AgdaPkt 2000-08-28 - Laserfiche WebLink

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9/33 250 sq. ft. per employee density This is the most widely used office worker density; in the current economy, however, office/high tech space is probably a density of 200 sq. ft. per employee or less. 1.76 workers per worker household US Census figure from 1990. Factors out retired, student, and other non-worker households. 2.27 housing units per 1000 s.f. Total housing demand per 1000 square feet. = 100% of Demand. However, providing 2.27 housing units per 1000 sq. ft. of office does not take into account several factors: The commute relationships in any metropolitan area; even under the most ideal of conditions all workers will not choose to reside in the same jurisdiction as they work. The concept that the responsibility for mitigating housing demands rests solely with the developer of the office space. According to the 1990 Census 23.3% of those who worked in Redwood City also lived there. In 1980, that relationship was 33.5%; in 2000 the relationship could well be under 20%. At 23.3% of 2.27, (the number of housing units needed to accommodate the housing demand created by 1000 square feet of office) the adiusted need would be sliqhtlv over 0.5 units (this translates to 1 unit for every 2000 square feet of off.!.çtl On average if Redwood City were expecting 650,000 sq. ft. of office/high tech space to be built per year, the 0.5 ratio would suggest 325 units per year. This is a reasonable expectation for annual housing production based on past experience in Redwood City. At multi-family densities of 40 to 50 units per acre, 325 units would translate to 6.6 to 8 acres of housing. Comparing with other City Housing Mitigation measures, Pleasanton and Livermore have in lieu fees that probably represent under 10% of the housing demand created. Palo Alto's housing mitigation program (in place for over 25 years) mitigates at about a 20% relationship. Napa County and the City of Napa have mitigation programs that are roughly 5% of the calculated impact. In summary, when cities and counties determine a mitigation requirement, it is usually some small share of the calculated burden - say anywhere from 5 to 25 percent. 3. Recommendation a. Zoning Ordinance Amendments The recommendation for a Work Force Housing Production Ordinance is' a multi-tiered approach. The July 24, 2000 staff report (on the Urgency Interim Ordinances currently in place) illustrated that the current market favors office development, since office development generates a much higher return to the landowner than does housing. 3 . .......---.." -"'YO""