements Campbell ‐  pop. 44,000  RHNA 2,977 /  HE 5,311  Buffer 78%  Cert. 5/2023 Los Altos Hills ‐  pop. 8,500  RHNA 489 / HE  616 Buffer  26% Cert.  5/2023 Pleasanton ‐  pop. 78,000  RHNA 5,965 /  HE 6714 Buffer  13% Cert  9/2023 Program 4.6 The City allows for parking reductions in certain circumstances, and state law establishes no minimum parking requirement  or highly reduced parking rates for qualifying projects (e.g., state density bonus law, SB 35, AB 2097, etc.). To further reduce  the impacts of parking requirements on the production of housing, the City will assess and update multi‐family parking  standards citywide to establish lower rates for studios and one‐bedroom units and reduce the covered parking requirement  (i.e., not require covered parking for studio and one‐bedroom units). • Responsible Agency: Planning Division • Time Period: June 2024 •Funding Source:Planning Division Budget Los Altos ‐  pop. 31,000  RHNA 1,959 /  HE 2,598  Buffer 32%  Cert. 9/2023 p30 Revise parking standards citywide for commercial (mixed‐use) and multi‐family residential zones to implement a sliding  scale based on unit size (number of bedrooms). Multi‐family parking ratios shall be reduced to be consistent with State  Density Bonus Law (Government Code §65915(p)), with no more than the following required: − 0‐1 bedroom – one parking space − 2‐3 bedrooms – 1.5 parking spaces − 4 or more bedrooms – 2.5 parking spaces − Guest Parking – 0 spaces Lower ratios or no parking shall be required for qualifying projects pursuant to §65915(p). • Consistent with AB 2097, the City will update its parking regulations to remove minimum parking requirements on any  residential, commercial, or other development projects within one half‐mile of public transit (as defined in AB 2097) unless  required findings are made as specified in State law. The City will map eligible properties consistent with AB 2097 and will  apply current State law even before local amendments are adopted (AB 2097 is effective January 1, 2023). Los Gatos ‐  pop. 31,000  RHNA 1,993 /  HE 2,371  Buffer 19% Comment Number #3c.(3)    HCD Comment •  Program AQ (Zoning Code Amendments): The Program commits to apply the Housing Element Overlay Zone (HEOZ) to  identified sites and modify development standards. HCD understands this action has been completed. Based on a cursory  review of the Town’s Ordinance 2347, some development standards such as heights may be a constraint on achieving  maximum densities. As a result, this Program should commit to monitor and evaluate these development standards,  including outreach with the development community, and making adjustments, as appropriate, by a specified date. Response Modification of the language to Implementation Program AQ on page 10‐67 of Chapter 10 to commit to monitoring and  evaluating the HEOZ development standards and making adjustments as necessary. Additional edits were made to commit to modifications to the open space and parking requirements within Implementation  Program AQ based on feedback received from HCD on December 13, 2023. Priority Rating Examples from  Other Certified Housing  Elements Campbell ‐  pop. 44,000  RHNA 2,977 /  HE 5,311  Buffer 78%  Cert. 5/2023 Los Altos Hills ‐  pop. 8,500  RHNA 489 / HE  616 Buffer  26% Cert.  5/2023 Pleasanton ‐  pop. 78,000  RHNA 5,965 /  HE 6714 Buffer  13% Cert  9/2023 Los Altos ‐  pop. 31,000  RHNA 1,959 /  HE 2,598  Buffer 32%  Cert. 9/2023 Los Gatos ‐  pop. 31,000  RHNA 1,993 /  HE 2,371  Buffer 19% Comment Number #3c.(4)    HCD Comment  Program AW (Story Poles and Netting Policy): While the Program now commits to revise Story Poles and Netting Policy Requirements;these requirements are constraints and impact housing costs; supply (number  of units) and approval certainty and should be removed or replaced with cost effective measures to promote certainty for  the developers and the community. Further, the element should evaluate the effectiveness of any future requirements or  measures, and making adjustments, as necessary, by a specified date (e.g., by 2028). Response Additional narrative added to Implementation Program AW on pages 10‐72 and 10‐73 of Chapter 10 to describe the further  modifications made to the Story Pole Policy by the Town Council on December 5, 2023. Priority Rating Examples from  Other Certified Housing  Elements Campbell ‐  pop. 44,000  RHNA 2,977 /  HE 5,311  Buffer 78%  Cert. 5/2023 Los Altos Hills ‐  pop. 8,500  RHNA 489 / HE  616 Buffer  26% Cert.  5/2023 Story Pole Policy  Town policy requires new primary residences and major additions (over 900 square feet in floor area) to be staked on site  and that story poles and netting be put up to help provide the decision‐making body a visual tool to evaluate the proposed  project. ADUs and SB 9 units do not require story poles as they are ministerial, and no public review is required.  