Agenda packet — Brisbane City Council, May 18, 2023 (part 2 of 4)

(p. B-14), it must still demonstrate the affordability of the units, particularly for units utilized toward the lower-income and moderate-income RHNA. Affordability must be demonstrated based on actual sales price, rent level or other mechanisms ensuring affordability (e.g., deed restrictions). Please see HCD’s prior review for additional information.

In addition, the element now discusses that Remedial Action Plans have been approved and environmental clean up is estimated between three and four years to complete but should still demonstrate the availability of the Baylands in the planning period. Specifically, the element should still discuss the anticipated schedule, including timing for all entitlements, infrastructure, phasing requirements, build out horizons and any other factors or known barriers impacting the availability in the planning period.

Nonvacant Sites: The element now describes existing uses on sites identified in the PAOZ-1 and PAOZ 2 zoning districts and includes some recent experience with redevelopment on a similar site. However, the element should utilize additional experience or development trends on sites with similar uses to further support assumptions on PAOZ-1 and PAOZ zoned sites. The element may utilize development experience from nearby and comparable communities to complete this analysis. In addition, the element should evaluate the extent existing uses impede additional development on nonvacant sites outside of the PAOZ 1 and PAOZ 2 zoning districts. For example, several sites have existing single family residential uses where the potential added residential capacity does not far exceed the existing number of units (1 to 1 ratio). In addition, the inventory appears to identify sites with parking lots and the element should evaluate these existing uses and the potential for redevelopment. Please see HCD’s prior review for additional information.

In addition, if the element relies on nonvacant sites to accommodate 50 percent or more of the RHNA for lower-income households, specific requirements are triggered to make findings (e.g., adoption resolution) based on substantial evidence that the existing use is not an impediment and will likely discontinue in the planning period. While the element does not currently trigger this requirement, if future submittals do trigger this requirement, the appropriate findings must be made based on substantial evidence.

Electronic Sites Inventory: Although the City has submitted electronic sites inventory as described in the prior review, if any changes occur, the City should submit revisions as part of any future re-adoption or submittal. Please see HCD’s housing element webpage at https://www.hcd.ca.gov/planning-and-communitydevelopment/housing-elements for additional information.

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Programs: As noted above, the element does not include a complete site analysis. Depending upon the results of that analysis, the City may need to add or revise programs. In addition, the element should be revised, as follows:
• Program 2.A.9 (Monitor Approvals of Pipeline Projects): As noted above, the element must complete an analysis of the availability of the Baylands in the planning period. This Program should be revised based on the outcomes of a complete analysis. In addition, the Program should be revised with the anticipated number of units by affordability, anticipated dates for final entitlements and building permits and should commit to a specified date when alternative sites will be identified if the pipeline is not completed as anticipated.
• Program 2.A.8 (Transitional and Supportive Housing): The Program should be revised with an implementation date earlier in the planning period (e.g., by 2025).
• Prior Identified Sites: HCD’s prior review found the element must include a program to utilize sites identified in prior planning periods. In the City’s comment summary, vacant sites from two or more planning periods were not identified toward the lower-income RHNA. However, the element appears to identify nonvacant sites from the prior planning period toward the lower-income RHNA which triggers this requirement. The element should either demonstrate nonvacant sites from the prior planning period are not used toward the lower-income RHNA or add or modify a program, as appropriate. Please see HCD’s review for additional information.

2. 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… …including land use controls... (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. The program shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).)
Land Use Controls: While the element now appears to show multifamily heights do not impact the ability to achieve maximum densities, it also notes multifamily height can constrain development. Further, the element indicates affordable ATTACHMENT 3
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housing developers regard the multifamily heights as a constraint and would need to seek exception to the development standards. As a result, the element should either demonstrate the heights are not a constraint or add or modify a program to address the multifamily heights as a constraint on development.

On/Off-Site Improvements: The element now indicates that off-site improvements can substantially increase costs for additions or smaller developments. As a result, the element should either demonstrate these improvements are not a constraint or add or modify a program to address the identified constraint.

Persons with Disabilities: HCD’s prior review found the element must analyze potential governmental constraints on housing for persons with disabilities, including the reasonable accommodation procedure, definition of family and requirements on group homes for seven or more persons. In response, the element now describes the definition of family which appears to explicitly exclude group homes for seven or more persons. Further, the City subjects these uses to a conditional use permit (CUP), a complex discretionary process that impacts timing, feasibility and approval certainty and acts as a constraint. As a result, the element should include a program to modify the definition of family and revise or remove the CUP permit procedure as identified constraints. Permit procedures should allow group homes in all zones allowing residential uses with objectivity to facilitate approval certainty similar to other residential uses of similar form.

3. The Housing Element shall contain programs which assist in the development of adequate housing to meet the needs of extremely low-, very low-, low- and moderate-income households. (Gov. Code, § 65583, subd. (c)(2).) While the element now includes Program 2.F.7 to assist in the development of housing for extremely low-income (ELI) households, timelines should be adjusted earlier in the planning period (e.g., by 2025). In addition, the Program should clarify that outreach and coordination with affordable housing developers includes identifying development and other housing opportunities.

4. 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).) While the element includes various programs to Affirmatively Furthering Fair Housing (AFFH), the programs should be modified with metrics or numerical targets and geographic targeting toward significant and meaningful outcomes. An example of a metric would be the number of households assisted or number of units produced. An example of geographic targeting would be throughout the City, higher income areas or lower density neighborhoods. Specifically, the ATTACHMENT 3
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following programs should include metrics and geographic targeting: Programs

1.A.2 (Outreach), 1.A.3 (Targeted Outreach), 2.A.5 (Small Lots and Housing Type Variety), 2.B.1 (Baylands), 2.D.2 (Accessory Dwelling Units), 2.E.1 (Affordable Housing Strategic Plan), 2.E.5 (Linkage Fee), 2.E.6 (City-owned Sites), 3.B.1 (Housing Choice Vouchers), 4.A.1 (Affordable Housing Strategic Plan), 4.A.3 (Fair Housing Training), 4.A.4 (Fair Housing Complaints), 4.A.5 (Targeted Outreach) and 4.A.9 (Homeshare).

5. 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).)
While the element now includes Program 5.A.(Stakeholder Committee) to establish a stakeholder committee, the Program should also commit to engage the Committee as part of the annual progress report on implementation pursuant to Government Code section 65400. In addition, as found in the prior review, moving forward as part of any future submittal, the City should employ additional methods for public outreach efforts in the future, particularly to include lowerincome and special needs households or representatives. For example, the City could conduct targeted stakeholder interviews.

Finally, public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. During the housing element revision process, the City must continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available while 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.

The element will meet the statutory requirements of State Housing Element Law once it has been revised and re-adopted, if necessary, to comply with the above requirements.

In addition, Chapter 654, Statutes of 2022 (AB 2339), adds specificity on how cities and counties plan for emergency shelters and ensure sufficient and suitable capacity. Future submittals of the housing element may need to address these statutory requirements.

For additional information and timing requirements, please see HCD’s memo at https://www.hcd.ca.gov/sites/default/files/docs/planning-and-community/ab2339- notice.pdf.

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For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if a local government fails to adopt a compliant housing element within 120 days of the statutory deadline (January 31, 2023), then any rezoning to make prior identified sites available or accommodate the regional housing needs allocation shall be completed no later than one year from the statutory deadline pursuant to Government Code sections 65583, subdivision (c) and 65583.2, subdivision (c). 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 pursuant to Government Code section 65585, subdivision (i). Please be aware, if the City fails to adopt a compliant housing element within one year from the statutory deadline, the element cannot be found in substantial compliance until these rezones are completed.

Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s Affordable Housing and Sustainable Communities programs; and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.

For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor’s Office of Planning and Research at:
https://www.opr.ca.gov/planning/general-plan/guidelines.html.

HCD appreciates the hard work and cooperation the housing element update team provided in the housing element update and review. We are committed to assisting the City in addressing all statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact Molivann Phlong, of our staff, at [email protected].

Sincerely,
Paul McDougall
Senior Program Manager
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ATTACHMENT 4
City of Brisbane
Index to City’s responses to HCD 4/5/23 comments. This index accompanies the 2023-2031 Housing Element excerpts with redlined edits proposed for Council adoption.

HCD Comment City Response

1. 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).

Progress toward the Regional Housing Need Allocation (RHNA): As noted in the prior review, the element may utilize pipeline and potential development projects toward the RHNA but must also demonstrate their affordability and availability in the planning period. While the element now identifies 39 units toward the RHNA (p. B-14), it must still demonstrate the affordability of the units, particularly for units utilized toward the lower-income and moderate-income RHNA. Affordability must be demonstrated based on actual sales price, rent level or other mechanisms ensuring affordability (e.g., deed restrictions). Please see HCD’s prior review for additional information.

Only 5 of the 39 pipeline units identified would be below market rate units and shall be deed restricted per the entitlement conditions of approval. A clarifying note and table has been added to Section 4.6 and Table B.7.2 of Appendix B - 2023-2031 Sites Inventory & Methodology.

The Baylands is not a pipeline project, per sites inventory guidebook (see below). The Baylands is a rezoning site, per the Gov’t Code 65583.2(a)(4). A clarifying note has been added to Section

3.1.2 of Chapter 3 – Resources and Opportunities and a footnote added to Section 4.6 of Appendix B - 2023-2031 Sites Inventory & Methodology.

Additionally, project milestones for Baylands CEQA processing/entitlement and an estimated housing production schedule in Section 3.1.1.1 of Chapter 3 – Resources and Opportunities. The estimated housing production schedule, or metrics, is also provided in Program 2.A.2 along with a commitment to notify HCD if significant schedule changes occur. Note that the Baylands schedule provided in Section 3.1.1.1 of Chapter 3 shows that the entitlements (subdivision maps and ministerial housing development permits) will be processed concurrently with site preparation work.

In addition, the element should evaluate the extent existing uses impede additional development on nonvacant sites outside of the PAOZ 1 and Analysis and examples of development trends from other San Mateo County jurisdictions on sites with similar uses has been added to Section 4.4 and Table B.7.2 of Appendix B - 2023-2031 Sites Inventory & Methodology.

The sites inventory includes 8, R-1 nonvacant properties that are large enough to be subdivided.

