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<br />913/0 <br /> <br />E. The housing shortage also adversely impacts the environment because <br /> <br />employees and laborers who are unable to find decent and affordable local <br /> <br />housing, are forced to commute long distances, resulting in consumption of lim- <br /> <br />ited energy resources, air pollution, traffic congestion and overburdened public <br /> <br />transportation facilities; <br /> <br />F. A low vacancy rate for rental housing affordable to most workers in of- <br /> <br />fice developments exists in the City, due, in part, to factors unrelated to office <br /> <br />development, such as high interest rates, rising land costs in the City, immigra- <br /> <br />tion from abroad, demographic changes (including the reduction in the number of <br /> <br />persons per household), and personal, subjective choices by households that <br /> <br />the City of Redwood City is a desirable place in which to reside; <br /> <br />G. The low vacancy rate is also due in part to large office developments <br /> <br />that have attracted and will continue to attract additional employees and resi- <br /> <br />dents to the City, some of whom are competing with present residents for the <br /> <br />scarce, vacant housing units in the City; <br /> <br />H. In the City of Redwood City, office or retail uses of land generally yield <br /> <br />higher income to the owner than housing, a factor which militates against ex- <br /> <br />panding the supply of housing; <br /> <br />I. The most recent Regional Housing Needs Determination of the Asso- <br /> <br />ciation of Bay Area Governments ("ABAG") assigns 2,544 housing units to the <br /> <br />City Redwood City for the period 1999-2006; <br /> <br />Ord-118 <br />f/sh/sh/RC/Counci I/0rd <br />DES:rg <br />08/24/00 <br /> <br />2 <br />