The cost of story poles is does not add significantly to development in the Town. Story poles cost from $2,000 to $4,000  dollars along with a nominal rental fee. They do not constrain the supply of housing, cost, or timing and ability to achieve  maximum density on lots. The Town typically requires Story Poles to be up 10‐day before a public hearing. Story poles are  conducted concurrently within the required review process and do not extend time, their cost is relatively small in  comparison to full entitlement and construction costs. After analysis of recent projects, story poles have not resulted in any  denials, delays, or significant costs as costs reflect a fraction of a typical entitlement and therefore do not pose as a  constraint to development. Story poles are not anticipated to be required for multifamily developments in the Town.  Story poles are required to be used for the following applications: . . . Pleasanton ‐  pop. 78,000  RHNA 5,965 /  HE 6714 Buffer  13% Cert  9/2023 Los Altos ‐  pop. 31,000  RHNA 1,959 /  HE 2,598  Buffer 32%  Cert. 9/2023 Los Gatos ‐  pop. 31,000  RHNA 1,993 /  HE 2,371  Buffer 19% Comment Number #4  HCD Comment Develop a plan that incentivizes and promotes the creation of accessory dwelling units that can be offered at affordable  rent... (Gov. Code, § 65583, subd. (c)(7).) Program Q Accessory Dwelling Units (ADU): While the Program now commits to amend the ADU Ordinance, it must also  commit to establish incentives such as modifying development standards (e.g., heights), pursuing funding; waiving fees  beyond ADU law; proactive marketing and establishing points of contact to ease permitting processes. In addition, the  Program commits to monitor production and affordability of ADUs annually but should also commit to making adjustments  by a specified date (e.g., within six months) if production and affordability are not meeting assumptions. Further, the Program should clearly commit to options beyond incentives such as rezoning if production and affordability far  differs from assumptions. Response Modification of the language to Implementation Program Q on pages 10‐49 and 10‐50 of Chapter 10 to include a monitoring  component with a schedule to develop alternative actions. Priority Rating Straight forward Examples from  Other Certified Housing  Elements City of Campbell, starting on page H.IV‐67. City of Pleasanton, starting on page 29. Campbell ‐  pop. 44,000  RHNA 2,977 /  HE 5,311  Buffer 78%  Cert. 5/2023 Los Altos Hills ‐  pop. 8,500  RHNA 489 / HE  616 Buffer  26% Cert.  5/2023 Pleasanton ‐  pop. 78,000  RHNA 5,965 /  HE 6714 Buffer  13% Cert  9/2023 Los Altos ‐  pop. 31,000  RHNA 1,959 /  HE 2,598  Buffer 32%  Cert. 9/2023 Los Gatos ‐  pop. 31,000  RHNA 1,993 /  HE 2,371  Buffer 19% Comment Number #5 HCD Comment Local governments shall make a diligent effort to achieve public participation of all economic segments of the community in  the development of the Housing Element, and the element shall describe this effort. (Gov. Code, § 65583, subd. (c)(9).) Public participation in the development, adoption and implementation of the housing element is essential to effective  housing planning. Throughout the housing element process, the Town should continue to engage the community, including  organizations that represent lower‐income and special needs households, by making information regularly available and  considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted  on the local government’s website and to email a link to all individuals and organizations that have previously requested  notices relating to the local government’s housing element at least seven days before submitting to HCD. HCD particularly  encourages the Town to continue engaging commenters on this review. These comments contained valuable insights that  can result in a more effective housing elements, especially related to programs and specific commitment. HCD’s future  reviews will continue to consider the extent to which the revised element documents how the Town solicited, considered,  and addressed public comments in the element. The Town’s consideration of public comments must not be limited by HCD’s  findings in this review letter. Response Town staff will continue to engage with the community regarding the Housing Element update process by maintaining the  information posted on the Housing Element update website, through posting on the Town’s various social media accounts,  and evaluation of public comments received. Priority Rating Straight forward Examples from  Other Certified Housing  Elements This comment is not applicable to other similar cities with certified Housing Elements. Campbell ‐  pop. 44,000  RHNA 2,977 /  HE 5,311  Buffer 78%  Cert. 5/2023 Los Altos Hills ‐  pop. 8,500  RHNA 489 / HE  616 Buffer  26% Cert.  5/2023 Pleasanton ‐  pop. 78,000  RHNA 5,965 /  HE 6714 Buffer  13% Cert  9/2023 Los Altos ‐  pop. 31,000  RHNA 1,959 /  HE 2,598  Buffer 32%  Cert. 9/2023 Los Gatos ‐  pop. 31,000  RHNA 1,993 /  HE 2,371  Buffer 19% Comment Number Note HCD Comment For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), as the Town failed to adopt a  compliant housing element within 120 days of the statutory deadline (January 31, 2023); programs to rezone and make  prior identified sites available or address a shortfall of capacity to accommodate the RHNA (e.g., Program D: Program By  Right Zoning Text Amendment to Accommodate RHNA, Program AR: General Plan Amendment, Program AS: Sites Previously  Identified) must be completed no later than one year from the statutory deadline. Otherwise, the local government’s  housing element will no longer comply with State Housing Element Law, and HCD may revoke its finding of substantial  compliance Response N/A Priority Rating For information only Examples from  Other Certified Housing  Elements N/A Campbell ‐  pop. 44,000  RHNA 2,977 /  HE 5,311  Buffer 78%  Cert. 5/2023 Los Altos Hills ‐  pop. 8,500  RHNA 489 / HE  616 Buffer  26% Cert.  5/2023 Pleasanton ‐  pop. 78,000  RHNA 5,965 /  HE 6714 Buffer  13% Cert  9/2023 Los Altos ‐  pop. 31,000  RHNA 1,959 /  HE 2,598  Buffer 32%  Cert. 9/2023 *Loyola Corners is along Foothill Expy comprising about 15% of LA.   