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PAOZ 2 zoning districts. For example, several sites have existing single family residential uses where the potential added residential capacity does not far exceed the existing number of units (1 to 1 ratio).

In addition, the inventory appears to identify sites with parking lots and the element should evaluate these existing uses and the potential for redevelopment. Please see HCD’s prior review for additional information.

Appendix B - 2023-2031 Sites Inventory & Methodology. Section 4.3 of Appendix B indicates that the capacity for the referenced sites is a net increase of 1 unit for each of the eight sites in question, for an increase of 1 to 2, vs 1 to 1.

These are non-utilized parking lots where housing development is actively being pursued by the owners. Additional analysis was added to Sections 4.2 and 4.3 and Table B.7.2 of Appendix B - 2023-2031 Sites Inventory & Methodology.

The H.E. does not rely on nonvacant sites for 50% or more of the RHNA for lower income households as indicated in Section 4.1 of Appendix B - 2023-2031 Sites Inventory & Methodology. An additional clarifying note has been added to Table B.7.2 of Appendix B - 2023- 2031 Sites Inventory & Methodology.

Electronic Sites Inventory: Although the City has submitted electronic sites inventory as described in the prior review, if any changes occur, the City should submit revisions as part of any future re-adoption or submittal. Please see HCD’s housing element webpage at
https://www.hcd.ca.gov/planning-and-community-development/housingelements for additional information.

While the inventory numbers were not changed, notes have been added that tie in to the added discussion provided in Appendix B and this will be formally provided with the adopted amendment.

Site analysis is addressed above.

Program 2.A.9: See edits in Chapter 5 Housing Plan with the requested clarifying text.

Note: As discussed above, pipeline projects are deed restricted. A clarifying note and table has been added to Section 4.6 and Table B.7.2 of Appendix B - 2023-2031 Sites Inventory & Methodology. Note also, the small number of pipeline projects are not critical to achieve RHNA.

We have a very large buffer for this purpose.

The metrics for affordable units have been added to the Baylands production estimate provided in Program 2.A.2, along with the action of reevaluating housing opportunity sites to accommodate 2023-2031 RHNA if project has failed to proceed substantially in conjunction with the anticipated timeline.

Program 2.A.8: See date change to 12/31/25 in Chapter 5 – Housing Plan. Also, Program 2.B.7 has been added to implement AB 2339.

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• Program 2.A.8 (Transitional and Supportive Housing): The Program should be revised with an implementation date earlier in the planning period (e.g., by 2025).
• Prior Identified Sites: HCD’s prior review found the element must include a program to utilize sites identified in prior planning periods. In the City’s comment summary, vacant sites from two or more planning periods were not identified toward the lower-income RHNA. However, the element appears to identify nonvacant sites from the prior planning period toward the lower-income RHNA which triggers this requirement.

The element should either demonstrate nonvacant sites from the prior planning period are not used toward the lower-income RHNA or add or modify a program, as appropriate. Please see HCD’s review for additional information.

PAOZ-1 and POAZ-2 was zoned to the allow housing by-right to the minimum densities at or above 20 units per acre during the 5th RHNA cycle, as described in Section 4.4 of Appendix B - 2023-2031 Sites Inventory & Methodology. Also, Program 2.E.4 has now been edited to ensure that the requirement of 20% or more of the units being affordable to lower income households is provided as part of the update to the Inclusionary Housing Ordinance. The ordinance update is scheduled to be completed by January 31, 2024.

We previously addressed nonvacant site realistic development potential pursuant to GC Section 65583.2(g) in Sections 4, 4.1, and 4.4 and Table B.4.3 of Appendix B - 2023-2031 Sites Inventory & Methodology. This is also indicated in Section 3.1.2 and Table 3-3, Chapter 3 – Resources and Opportunities. Program 7.A.2 provides for adoption of objective standards for previously used nonvacant sites in the NCRO-2 District.

2. 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. The program shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).

Land Use Controls: While the element now appears to show multifamily heights do not impact the ability to achieve maximum densities, it also notes multifamily height can constrain development. Further, the element indicates affordable housing developers regard the multifamily heights as a constraint and would need to seek exception to the development standards. As a result, the element should either demonstrate the heights are not a constraint or add or modify a program to address the multifamily heights as a constraint on development.

See added analysis to Section 4.1.1.2 of Chapter 4 – Housing Constraints, demonstrating development trends for affordable housing projects under the 3-story height limit and that the current height limit does not constrain affordable housing development as shown by those development trends.

Additionally, a new Program 2.A.12 has been included, to amend the zoning ordinance to increase the maximum heights to be 36 feet in all districts allowing multi-family residential uses, except where higher heights are already permitted.

See updated Section 4.1.3.1 Infrastructure Improvements of Chapter 4 – Housing Constraints.

Persons with Disabilities: HCD’s prior review found the element must analyze potential governmental constraints on housing for persons with disabilities, including the reasonable accommodation procedure, definition of family and requirements on group homes for seven or more persons. In response, the element now describes the definition of family which appears to explicitly exclude group homes for seven or more persons. Further, the City subjects these uses to a conditional use permit (CUP), a complex discretionary process that impacts timing, feasibility and approval certainty and acts as a constraint. As a result, the element Section 4.1.5 of Chapter 4- Housing Constraints has been edited to reference a new program.

Program 2.A.11: Added to Chapter 5 –Housing Plan, to remove the requirement for a conditional use permit for group homes of seven (7) or more persons, with objective standards similar to other residential uses in the same district, and remove group care provisions from the definition of “family.”
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should include a program to modify the definition of family and revise or remove the CUP permit procedure as identified constraints. Permit procedures should allow group homes in all zones allowing residential uses with objectivity to facilitate approval certainty similar to other residential uses of similar form.

3. The Housing Element shall contain programs which assist in the development of adequate housing to meet the needs of extremely low-, very low-, low- and moderateincome households. (Gov. Code, § 65583, subd. (c)(2).) While the element now includes Program 2.F.7 to assist in the development of housing for extremely low-income (ELI) households, timelines should be adjusted earlier in the planning period (e.g., by 2025).

In addition, the Program should clarify that outreach and coordination with affordable housing developers includes identifying development and other housing opportunities.

Program 2.F.7: Modified in Chapter 5 – Housing Plan, to adjust the action dates to 2025 and clarify that outreach is to include identifying development and other housing opportunities for ELI households, per HCD comment.

Programs 1.A.2 (Outreach),

1.A.3 (Targeted Outreach),

2.A.5 (Small Lots and Housing Type Variety),

2.B.1 (Baylands),

2.D.2 (Accessory Dwelling Units),

2.E.1 (Affordable Housing Strategic Plan),

2.E.5 (Linkage Fee),

2.E.6 (City-owned Sites),

3.B.1 (Housing Choice Vouchers),
Edited all of the listed programs indicated, in Chapter 5 – Housing Plan, to add metrics and geographic targeting:

Program 1.A.2: Geographic targets and metrics added
Program 1.A.3: Geographic targets and metrics added
Program 2.A.5: Geographic targets and metrics added
Program 2.B.1: Geographic targets and metrics added
Program 2.D.2: Geographic targets and metrics added
Program 2.E.1: Geographic targets and metrics added
Program 2.E.5: Geographic targets and metrics added
Program 2.E.6: Metrics added
Program 3.B.1: Geographic targets and metrics added
Program 4.A.1: Geographic targets and metrics added
Program 4.A.3: Geographic targets and metrics added
Program 4.A.4: Metrics added
Program 4.A.5: Metrics added
Program 4.A.9: Geographic target and Metrics added
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4.A.1 (Affordable Housing Strategic Plan),

4.A.3 (Fair Housing Training),

4.A.4 (Fair Housing Complaints),

4.A.5 (Targeted Outreach) and

4.A.9 (Homeshare).

5. 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).) While the element now includes Program 5.A.(Stakeholder Committee) to establish a stakeholder committee, the Program should also commit to engage the Committee as part of the annual progress report on implementation pursuant to Government Code section 65400. In addition, as found in the prior review, moving forward as part of any future submittal, the City should employ additional methods for public outreach efforts in the future, particularly to include lower income and special needs households or representatives. For example, the City could conduct targeted stakeholder interviews.

Program 5.A.9 Actions and dates has been expanded and updated.

The City has continued to seek full public participation. Prior to the City Council public hearing on May 18, 2023, on May 5, 2023 HCD’s comment letter dated April 5, 2023 and the corresponding proposed redlined edits to the Housing Element were posted on the City’s Housing Element update webpage, an email blast was sent to all those who have requested housing element notices, and social media postings were made. Paper copies of the same materials were also placed at City Hall and the Brisbane Library on May 8th, of HCD comments and City responses at least 7 days before City Council’s public hearing on the housing element amendment, before submitting it back to HCD for certification.

