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Published on 02/16/1998 All articles from this issue

Second units key to affordable housing

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Editorial

The state's mandate requiring affordable housing, in place since 1980, shows no signs of going away. So, despite some protests that the mandate is unfair to affluent Los Altos, city officials must continue to find ways of meeting that mandate.

Second units, the smaller, separate additions added to properties with existing homes (often referred to as "granny units"), are a vital part of the affordable housing equation. Of the 31 total units identified as affordable unit prospects under the current city housing element, good until July 1, 1999, the vast majority are affordable second units.

Recent discussion at a council and planning commission study session centered on the size of properties that could accommodate second units. At least three council members felt 10,000-square-foot lots were too small for second units - even at the 640-square-foot limits the city had set. Council members talked about limiting affordable second units to minimum 15,000-square-foot lots.

We ask: Why limit our options when compliance with the affordable housing law is mandatory?

There are 7,500 lots with 10,000-to-15,000-square-feet and only 400 with 15,000 or more. Only a small fraction of these lots will end up with affordable second units. And as lot size goes up, fewer lots qualify for affordable housing.

Chances for affordable second units could also increase if the city upped the square footage on second units proportional to the increased lot size. For instance, a 1,000-square-foot second unit seems appropriate for a 15,000-square-foot lot. Currently, there is no ordinance in place even setting standards for affordable second units.

Some feel Los Altos should protest the affordable housing mandate. City officials and residents certainly have the right to gripe to Sacramento. But until the law changes, rules are rules.

The rules are that every five years, the city must report on its efforts to provide affordable housing. It must detail its progress and how it plans to provide more. If it is not meeting state-perceived goals, it must explain why and what it can do to better meet state objectives.

Failure to do so can result in lawsuits and penalties that, with a judge's ruling, could result in costly fines, legal fees and, worst case, a moratorium on any building within the city - even simple remodels.

With second units being such a key to ensuring a workable affordable housing element, let's resurrect the affordable second unit ordinance and expand horizons - not set limits.