Specific purposes for LC/SPZ Districts are as follows: A.To maintain a neighborhood convenience commercial orientation supplemented on a limited basis with retail service and  office‐administrative services uses; B.To implement the objectives, policies and commercial center specific plan; C.To assist in the re‐establishment of business momentum for Loyola Corners; D.To protect nearby residents from unreasonable intrusions from the shopping area; E.To apply to the area delineated below:  Los Gatos ‐  pop. 31,000  RHNA 1,993 /  HE 2,371  Buffer 19% This Page Intentionally Left Blank From: quintana <> Sent: Tuesday, January 16, 2024 10:56 AM To: Clerk <Clerk@losgatosca.gov> Subject: Agenda Item 11 1/16/24 Council Meeting Mayor Badame and Council Members, Please refer to the following figures: -Figure A-44. All Transit Performance Score and Connectivity Map, Los Gatos 2019 (Page A-92 of Appendix A and page 340 of tonight’s Agenda Item #11) and -Figure A-44. High Quality Transit Stops, Los Gatos, 2022 (Page A-94 of Appendix A and page 342 of tonight’s Agenda Item #11). These differ from the Asset Maps for each Site Inventory Area in Appendix D Site Inventory, which show local transit stops. The overall transit score of Figure A-44-page A-92 considers connectivity, access to jobs and frequency of service. While Los Gatos as a whole as a relatively low score (3.7) the areas in the east part of town (near Harwood and Blossom Hill, and Leigh and Union near Los Gatos Almaden Road have scores similar to those along the 17 corridor. These areas may be good candidates to provide more medium density housing providing a better distribution of housing throughout Los Gatos. There is a C-1 and Office area located on the corner of Union and Los Gatos Almaden. The C-1 area is a shopping center with a Safeway with an office building. The area immediately surrounding this center is zoned Medium Density Residential and RD, with R-1 beyond. The wording of Program J Small Unit Housing is too general to provide an understanding of what changes are being proposed. Lee Quintana From: Kathryn Janoff <> Sent: Monday, January 15, 2024 6:32 PM To: Jennifer Armer <JArmer@losgatosca.gov> Subject: Draft HE comments Hi, Jennifer: Thank you for the hard work Staff has put into preparing the January HE draft. This email will provide my comments on the latest draft HE. Please note that while I serve on the Planning Commission and on the Housing Element Advisory Board, I am providing these comments as a concerned resident of our Town. Los Altos' Certified Housing Element is a particularly good example for Los Gatos as its population, demographics, and affluence are very similar to our Town. There are areas of their work to consider to bolster our response to HCD's December 1, 2023 comments. Related to our HCD Comment #1: RCAA: See page F-44 of Los Altos HE, Section F.2.8 Summary of Fair Housing Issues. Here Los Altos provides a summary of analysis concluding with these four primary issues and the housing needs they drive. A similar summary for Los Gatos would demonstrate to HCD a deeper analysis and understanding of why specific programs are prioritized in Los Gatos' HE. Also, see Los Altos Program 6.G, Housing Mobility, pp 48-50. This is a much clearer discussion and consolidation of the strategies related to Housing Mobility. While LG may have similar strategies, they are found throughout the draft HE and as such do not appear to reflect the same level of commitment as Los Altos. Related to our HCD Comment #3: I see a few additions on page C-8 and C-9 around the topic of land use controls, specifically height. This appears to fall short of what HCD is outlined (pg. 4, Land Use Controls). If it is the case these height limits don't impede development, this would be a good place to insert the words: " based on discussions with developers . . ." Also, where does the Town "encourage maximum densities without exceptions"? We say developers' preference is to not maximize (comment matrix #3a), so we don't offer it. But this seems to be circular reasoning unless analysis of developers' intentions is more clear. Related to our HCD Comment #5 (incorporating public comment): Throughout their HE, Los Altos inserts the following: "based on comments received during the planning period of this Housing Element . . ." or similar language to indicate how public participation has impacted the Housing Element. (Try searching for the word "during.") December 1st response matrix: Staff should explain why comments from HCD are not applicable.