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CERTIFIED TO BE A TRUE COPY
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CITY OF BRISBANE

CITY CLERK
RESOLUTION 2023-03

A RESOLUTION OF THE BRISBANE CITY COUNCIL
TO ADOPT A GENERAL PLAN AMENDMENT TO REPEAL THE 2015-2022 HOUSING ELEMENT, ADOPT THE DRAFT 2023-2031 HOUSING ELEMENT AND

CERTIFY ITS COMPLIANCE WITH STATE LAW
WHEREAS, the California Legislature has found that "California has a housing supply and affordability crisis of historic proportions. The consequences of failing to effectively and aggressively confront this crisis are hurting millions of Californians, robbing future generations of the chance to call California home, stifling economic opportunities for workers and businesses, worsening poverty and homelessness, and undermining the state's environmental and climate objectives" (Gov. Code Section 65589.5.); and WHEREAS, the Legislature has further found that "Among the consequences of those actions are discrimination against low-income and minority households, lack of housing to support employment growth, imbalance in jobs and housing, reduced mobility, urban sprawl, excessive commuting, and air quality deterioration" (Gov. Code Section 65589.5.); and
WHEREAS, the Legislature recently adopted the Housing Crisis Act of 2019 (SB 330) which states that "In 2018, California ranked 49th out of the 50 states in housing units per capita ... California needs an estimated 180,000 additional homes annually to keep up with population growth, and the Governor has called for 3.5 million new homes to be built over 7 years"; and
WHEREAS, State Housing Element Law (Government Code Sections 65580 et seq.) requires that the City Council adopt a Housing Element for the eight-year period 2023-2031 to accommodate the City of Brisbane's (City) regional housing need allocation (RHNA) of 1,588 housing units, comprised of 317 very-low income units, 183 low-income units, 303 moderate-income units, and 785 above moderate-income units; and WHEREAS, to comply with State Housing Element Law, the City of Brisbane has prepared a 2023-2031 Housing Element (the Housing Element) in compliance with State Housing Element Law and has identified sites that can accommodate housing units meeting the City's RHNA; and
WHEREAS, as provided in Government Code Section 65350 et. seq., adoption of the Housing Element constitutes a General Plan Amendment; and WHEREAS, as provided in Government Code Sections 65352 - 65352.5, the Native American Heritage Commission was provided notice of EIR preparation for the General Plan amendment for the Baylands Specific Plan, which includes the only rezoning within this Housing Element; and
WHEREAS, the preparation, adoption, and implementation of the Housing Element requires a diligent effort to include all economic segments of the community; and WHEREAS, the City conducted extensive community outreach over the last twenty-one months including nine public meetings before the Planning Commission and City Council, in-person outreach at community events, online and hard copy surveys, a social media campaign, and direct mailers to tenants of multi-family dwellings; and ATTACHMENT 5
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WHEREAS, in accordance with Government Code Section 65585 (b ), on August 8, 2022, the City published the Housing Element on its website and made physical copies available at the Brisbane Library and City Hall, and requested public comment for a 30- day review period;
WHEREAS, the Planning Commission held a public hearing to consider the Housing Element on August 25, 2022 during the 30-day public comment period, and recommended that the City Council direct staff to submit the Housing Element to the State Department of Housing and Community Development (HCD); and WHEREAS, the City Council held a public hearing on October 6, 2022 to consider the Housing Element and all public comments received during and after the 30-day public comment period, and directed staff to submit the Housing Element to HCD; and WHEREAS, on October 7, 2022, the City submitted the draft Housing Element to the State Department of Housing and Community Development (HCD) for its review; and WHEREAS, on January 4, 2023, the City received a letter from HCD providing its findings regarding the draft Housing Element; and
WHEREAS, on January 12, 2023, the Planning Commission conducted a duly and properly noticed public hearing to take public testimony and consider the draft Housing Element and all pertinent maps, documents and exhibits, including HCD's findings, the staff report and all attachments, and oral and written public comments; and WHEREAS, the Planning Commission adopted Resolution 2023-GPA-1-A recommending the City Council adopt and self-certify the Element, with revisions as may be considered by the City Council in response to HCD's comments, and finding that adoption of the Element is exempt from CEQA; and
WHEREAS, on January 27, 2023, the City published a revised draft Housing Element responding to HCD's findings and requested public comment on the draft; and WHEREAS, on February 2, 2023, the City Council conducted a duly and properly noticed public hearing to take public testimony and consider the Element as revised to address HCD's comments, and all pertinent maps, documents, and exhibits, the staff report and all attachments, and oral and written public comments; and NOW, THEREFORE, BE IT RESOLVED, that the City Council hereby finds that, based on substantial evidence in the record:

1. The foregoing recitals are true and correct and are incorporated by reference into this action.

2. The Housing Element is consistent with the 1994 General Plan, as amended.

3. The Housing Element substantially complies with State Housing Element Law, as detailed in Appendix F of the Housing Element.

4. Adoption of the Housing Element is categorically exempt under CEQA Section 15061 (b )(3) because it involves adoption of policies and programs that would not cause a significant effect on the environment, and exempt from CEQA per Section 15183(d) of the CEQA Guidelines as follows:
a. Rezoning to meet the RHNA Shortfall is addressed under the Environmental Impact Report (EIR) for General Plan Amendment GPA-1-18 (State ATTACHMENT 5
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Clearinghouse #2006022136; certified via Brisbane City Council Resolution 2018-61) and EIR Addendum for General Plan Amendment GPA-1-19 (adopted via Brisbane City Council Resolution 2020-1 ), which allows for development of up to 2,200 housing units on that same portion of the Baylands as indicated in the Housing Element.
b. All other residential and mixed-use districts identified in the Housing Element are already designated for residential development in the City's General Plan and zoning ordinance, for which an Environmental Impact Report was adopted in 1994 (SCH #93071072) and a negative declaration was adopted in 2015 relative to adoption of the Parkside Residential Overlay districts (SCH #2015012053).

5. The 2015-2022 Housing Element is hereby repealed and the 2023-2031 Housing Element attached hereto as Exhibit A, incorporated by this reference, is adopted.

6. The Community Development Director is hereby directed to file all necessary material with the Department of Housing and Community Development for the Department to find that the Housing Element is in conformance with State Housing Element Law and is further directed and authorized to make all non-substantive changes to the Housing Element to make it internally consistent or to address any non-substantive changes or amendments requested by the Department to achieve certification.

7. The Community Development Director is hereby directed to distribute copies of the Housing Element in the manner provided in Government Code Sections 65357 and 65589.7.

I hereby certify that the foregoing Resolution 2023-03 was duly and regularly adopted at a regular meeting of the Brisbane City Council on February 2, 2023, by the following vote:

AYES: Councilmembers Cunningham, Lentz, Mackin, O'Connell and Mayor Davis NOES: None
ABSENT: None
ABSTAIN: None
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City of Brisbane 2023-2031 Table of Contents
1 Redlined edits following HCD comments of 01/04/23
2023-2031
Housing Element
City of Brisbane
City of Brisbane
50 Park Place
Brisbane, CA 94005
Adopted by the City Council 2/2/23, via Resolution No. 2023-03 ATTACHMENT 5
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City of Brisbane 2023-2031 Table of Contents
1 TABLE OF CONTENTS

1. INTRODUCTION

1.1.OVERVIEW

1.1.1. BRISBANE HISTORY AND SETTING

1.2. LEGISLATIVE CONTEXT

1.3.PUBLIC PARTICIPATION

1.4.CONSISTENCY WITH OTHER ELEMENTS

2. COMMUNITY CHARACTERISTICS & HOUSING NEEDS

2.1.POPULATION CHARACTERISTICS

2.1.1. TOTAL POPULATION

2.1.2. HOUSEHOLD SIZE AND TYPE

2.1.3. SINGLE-PARENT HOUSEHOLDS

2.1.4. LARGE AND OVERCROWDED HOUSEHOLDS

2.1.5. GROUP QUARTERS

2.1.6. HOMELESS INDIVIDUALS

2.1.7. AGE

2.1.8. SENIORS

2.1.9. PERSONS WITH DISABILITIES, INCLUDING DEVELOPMENTAL DISABILITIES

2.1.10. RACE/ETHNICITY

2.1.11. EMPLOYMENT AND EDUCATION

2.1.12. FARMWORKERS

2.1.13. HOUSEHOLD INCOME LEVELS

2.2.HOUSING CHARACTERISTICS

2.2.1. TOTAL NUMBER OF UNITS

2.2.2. UNIT TYPE

2.2.3. UNIT SIZE

2.2.4. TENANCY

2.2.5. VACANCY

2.2.6. LENGTH OF OCCUPANCY

2.2.7. HOUSING VALUES AND COSTS

2.2.8. HOUSING AFFORDABILITY

2.2.8.1. HOUSING AFFORDABILITY BY OCCUPATION TYPES

2.2.9. ASSITED HOUSING AT RISK

2.2.10. HOUSING QUALITY

2.3.HOUSING NEEDS ASSESSMENT

2.3.1. HOUSING PROBLEMS

2.3.2. SENIORS

2.3.3. PERSONS WITH DISABILITIES, INCLUDING DEVELOPMENTAL DISABILITIES

2.3.4. LARGE HOUSEHOLDS

2.3.5. FEMALE HEADED HOUSEHOLDS

2.3.6. FARMWORKERS AND EMPLOYEE HOUSING

2.3.7. HOMELESS INDIVIDUALS

3. RESOURCES AND OPPORTUNITIES

3.1. LAND RESOURCES

3.1.1. LEGISLATIVE CONTEXT FOR SITES & OVERARCHING CONSIDERATIONS

3.1.1.1. MEETING THE REGIONAL HOUSING NEEDS ALLOCATION (RHNA)

3.1.1.2. AFFH CONSIDERATIONS

3.1.2. SITES INVENTORY

3.1.3. COMMITMENT TO FAIR HOUSING

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2 3.2.REGULATORY AND FINANCIAL RESOURCES

3.2.1. ENCOURAGING HOUSING PRODUCTION

3.2.1.1. DENSITY BONUS

3.2.1.2. INCLUSIONARY HOUSING REQUIREMENT

3.2.1.3. NEXUS AND IMPACT FEES

3.2.1.4. TRANSFERABLE DEVELOPMENT RIGHTS AND CLUSTERED DEVELOPMENT

3.2.1.5. ACCESSORY DWELLING UNITS

3.2.1.6. SHARED HOUSING AND RENTAL ASSISTANCE

3.2.1.7. EMERGENCY SHELTERS

3.2.1.8. ALLOWANCE OF VARIOUS HOUSING TYPES

3.2.1.9. MINIMUM DENSITY ZONING

3.2.1.10. ACCOMMODATING EXTREMELY LOW-INCOME HOUSEHOLDS

3.2.2. SUBSIDIZE HOUSING COST

3.2.2.1. BRISBANE HOUSING AUTHORITY’S LOW AND MODERATE INCOME HOUSING FUND

3.2.2.2. FIRST TIME HOMEBUYERS LOAN PROGRAMS

3.2.2.3. PARTNERSHIPS WITH AFFORDABLE HOUSING DEVELOPERS

3.2.2.4. COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM

3.2.2.5. HOME INVESTMENT PARTNERSHIPS PROGRAM

3.2.2.6. HOUSING CHOICE VOUCHER RENTAL SUBSIDIES

3.2.3. FAIR HOUSING ANTIDISPLACEMENT

3.2.3.1. HOME EQUITY CONVERSION

3.2.3.2. PRESERVATION OF ASSISTED HOUSING

3.2.3.3. FAIR HOUSING AND ANTIDISCRIMINATION LEGISLATION

3.2.3.4. MOBILEHOME PARK PROTECTIONS

3.2.3.5. CONDOMINIUM CONVERSION CONTROLS

3.2.4. HOUSING QUALITY

3.2.4.1. BRISBANE HOUSING AUTHORITY’S LOW AND MODERATE INCOME HOUSING FUND

3.2.4.2. HOME REPAIR AND REHABILITATION

3.2.4.3. STATE REHABILITATION ASSISTANCE PROGRAMS

3.3.FOR A VARIETY OF HOUSING TYPES AND SPECIAL HOUSING NEEDS

4. CONSTRAINTS

4.1.GOVERNMENTAL CONSTRAINTS

4.1.1. LAND USE REGULATIONS

4.1.1.1. THE GENERAL PLAN

4.1.1.2. THE ZONING ORDINANCE

4.1.1.2.1. RESIDENTIAL DEVELOPMENT STANDARDS

4.1.1.2.2. PARKING REQUIREMENTS

4.1.1.2.3. DENSITY BONUS AND INCLUSIONARY HOUSING REQUIREMENTS

4.1.1.2.4. SPECIAL NEEDS HOUSING

4.1.1.3. OTHER LAND USE CONTROLS

4.1.1.3.1. ENGINEERING AND DESIGN REQUIREMENTS

4.1.1.3.2. ENVIRONMENTAL REGULATION

4.1.1.4. HOUSING DEVELOPMENT PROJECT REGULATION DISCLOSURE

4.1.2. CODES AND ENFORCEMENT

4.1.3. ON/OFF-SITE IMPROVEMENTS, RESIDENTIAL UTILITIES AND INFRASTRUCTURE

4.1.3.1. INFRASTRUCTURE IMPROVEMENTS

4.1.3.1.1. STREETS

4.1.3.1.2. WATER, SEWER AND STORM DRAIN INFRASTRUCTURE

4.1.3.2. WATER SUPPLY

4.1.3.3. ENERGY

4.1.4. PERMITTING

4.1.4.1. FEES AND EXACTIONS
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3 4.1.4.2. PERMIT PROCESSING PROCEDURES

4.1.4.3. SUBDIVISION APPLICATIONS

4.1.4.4. PERMIT PROCESSING PROCEDURES AND TECHNOLOGY

4.1.5. CONSTRAINTS TO HOUSING FOR PERSONS WITH DISABILITIES

4.2.NON-GOVERNMENTAL CONSTRAINTS

4.2.1. LAND PRICES

4.2.2. CONSTRUCTION COSTS

4.2.3. AVAILABILITY OF FINANCING

4.2.3.1. HOMEBUYER FINANCING

4.2.3.2. HOMEBUILDER FINANCING

4.2.4. ENVIRONMENTAL AND PHYSICAL CONDITIONS

5. HOUSING PLAN

5.1.QUANTIFIABLE OBJECTIVES

5.2.GOALS, POLICIES AND PROGRAMS FOR 2023-2031

1. AFFIRMATIVELY FURTHER FAIR HOUSING OPPORTUNITIES FOR ALL PERSONS

2. FACILITATE AND SUPPORT THE PRODUCTION OF HOUSING AT ALL INCOME LEVELS, BUT ESPECIALLY

AFFORDABLE HOUSING

3. PRESERVE EXISTING AFFORDABLE HOUSING

4. PROTECT RESIDENTS FROM DISPLACEMENT

5. INCREASE PUBLIC AWARENESS OF HOUSING PROGRAMS AND RESOURCES

6. CONSERVE NATURAL RESOURCES AND REDUCE GREENHOUSE GAS EMISSIONS IN EXISTING AND

NEW RESIDENTIAL DEVELOPMENT

7. AVOID UNREASONABLE GOVERNMENT CONSTRAINTS TO THE PROVISION OF HOUSING Appendices
A. EVALUATION OF THE 2015-2022 HOUSING ELEMENT
B. SITES SELECTION METHODOLOGY & INVENTORY
C. FAIR HOUSING ASSESSMENT AND FAIR HOUSING ACTION PLAN D. ABAG/MTC HOUSING NEEDS DATA REPORT: BRISBANE (2021)
E. PUBLIC PARTICIPATION
F. HOUSING ELEMENT COMPLETENESS CHECKLIST
Figures

3.1 Housing Sites Inventory Map

3.1.1 Parkside and Central Brisbane Housing Sites Inventory Inset Map

3.1.2 Baylands Housing Sites Inventory Inset Map
Tables

2.1 Population Trends

2.2 Population and Household Projections

2.3 Household Size

2.4 Household Types

2.5 Age Distribution

2.6 Households with Persons 65+ Years Old

2.7 Racial/Ethnic Background

2.8 Occupation of Employed Persons 16+ Years Old
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4 2.9 Age, Salary, and Education of People Working in Brisbane

2.10 Household Income

2.11 Median Household Income

2.12 Brisbane Households by Income Levels

2.13 Brisbane Projected Households by Income Levels

2.14 Poverty Rate

2.15 Total Housing Units

2.16 Housing Type

2.17 Housing Unit Size by Number of Rooms

2.18 Tenancy

2.19 Median Single-Family Home and Condominium Sales Prices

2.20 Average (Zillow) Rents in Brisbane

2.21 Income Limits for San Mateo County

2.22 Home Ownership Affordability Brisbane

2.23 Rental Housing Affordability Brisbane

2.24 Accessory Dwelling Rent Survey Results Brisbane

2.25 Home Affordability by Occupation

2.26 Overpaying Households

2.27 Overpaying Households by Income

2.28 Inventory of Housing Units in Brisbane with Affordability Restrictions

2.29 Housing Conditions Based Upon Exterior Appearance

2.30 Brisbane’s Regional Housing Needs Allocation and Shortfall (2023-2031)

2.31 Brisbane’s Housing Assistance Needs of Lower Income Households (2015-2019)

2.32 Brisbane’s Householders by Tenure and Age

2.33 Brisbane’s Female-Headed Householders by Poverty Status, 2021

2.34 Homeless Housing Resources in San Mateo County, 2021

3.1 Brisbane’s Regional Housing Needs Allocation

3.2 Sites Inventory and Affordability Breakdown

3.3 Percentage of Lower Income RHNA on Nonvacant Sites

4.1 City of Brisbane Residential Parking Standards

4.2 City of Brisbane Planning and Building Processing Fees

4.3 Development Fees for 2,600 Sq. Ft. Single-Family Dwelling Per Square Foot

4.4 Development Fees for 10-Unit Multi-Family Rental Project Per Dwelling Unit

4.5 Vacant, Residentially Zoned Land Sales in Brisbane

4.6 Developed Residentially Zoned Land Sales in Brisbane

4.7 Disposition Of Applications for Conventional Home Purchase Loans

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1. INTRODUCTION

1.1 OVERVIEW
The Bay Area has seen continued growth in its jobs and residential population and while the number of people drawn to the region has steadily increased in recent years, housing production has not kept pace. This has resulted in a shortage of housing, which has especially impacted middle- to lower-income households throughout the Bay Area. Such households are finding it difficult to purchase homes or to be able to afford surging rental rates.

The Housing Element is part of the City of Brisbane’s General Plan and sets forth the housing plan to address Brisbane’s housing needs. The Housing Element is a mandatory element of the General Plan for every jurisdiction in California since the 1969 Housing Element. It identifies and analyzes existing and projected housing needs in Brisbane throughout the planning period, and sets forth goals, policies, quantifiable objectives, and programs for the preservation, improvement, and development of housing. The Housing Element also must identify adequate sites for new housing development to serve all economic segments of the community.1
The Housing Element is the only General Plan element that must be approved, or “certified,” by the State (the Department of Housing and Community Development, or HCD) to ensure that it meets statutory requirements. This Housing Element covers the 8-year planning period of 2023 through 2031. HCD’s review of the Housing Element evaluates:
2 ▪ The appropriateness of the Element’s goals, objectives, and policies in attainment of the State housing goals;
▪ Its effectiveness in attaining the City’s housing goals and objectives; and ▪ The progress in its implementation.

These requirements are addressed through the following chapters of this Housing Element and the associated appendices:

1. Introduction: Discussion of the city’s setting, Housing Element law, public participation, and consistency with other General Plan elements.

2. Community Characteristics and Housing Needs: Population characteristics (demographics) and housing characteristics (ownership and affordability trends).

3. Resources and Opportunities: Discussion of land resources, regional housing needs allocation (RHNA), sites inventory for new housing, methodology for selecting sites for the inventory, and housing development standards.

4. Housing Constraints: Governmental and nongovernmental constraints on the supply of housing. 1 California Government Code Section 65583.
2 California Government Code 65588.

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▪ Housing Plan: Goals, policies, and programs with implementation actions and timing, and quantified objectives for the preservation, rehabilitation and new construction of housing units over the 2023-2031 planning period.

1.1.1 BRISBANE HISTORY AND SETTING
The City of Brisbane incorporated in 1961 and is governed by a five-member City Council. The city encompasses approximately 3.4 square miles of land area and is bordered by waters of the San Francisco Bay to the east, the city and county of San Francisco to the north, unincorporated San Mateo County and the City of Daly City to the west, and unincorporated San Mateo County and the City of South San Francisco to the south. As of 2020, Brisbane was home to 4,851 residents residing in 2,052 housing units and employed approximately 7,572 workers.3 These numbers are expected to continue to grow over the 2023-2031 Housing Element planning period.

Historically, most of Brisbane’s residential development has occurred within the Central Brisbane subarea beginning in the early 1900s, with some scattered development in the surrounding hills of the Brisbane Acres and along Southwest Bayshore, which fronts along Bayshore Boulevard. Brisbane saw a surge of development in the 1990s through 2015 with the development of the Northeast Ridge, a planned development of 499 housing units located south of Guadalupe Canyon Parkway.

This comprises almost a quarter of the city’s total housing units. Central Brisbane has been largely built out, but still has some infill and accessory dwelling unit (ADU) development potential. The Northeast Ridge has been built out to its planned development permit entitlement, except that consistent with State law and City ordinance, ADUs may also be added to the existing home sites in this area. Opportunities for future development are presented in Chapter 3, Resources and Opportunities.

The Crocker Park subarea, located between Central Brisbane and the Northeast Ridge, has served as an economic engine for Brisbane, providing jobs and tax revenue for the City since the 1960s. All of the Crocker Park sites have been developed, almost exclusively with single story warehouse buildings. In the last Housing Element cycle, the City identified properties at the southeastern edge of Crocker Park that bordered Central Brisbane for housing. These sites were identified given their close proximity to shops and services, their distance from the busier areas of Crocker Park and their potential to create a well-connected walkable housing district. The City rezoned these sites with the Parkside residential overlay districts during the last Housing Element cycle with a potential for 240 new housing units. While the City saw development interest in 2019, the onset of the Covid-19 pandemic proved to be a disruptive force in normal development activity. However, these sites remain viable for redevelopment to housing for this 6th Housing Element cycle.

The Baylands subarea makes up most of the northeastern area of the city. It lies between the city and county of San Francisco, U.S. Highway 101, Bayshore Boulevard and the Brisbane Lagoon. The area was largely shallow San Francisco Bay waters through the 1800s, then the western half of the area was filled beginning in the early 1900s for development of a railyard and the eastern half was filled for use as San Francisco’s municipal landfill. Both the railyard and landfill ceased operations in the 1960’s and the Baylands is now mostly vacant. In 2018, the City approved ballot Measure JJ and 3 U.S. Census, 2020.

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subsequently adopted a General Plan amendment which allows for 1,800 to 2,200 housing units on the northwest quadrant of the Baylands, a vacant portion of the Baylands which is outside the former municipal landfill area. The City is currently reviewing a draft specific plan which would establish the zoning for the Baylands. Adopted of the specific plan is anticipated during the first part of this current Housing Element period, as indicated in Chapter 5, Housing Plan.

Further discussion of these areas is provided in Chapter 3, Resources and Opportunities, as well as Chapter 5, Housing Plan.

1.2 LEGISLATIVE CONTEXT
As indicated above, since 1969, State law has required that jurisdictions throughout California complete a Housing Element. That element must be “certified” by HCD to ensure that it meets all statutory requirements. Housing Element law is contained in Government Code Sections 65580 through 65589.11.

Given the Statewide ongoing housing crisis, a number of State housing laws have been passed following adoption of the last Housing Element in 2014. This has resulted in substantive changes to State housing law and Housing Element requirements. These are generally outlined below. To address these changes, Brisbane has approved ordinance updates in recent years, while others are pending and are identified through programs provided in Chapter 5, Housing Plan, of this Housing Element. These are more specifically addressed in Appendix F, Housing Element Completeness Checklist.
▪ Affordable Housing Streamlined Approval Process. Senate Bill (SB) 35 (2017) and Assembly Bill (AB) 831 (2020): SB 35 creates a streamlined approval process, with clarifications via AB 831, for developments in localities that have not yet met their housing targets, provided that the development is on an infill site and complies with existing residential and mixed-use zoning, subject to certain other criteria.
▪ Additional Housing Element Sites Analysis Requirements. AB 879 (2017) and AB 1397 (2017):

These bills expand on the required analysis and justification of the sites included in the Housing Element inventory. The Housing Element may only count non-vacant sites included in one previous Housing Element inventory and vacant sites included in two previous Housing Elements if the sites are subject to a program that allows affordable housing by right. The bills also require additional analysis of non-vacant sites and additional analysis of infrastructure capacity, and places size restrictions on sites.
▪ Affirmatively Furthering Fair Housing (AFFH). AB 686 (2017): AB 686 requires that local governments administer their programs relating to housing and urban development in a manner that affirmatively furthers the purposes of the federal Fair Housing Act and that they do not take any action that is materially inconsistent with its obligation to AFFH. It also requires that Housing Elements promote and affirmatively further fair housing opportunities for all persons. It further requires jurisdictions to conduct an assessment of fair housing in the Housing Element, prepare the Housing Element site inventory through the lens of AFFH and include program(s) to affirmatively further fair housing.

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▪ No-Net-Loss Zoning. SB 166 (2017): SB 166 amended the No-Net-Loss rule to require that the land inventory and site identification programs in the Housing Element include sufficient sites to accommodate the unmet RHNA. If a site(s) identified in the Housing Element for the lowerincome portion of the RHNA is developed for a higher-income group, the City must either (1) identify and rezone of necessary an adequate substitute site, or (2) demonstrate that the Housing Element inventory already contains adequate sites to meet that portion of the RHNA. ▪ Adequate Housing Element Sites. AB 1397 (Low) (Chapter 375, Statutes of 2017): The law made several revisions to the site inventory analysis requirements of Housing Element Law. It requires stronger justification when nonvacant sites are used to meet housing needs, particularly for lower-income housing, requires by right housing when sites are included in more than one Housing Element, and adds conditions regarding the size of sites, among others. ▪ Safety Element to Address Adaptation and Resiliency. SB 1035 (2018): SB 1035 requires the General Plan Safety Element to be reviewed and revised to include any new information on fire hazards, flood hazards, and climate adaptation and resiliency strategies with each revision of the Housing Element.
▪ By-Right Transitional and Permanent Supportive Housing. AB 2162 (2018) and AB 101 (2019):

AB 2162 requires the City to provide zoning allowing for a ‘by-right” process and expedited review for supportive housing. It prohibits the City from applying a conditional use permit or other discretionary review to the approval of 100% affordable developments that include a certain percentage or number of supportive housing units. It applies to sites in zones where multi-family and mixed uses are permitted. AB 101 requires that a Low Barrier Navigation Center development be permitted by right in multi-family and mixed-use zones, subject to certain requirements.
▪ Accessory Dwelling Units (ADUs). AB 2299 (2016), SB 1069 (2016), AB 494 (2017), SB 229 (2017), AB 68 (2019), AB 881 (2019), AB 587 (2019), SB 13 (2019) AB 670 (2019), AB 671 (2019), and AB 3182 (2020): A number of bills have been passed in recent years related to easing the local restrictions and encouraging the development of ADUs. The 2016 and 2017 updates to State law included changes pertaining to the allowed size of ADUs, permitting by right and limits on parking requirements that jurisdictions may impose. More recent bills reduce the time to review and approve ADUs to 60 days, remove lot size restrictions, remove replacement parking requirements, and require local jurisdictions to permit junior ADUs. Both Junior ADUs and ADUs may now be built on single-family lots, subject to certain restrictions. The State also removed owner-occupancy requirements and limited fees that may be charged. Finally, AB 671 requires the Housing Element to include plans to incentivize and encourage affordable ADU rentals. ▪ Density Bonus and Development Incentives. AB 1763 (2019) and AB 2345 (2020): AB 1763 amended California’s density bonus law to authorize significant development incentives to encourage 100% affordable housing projects, with up to an 80% density bonus over the otherwise maximum allowed density, and additional regulatory concessions. Additionally, jurisdictions may not impose minimum parking requirements on projects with 100% affordable units that are dedicated to special needs or supportive housing. Annual reports to the State are also required to include information regarding density bonuses that were granted. ▪ Housing Crisis Act of 2019. SB 330 (2019): SB 330 enacted changes to local permitting process that will be effective through January 1, 2025. It places new criteria on the application requirements and processing times for housing development. It prevents jurisdictions from ATTACHMENT 5
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decreasing the housing capacity of any site, such as through downzoning, if the decrease would preclude meeting the RHNA housing targets. It prohibits moratoria or similar restrictions on housing development. It prevents jurisdictions from establishing non-objective standards and requires demolition of housing units to be accompanied by a project that would replace or exceed the number of units demolished, including replacement of lower-income units. ▪ Surplus Land Act Amendments. AB 1486 and AB 1255 (2019): AB 1486 updates the Surplus Land Act to provide clarity and enforcement intended to increase the supply of affordable housing. It requires the City to include specific information relating to surplus lands in the Housing Element and annual progress reports and to provide a list of sites owned by the City that have been sold, leased, or otherwise disposed of in the prior year. AB 1255 requires the City to create a central inventory of surplus and excess public land, to be reported to HCD and available to the public upon request. The City must also send a description of the notice and negotiations for the sale of land to HCD for review.
▪ Housing Impact Fee Data. AB 1483 (2019): AB 1483 requires jurisdictions to publicly share information about zoning ordinances, development standards, fees, exactions, and affordability requirements and update such information within 30 days of changes. ▪ Housing Element Site Inventory Forms. SB 9 (Chapter 667, Statutes of 2019): Jurisdictions are now required to provide the Housing Element site inventory on forms developed by HCD and send electronic version of their adopted Housing Element to HCD. ▪ Housing Opportunity and More Efficiency (HOME) Act, SB 9 (2022): SB 9 requires jurisdictions to allow up to two residential dwelling units and residential lot splits in single-family zoning districts. It allows for reduced standards, such as setbacks, parcel dimensions and parking. The City must apply objective zoning standards that do not preclude construction of up to two 800 square foot units. To prevent displacement, projects may not demolish any affordable or rent controlled housing, or housing that has been occupied by a tenant within the last 3 years.

Projects that meet the criteria must be ministerially approved.

1.3 PUBLIC PARTICIPATION
Community engagement is essential to the City’s Housing Element planning process. The City must “make a diligent effort to achieve public participation of all economic segments of the community in the development of the Housing Element.”4 The City undertook numerous and varied means to solicit community input:
▪ Monthly Citywide Newsletter: Monthly articles were published through the City’s monthly newsletter, the Brisbane STAR, which is mailed to all residents and businesses and published on the City’s website. These STAR articles provided status updates, announced upcoming events and opportunities to engage in the process, information on how to reach staff, where to find information on the City’s website and how to sign up to be on the notification email list. ▪ Weekly Citywide Email Blast: Workshop and public meeting announcements were included in the City’s weekly “Blast” sent to over 1,300 residents, business representatives, and other community members.
4 Government Code Section 65583(c)(9).

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▪ Email Notification List: A dedicated email notification list (288 subscribers) was compiled of local and regional stakeholders, based upon input from the 21 Elements countywide Housing Element Update collaboration project, plus other interested parties who proactively signed up to be notified of Housing Element news and public meetings. ▪ City Website: The Community Development Department maintained a webpage devoted to the Housing Element Update process, with links to additional sources of information. Notice of each study session and public hearing was posted on the City’s website and weekly blog. ▪ City Signboards: The City also utilized the two billboard-style, electronic signboards, which are located at the edge of Old County Road/Community Park and at the intersection of Mission Blue Drive and North Hill Drive, to announce workshops and public hearings and other engagement opportunities to reach pedestrians and motorists along these key thoroughfares. ▪ Citywide Mailers: To target a broad range of moderate to lower-income households, notices were sent to all multi-family residential addresses prior to the Planning Commission’s initial workshop series beginning in December 2021, upon the release of the draft Housing Element in August 2022, and again to publicize the City Council’s public hearing on the Draft Element on October 6, 2022.
▪ In-Person Engagement: Leading up to the publication of the Housing Element, Communications and Planning staff tabled at weekly Farmer’s Markets in the Community Park in July and August 2022.
▪ Social Media: The City used its Facebook, Nextdoor, and Instagram social media accounts to push out Housing Element meeting announcements and updates throughout the process.

The draft Housing Element was made available for public review for more than 30 days, from August 8, 2022 to September 9, 2022, prior to the October 6, 2022 public hearing at City Council.

The draft Housing Element was submitted to HCD on October 7, 2022 for review. Following receipt of HCD’s comments on January 4, 2023, HCD’s comments were made available to the public on January 6th and proposed edits to the Housing Element in response to those comments were made available to the public 7 days prior to City Council’s public hearing and adoption of the Housing Element on February 2, 2023. All comments received during and after the 30-day formal comment period were compiled for the City Council’s consideration consistent with Government Code Section 65585(b) (AB 215, Statutes of 2021). Those comments and the City’s responses to them are attached to Appendix E. New and modified programs resulting from public review are reflected in Chapter 5.

All of the Planning Commission and City Council meetings were video recorded and broadcast live on Zoom, the City’s YouTube channel, and the City’s cable television channel. The video recorded meetings are available on demand on YouTube and were rebroadcast a number of times on the City’s cable channel, as well as archived on the City’s website, to provide greater outreach and opportunities for the public to watch. A list of workshop meeting events and public hearings is provided in Appendix E, Public Participation.

1.4 CONSISTENCY WITH OTHER ELEMENTS
State law requires that all elements of the General Plan be internally consistent. A number of General Plan elements are related to the Housing Element. The Land Use element identifies ATTACHMENT 5
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subareas designated for housing and the density standards and types and intensity of other types of uses. Three other elements address environmental or man-made factors that limit the location or type of housing that can be developed: Safety, Noise, and Conservation. The Safety and Noise Elements address hazards that should be avoided in the location of housing or may require mitigation. The Conservation Element identifies sensitive lands or waterways that should be protected. The Circulation Element establishes the location and scale of streets, freeway connections and other transportation routes that provide access to residential neighborhoods.

To address the requirement for consistency between the various General Plan elements, this Housing Element has been evaluated against the other elements to ensure that no conflicts occur.

Pursuant to SB 162 and SB 244, the City will review and update as necessary, its Land Use, Safety, and Conservation Elements upon completion of the Housing Element to address flood hazards and management, and the provision of services and infrastructure. Pursuant to SB 379, the City will also review and update as necessary its Safety or Local Hazard Mitigation Program (LHMP) and Land Use elements to add information specific to Very High Hazard Severity Zones, as required by SB 182. (See related Program under Goal 4 to “Protect residents from displacement,” Chapter 5, Housing Plan.) ATTACHMENT 5
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2. COMMUNITY CHARACTERISTICS AND HOUSING NEEDS
This chapter analyzes the population and employment trends and quantifies the city’s projected housing needs for all income levels to address Government Code Section 65583. It includes the following sections:

1. Population Characteristics and Trends: Including subsections on Total Population, Household Type and Size, Single-Parent Households, Large and Overcrowded Households, Group Quarters, Homeless Individuals, Age, Seniors, Persons with Disabilities including Developmental Disabilities, Race/Ethnicity, Employment and Education, Farmworkers, and Household Income Levels.

2. Housing Characteristics: Including subsections on Total Number of Units, Unit Type, Unit Size, Tenancy, Vacancy, Length of Occupancy, Housing Values and Costs, Housing Affordability, Assisted Housing at Risk, and Housing Quality.

3. Housing Needs Assessment: Includes a description of the future housing need, as defined by the Regional Housing Needs Allocation (RHNA), and a comparison to current zoning.

Consistent with Government Code Section 65583(a)(7), the population and housing characteristics and trends detailed in Sections 2.1 and 2.2 of this chapter provide information used to identify the city’s special housing needs and instruct Brisbane’s programs to meet the needs of these various populations, along with meeting the larger RHNA, provided in Section 2.3.

2.1 POPULATION CHARACTERISTICS AND TRENDS
Brisbane is a city of 4,579 residents according to California Department of Finance (DOF) estimates for January 1, 2021, down slightly from the 4,851 residents found by the 2020 U.S. Census. The city's population grew 13% within the past decade, less than the 19% between 2000 and 2010 and the

21.8% from 1990 to 2000 (Table 2-1). While the city's population growth slowed between 2010- 2020, it remained greater than the county-wide growth rate of 6.4% during the same period. While the rate of growth in Brisbane continues to be significant, its impact has been modulated by longterm efforts to assimilate newly developed neighborhoods into the social fabric of the rest of the city.

A number of population trends are apparent from 2020 U.S. Census data. Although Brisbane’s population has increased, average household size has remained steady while both one-person households and large households have increased in number. The median age has continued to increase, but the changing age distribution indicates a wave of “millennials” and Gen Xers (ages 35- 54) rising, which may influence future housing needs and preferences as significantly as the growing population of seniors. Brisbane has continued to become more ethnically diverse, with those of Asian and Hispanic/Latino ethnic/racial background comprising increasingly significant segments of the community (see additional analysis in Appendix C, Fair Housing Assessment).

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2.1.1 TOTAL POPULATION
According to U.S. Census data, Brisbane’s population has grown 29% since 2000, reversing a declining trend observed in 1980 and 1990, and significantly greater than the growth rate of the Bay Area and county overall at 15% and 9%, respectively, during that same period. Much of Brisbane’s growth is attributable to construction of the Northeast Ridge, a planned development of 499 new housing units including condominium flats, townhouses, and detached single-family homes located in the Northeast Ridge subarea, which began construction in the 1990’s and was completed in 2015.

TABLE 2-1 POPULATION TRENDS (1990-2020)
1990 2000 Change 2010 Change 2020 Change
Total Population 2,952 3,597 +21.8% 4,282 +19.0% 4,851 +13.3% Total Households 1,300 1,620 +24.6% 1,821 +12.4% 2,039 +11.9% Total Units 1,382 1,831 +32.5% 1,934 +5.6% 2,052 +6.1%
Note: 2016-2020 American Community Survey Table DP02.

Source: 1990, 2000, & 2010, U.S. Census.

The Association of Bay Area Governments (ABAG), in its past and current projections (Table 2-2), expects Brisbane’s population to grow in the coming decades at an even faster pace than it had in the past two. The most recent projections from 2017 forecast a 275% population increase and a 252% increase in households between 2010 and 2040. The significant increase in population and households forecast in ABAG's 2017 projections is largely due to the anticipated development of the Baylands subarea.

TABLE 2-2 POPULATION AND HOUSEHOLD PROJECTIONS
Projections 2010 2015 2020 2025 2030 2035 2040
2009
Population 3,900 4,600 5,300 6,100 7,000 7,700 n/a
Households 1,730 2,040 2,330 2,690 3,070 3,410 n/a
2013
Population 4,282 n/a 4,500 n/a 4,800 n/a 5,100
Households 1,821 n/a 1,910 n/a 2,000 n/a 2,090
2017
Population 4,350 4,385 15,220 14,770 15,125 15,270 16,030 Households 1,820 1,835 6,360 6,160 6,285 6,275 6,410
Source: Association of Bay Area Governments’ Projections 2009, Projections 2013, Plan Bay Area 2040 (2017) Plan Bay Area 2050 (2021) only provides household projections by county and does not include projections by the City; the projected number of households in 2050 for San Mateo County is 394,000 and 166,000 for northern San Mateo County, an increase of 49% and 70%, respectively, from 2015.

2.1.2 HOUSEHOLD SIZE AND TYPE
Although Brisbane’s total population has increased, average household size or persons per household has remained relatively static since 1990 (Table 2-3). The average number of persons for all households (excluding group quarters) was 2.27 in 1990 and again in 2020. According to the 2016-2020 American Community Survey (ACS), one-person households are the most prevalent and increased significantly since 2010, followed by two-person households; although, it should be noted that these results are subject to a wide margin of error (+/-9.0 to +/-7.5).

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The average household size of owner-occupied units was 2.74 in 2020 according to the 2016-2020 ACS, up from 2.51 in 2010, while the average renter-occupied household size declined sharply from

2.04 in 2010 to 1.31 in 2020.

TABLE 2-3 HOUSEHOLD SIZE (1990-2020)
1990 2000 2010 2020
1 Person 438 (33.7%) 564 (34.8%) 554 (30.4%) 842 (41.3%) 2 Persons 450 (34.6%) 576 (35.6%) 626 (34.4%) 628 (30.8%) 3 Persons 200 (15.4%) 221 (13.6%) 302 (16.6%) 201 (9.9%) 4 Persons 140 (10.8%) 173 (10.7%) 222 (12.2%) 243 (11.9%) 5 Persons 40 (3.1%) 55 (3.4%) 71 (3.9%) 74 (3.6%)
6 or More 32 (2.5%) 31 (1.9%) 46 (2.5%) 51 (2.5%)
Total Householdsa 1,300 1,620 1,821 2,039
Persons/Householdb 2.27 2.20 2.34 2.27
a Total Households refers to occupied housing units
b Does not include Group Quarters population.

Source: 1990, 2000 & 2010 U.S. Census, 2016-2020 American Community Survey Tables S2501 & B25009.

The percentage of households of married couples with children has been relatively stable since 1990 (Table 2-4), at less than 20% of total households, less than that found in San Mateo County (23%) and statewide (21%), according to the 2016-2020 ACS.

TABLE 2-4 HOUSEHOLD TYPES (1990-2020)
1990 2000 2010 2020
One-Person Households 33.7% 34.8% 30.4% 41.3%
Married Couples Without Children Present 23.3% 23.9% 24.9% 24.0% Unrelated Housemates/Nonfamily Households 12.7% 12.7% 11.2% 4.6% Relatives Except Spouses, Parents, Children 6.5% 5.6% 7.9% 10.6% Married Couples With Children Present 18.4% 16.4% 19.4% 16.0% Single Parents With Children 5.5% 6.6% 6.2% 2.7%
Source: 1990, 2000, & 2010 U.S. Census & 2016-2020 American Community Survey Tables B11012 and S2501.

2.1.3 SINGLE-PARENT HOUSEHOLDS
Families with one parent, often the sole provider, may need affordable housing or units designed to accommodate occasional or full-time dependent children. The number of single-parent households in Brisbane increased from 2000 to 2010 according to the U.S. Census but has since decreased significantly. As reported in the previous housing element, in 2000, there were 73 female-headed households with children under the age of 18 years and 34 male single-parent households with children; the numbers increased to 86 and 41, respectively, in 2010. However, in 2019, there were 27 female-headed households with related children under 18 years and 19 households with a male single parent and his own children.

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Households headed by one person are often at greater risk of housing insecurity, particularly female-headed households, who may be supporting children or a family with only one income.

Female-headed households have special housing needs because, in part, female workers generally receive lower wages. To find affordable housing in 2022, for example, a single mother with one child in the very-low-income group would need a 1-bedroom unit at a monthly rent of not more than $1,713, according to Table 2-23. Based upon the available data, the average rent asked in 2022 for a 1-bedroom unit was an unaffordable $2,313 (Table 2-20). In Brisbane, Female-Headed Households make up 18.9% of all households, and 34.2% of female-headed households with children fall below the Federal Poverty Line, while 24.4% of female-headed households without children live in poverty (refer to Figure 37 of Appendix D).

2.1.4 LARGE AND OVERCROWDED HOUSEHOLDS
Large households often have different housing needs than smaller households. For example, if a city's rental housing stock does not include larger apartments, large households who rent could end up living in overcrowded conditions. There were 125 households in Brisbane with five or more persons, according to the 2016-2020 ACS estimates, a slight increase from 117 in 2010 (Table 2-3).

As a percentage of the total, such large households remained relatively steady at approximately 6% between 2010 and 2020. In Brisbane, 72% of households with five or more persons, reside in owner occupied housing units while approximately 18% of large households are renters (refer to Figure 34 of Appendix D). In 2017, no large households were very-low-income.

The city's supply of large housing units (four or more bedrooms) stands at 260 (12.8%) units, exceeding the demand posed by the city's population of large households, indicating that the need for large housing units is met from a supply standpoint. However, larger housing units are typically more expensive, such that cost, rather than availability, of larger units may be the cause of overcrowding. In Brisbane, approximately 43 percent of large family households experience a cost burden of 30% to 50% or spent more than half of their income on housing. Large families may rent smaller housing units in order to have more affordable monthly housing payments. This would likely lead to higher overcrowding rates, however, there is no data available at this time regarding overcrowding rates in large households.

The 2016-2020 ACS estimated that 2.8% of the 2,039 total occupied housing units were overcrowded, defined by the US Department of Housing and Urban Development (HUD) as having more than one occupant per room. Another 29 housing units, or 1.4%, had 1.50 or more occupants per room which HUD defines as being “severely overcrowded.” Breaking these down by tenure,

2.9% of the owner-occupied housing units were overcrowded, while none of the renter-occupied units were, and 0.7% of both the owner-occupied and renter-occupied housing units severely overcrowded. The estimated total of 87 overcrowded units in 2020 are 85% higher than the 47 units with 1.01 or more persons per room estimated in the previous Housing Element.

2.1.5 GROUP QUARTERS
The 2020 U.S. Census identified Brisbane has having a “noninstitutional group quarters” population (i.e., group home) of 14 individuals (0.3% of the total population), continuing a downward trend from 16 (0.4%) in 2010, 40 (1.1%) in 2000, and 42 (1.4%) in 1990. These individuals are not included in household population figures and are not reflected in the persons per household calculation.

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2.1.6 HOMELESS INDIVIDUALS
Homelessness remains an urgent, regional challenge in many communities across the state, reflecting a range of social, economic, and psychological factors. Rising housing costs result in increased risks of community members experiencing homelessness. Far too many residents who have found themselves housing insecure have ended up unhoused or homeless in recent years, either temporarily or longer term. Addressing the specific housing needs for the unhoused population remains a priority throughout the Bay Area, particularly since homelessness is disproportionately experienced by people of color, people with disabilities, those struggling with addiction and those dealing with traumatic life circumstances. In San Mateo County, the most common type of household experiencing homelessness is those without children in their care.

Among households experiencing homelessness that do not have children, 75.5% are unsheltered. Of homeless households with children, most are sheltered in transitional housing (refer to Figure 40 of Appendix D).

According to the 2019 San Mateo County One Day Homeless Count and Survey1conducted on the night of January 30, 2019, the number of people experiencing homelessness in San Mateo County on the day of the count increased by 21% from 2017 to 2019, but fewer than those counted in 2011 and 2013. The increase from 2017 was primarily driven by an increase in the number of people living in recreational vehicles. The 2019 count also found that there were decreases in some populations, including families with children, people sleeping in tents/encampments, and people sleeping in cars.

In Brisbane, the 2019 One Day Homeless Count found 4 people experiencing unsheltered homelessness down from 19 in 2017 and 34 in 2013 and representing 0.44% of the County’s homeless population. (Note: Brisbane’s population is 0.61% of the County’s population.) According to the Brisbane Police Department (June 2022), the typical number of homeless people in Brisbane at any one time does not exceed one or two individuals, in line with the 2019 count. Some appear to have substance abuse issues, and those that appear to be mentally ill are transported via the SMART (San Mateo County Mental Health Assessment and Referral Team) van to San Mateo County Medical Center for evaluation and medical assistance, if necessary. Those homeless individuals who do not appear to be in need of medical evaluation are assisted with transportation to the Safe Harbor Shelter in South San Francisco.

2.1.7 AGE
The median age in Brisbane according to the 2016-2020 ACS was 48.5 years old, continuing the rising trend from earlier decades (43.1 in 2012, 41.7 in 2010, 40.3 in 2000, and 36.5 in 1990). The largest segment of the population according to the 2016-2020 ACS was 35 to 64 years old. Available data (Table 2-5) indicated a further increase in the percentage of the population 55 years old and older, along with a decrease in the percentage of the population between 25 and 34 years of age.

Brisbane’s age distribution differs from that of San Mateo County as a whole. As was also seen in the 1990 and 2000 U.S. Censuses, Brisbane has a greater percentage of adults from 20 to 59 years of age, while the County has larger percentages of persons less than 20 years of age and more than 59 years of age.
1 The COVID-19 pandemic prevented the count in 2020 and 2021.

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TABLE 2-5 AGE DISTRIBUTION (1990-2020)
0-4
Years
5-14
Years
15-24
Years
25-34
Years
35-44
Years
45-54
Years
55-64
Years
65-74
Years
75+
Years
2020 220
(4.7%)
481
(10.4%)
355
(7.6%)
351
(7.6%)
667
(14.4%)
966
(20.8%)
814
(17.5%)
493
(10.6%)
298
(6.4%)
2010 284
(6.6%)
433
(10.1%)
321
(7.5%)
581
(13.5%)
775
(18.1%)
764
(17.8%)
695
(16.2%)
271
(6.4%)
158
(3.7%)
2000 161
(4.5%)
371
(10.3%)
306
(8.5%)
553
(15.4%)
796
(22.1%)
759
(21.1%)
359
(10.0%)
179
(5.0%)
113
(3.2%)
1990 184
(6.3%)
293
(9.9%)
270
(9.1%)
600
(20.3%)
690
(23.4%)
393
(13.3%)
244
(8.2%)
190
(6.4%)
88 (3.0%)
Source: 2016-2020 American Community Survey Table DP05; 2010, 2000, & 1990 U.S. Census.

2.1.8 SENIORS
Persons over 65 years of age remain an important segment of Brisbane’s citizenry—approximately 17% of the population, according to 2020 estimates from the ACS (Table 2-5), and the number and percentage of households containing persons 65 years or older increased from the 2010 Census (Table 2-6). Roughly 23% of all households in Brisbane contained one or more persons 65 or more years old, according to the 2016-2022 ACS, up from almost 19% in 2010. The number of persons 65 years or older living alone and the percentage of such households increased from 2010 to 2020 by over 130% (Table 2-6).

TABLE 2-6 HOUSEHOLDS WITH PERSONS 65+ YEARS OLD (1990-2020) 1990 2000 2010 2020
One-Person Households 95 (7.3%) 102 (6.3%) 122 (6.7%) 282 (13.8%) Total Households 220 (16.9%) 244 (15.1%) 348 (19.1%) 468 (23.0%) Source: 1990, 2000, & 2010 U.S. Census, 2016-2020 American Community Survey Tables S2501 & B09021.

Many seniors have difficulty finding housing they can afford on fixed and often small incomes.

Senior householders of owner-occupied homes (totaling 298 households, according to the 2016- 2020 ACS) can generally afford the relatively low costs of mortgages established many years ago (although maintenance costs may present a problem), but senior citizens facing the uncertain costs of rental units are not as fortunate. According to the 2016-2020 ACS, there were 170 householders 65 years or older who were renting in Brisbane at that time.

2.1.9 PERSONS WITH DISABILITIES, INCLUDING DEVELOPMENTAL DISABILITIES People with disabilities face additional housing challenges. Encompassing a broad group of individuals living with a variety of physical, cognitive and sensory impairments, many people with disabilities live on fixed incomes and are in need of specialized care, often relying on family members for assistance due to the high cost of care.

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caregivers. Access to various types of supported living services is particularly critical for those with developmental disabilities to live as independently as possible.

The 2016-2020 ACS estimates that 413 persons (9% of the total population) in Brisbane have a disability, which the U.S. Census Bureau defines as “a long-lasting physical, mental or emotional condition [that] can make it difficult for a person to do activities such as walking, climbing stairs, dressing, bathing, learning or remembering.” Of these, 11 were under 18 years of age, 208 were from 18 to 64 years old, and 194 were over 64 years old. The most common disabilities were an ambulatory difficulty (227 persons) or cognitive difficulty (176 persons), followed by an independent living difficulty (117), a self-care difficulty (53), a vision difficulty (41), or a hearing difficulty (36).

Among the population of over 64 years old, 24.5% had an ambulatory difficulty, 5.3% had an independent living difficulty, and 4.6% had a hearing difficulty.

The steep terrain of Brisbane’s residential neighborhoods often make accessible facilities for persons with physical disabilities (ramps, parking spaces, elevators, etc.) difficult and expensive. The City's reasonable accommodation ordinance minimizes governmental constraints upon the provision of accessible housing for persons with disabilities. In addition, supportive housing is defined in the zoning ordinance as a type of “dwelling” regulated no differently than other dwellings in residential zoning districts.

State law requires Housing Elements to examine the housing needs of people with developmental disabilities. Developmental disabilities are defined as severe, chronic, and attributed to a mental or physical impairment that begins before a person turns 18 years old. This can include Down’s Syndrome, autism, epilepsy, cerebral palsy, and mild to severe mental retardation. Some people with developmental disabilities are unable to work, rely on Supplemental Security Income, and live with family members. In addition to their specific housing needs, they are at increased risk of housing insecurity after an aging parent or family member is no longer able to care for them.

According to the California Department of Developmental Services’ most recent Quarterly Consumer Report by age group and residency type, of the population with a developmental disability reported in Brisbane (26), children under the age of 18 make up 46.2%, while adults account for 53.8%.

2.1.10 RACE/ETHNICITY
Understanding the racial makeup of a city and region is important for designing and implementing effective housing policies and programs to address historic and systemic racial discrimination in access to high quality housing. These patterns are shaped by both market factors and government actions, such as exclusionary zoning, discriminatory lending practices and displacement that has occurred over time and continues to impact communities of color today. This section addresses essential demographic characteristics of Brisbane residents by race and ethnicity; for a detailed analysis of differences in access to housing and high-quality resources, racial segregation and isolation, refer to the Fair Housing Assessment in Appendix C.

Residents identifying as white (non-Hispanic or Latino) represent less than half of Brisbane’s population. Since 2000, the percentage of residents in Brisbane identifying as non-Hispanic white has decreased and the percentage of residents of all other races and ethnicities has increased by ATTACHMENT 5
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23.3 percentage points (see Figure 4 of Appendix D). In absolute terms, the Asian/API, Non-Hispanic population increased the most while the White, Non-Hispanic population decreased the most.

TABLE 2-7 RACIAL/ETHNIC BACKGROUND (2000-2020)
Race Alone or in Combination Hispanic or Latino
2000 2010 2020 2000 2010 2020
White 2,780 (77.3%*) 2,824 (66.0%*) 2,254 (46.5%*) N/A 413 (9.6%) 470 (9.7%) Black or African
American 66 (1.8%*) 132 (3.1%*) 135 (2.8%*) N/A 0 (0%) 0 (0%) American Indian and
Alaska Native 52 (1.4%*) 55 (1.3%*) 58 (1.2%*) N/A 11 (0.3%) 0 (0%) Asian 598 (16.6%*) 1,250 (29.2%*) 1,738 (35.8%*) N/A 25 (0.6%) 0 (0%) Native Hawaiian and
Other Pacific Islander 45 (1.3%*) 71 (1.7%*) 28 (0.6%*) N/A 2 (0%) 0 (0%) Some Other Race 249 (6.9%*) 270 (6.3%*) 117 (2.4%*) N/A 162 (3.8%) 239 (4.9%) Two or More Races N/A N/A N/A N/A 99 (2.3%) 113 (2.3%)
* Total exceeds 100% because individuals may report more than one race.

Source: 2000, 2010, & 2020 U.S. Census Table P2 and 2016-2020 American Community Survey Table B03002.

2.1.11 EMPLOYMENT AND EDUCATION
According to the 2016-2020 ACS, 3,921 Brisbane residents 16 years old or older were employed in 2020, or 80% of the population. This compares to 58% in 2000 and 1990 (see Table 2-8). The occupational mix of Brisbane’s labor force found in 2020 differs slightly from that identified in the 2000 U.S. Census. In 2020, 74% of the workers were in “white collar” jobs (management, business, science, arts, sales and office) up slightly from 70% in 2000, and 65% in 1990. The proportion of “blue collar” workers (natural resources, construction, maintenance, production, transportation and material moving) continued to decrease from 25% in 1990, 18% in 2000, and to 15% in 2020. Service workers made up the remainder of the employed population and remain relatively consistent as a percentage of total employed persons 16+ years old since 1990.

TABLE 2-8 OCCUPATION OF EMPLOYED PERSONS 16+ YEARS OLD (1990, 2000, & 2020) Occupation 1990 2000 2020
Management, Business, Science, Arts, Sales, and Officea 1,107 (65%) 1,466 (70%) 1,926 (74.4%) Production, Transportation, and Material Movingb 429 (25%) 382 (18%) 170 (6.6%) Servicec 164 (10%) 249 (12%) 271 (10.5%)
Natural Resources, Construction and Material Movingd 0 (0%) 0 (0%) 222 (8.6%) Total Employed Persons (% of total population) 1,700 (57.6%) 2,097 (58.3%) 3,921 (80.1%) a 2016-2020 American Community Survey split this category into “Management, Business, Science and Arts” (1,441 persons) and “Sales and Office” (485 persons); 2000 U.S. Census split this category into “Management, professional, and related occupations” (980 persons) and “Sales and office occupations” (486 persons); prior to that it was listed as “Administrative/Professional/Technical Sales/Clerical.” b 2000 U.S. Census split this category into “Construction, extraction, and maintenance occupations” (194 persons) and “Production, transportation and material moving occupations” (188 persons); prior to that it was listed as “Production/Industrial/Transportation.” c Previously listed as “Food/Protective/Other Service.” d Previously listed as the more limited category “Farming/Forestry/Fishing.” Source: 1990 & 2000 U.S. Census, 2016-2020 American Community Survey Table DP03.

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According to the Census Bureau’s “On the Map” data (2019), Brisbane has 7,835 jobs within its city limits (see Table 2-9), the majority of which (98%) are filled by employees that do not live within the city. Nearly 70% of these jobs pay more than $3,333 per month and more than 55% of the people working in Brisbane have some college or an associate or bachelor’s degree. Most employed Brisbane residents (94%) leave the city to work. For more information regarding employment trends in Brisbane, refer to Section 4.4 of Appendix D.

TABLE 2-9 AGE, SALARY, AND EDUCATION OF PEOPLE WORKING IN BRISBANE (2019) Percentage
of the Workforce
Jobs by Worker Age
Age 29 or Younger 16.9%
Age 30 to 54 58.3%
Age 55 or Older 24.8%
Salaries Paid by
Brisbane Employers
$1,250 per Month or Less 10.7%
$1,251 to $3,333 per Month 21.1%
More than $3,333 per Month 68.1%
Jobs by Worker
Educational Attainment
Less than High School 12.5%
High School or Equivalent, No College 15.6%
Some College or Associate Degree 23.8%
Bachelor’s Degree or Advanced Degree 31.3%
Educational Attainment Not Available* 16.9%
Total Jobs 7,835 100%
*Not available for workers 29 years old and younger.

Source: 2019 Census “On the Map” Data https://onthemap.ces.census.gov/.

The Association of Bay Area Governments, as part of Plan Bay Area (2019), forecasted that the number of jobs would increase in Brisbane by 234% from 2010 to 2040, a significant increase from earlier projections. The large increase is primarily attributed to the passage of Measure JJ in 2018, that allows for development of up to 7 million square feet of new commercial development. The job increases are largely projected to be within the financial and professional services sector, and the health, educational, and recreational service job sector.

According to the 2016-2020 ACS, 83% of Brisbane’s population is 18 years and over, and of that group, approximately 2,881, or 75%, have some college education or higher and 52% have a attained a bachelor’s degree or higher, slightly higher than the County (49%).

2.1.12 FARMWORKERS
According to the U.S. Department of Agriculture Census of Farmworkers, the number of permanent farm workers in San Mateo County has decreased since 2002, when the number totaled 2,226, to just 978 in 2017 (56%). Likewise, the number of seasonal farm workers has decreased from 852 in 2002 to 343 in 2017 (60%). The number of migrant worker students in the County has also been on the decline, with 282 students accounted for in the 2019-2020 school year, per the California ATTACHMENT 5
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Department of Education, California Longitudinal Pupil Achievement Data System, Cumulative Enrollment Data; down 57% from the 2016-2017 school year.

No persons in Brisbane identified their occupations being in farming, according to the 2016-2020 ACS. Given the location of Brisbane in an urban corridor, there is not a high demand for farmworkers in the area. While the 2016-2020 ACS and 2010 U.S. Census identified no vacant housing units for migratory workers, the housing needs of farmworkers, particularly if they are seasonally employed, are more similar to very-low- or extremely low-income households than traditional migrant workers.

This is because today’s farmworkers are more settled and typically live in one location, rather than following the crops.

Per the USDA, today’s farmworkers can commute up to 75 miles to the workplace. They are also more likely to have families and are looking for schools, employment for a spouse/partner and a location to live in that provides a community. Because of this, they will benefit from the existing affordable housing programs in Brisbane. Brisbane’s Housing Plan (Chapter V) establishes the City's policies and provides the programming for producing new affordable housing, preserving existing affordable housing, protecting residents from displacement, and ensuring fair housing for all households. Additionally, Brisbane’s participation in Doorway, the Countywide affordable housing rental listing and application website, will ensure that new affordable rental housing listings are publicized in Spanish and that vacancy searches are mobile-friendly.

2.1.13 HOUSEHOLD INCOME LEVELS
California is one of the most economically unequal states in the nation, and the Bay Area has the highest income inequality between high- and low-income households in the state. Regionally, more than half of all households make more than 100% Area Median Income (AMI), while 15% make less than 30% AMI. In San Mateo County, 30% AMI is the equivalent to the annual income of $44,000 for a family of four. Many households with multiple wage earners—including food service workers, fulltime students, teachers, farmworkers and healthcare professionals—can fall into lower AMI categories due to relatively stagnant wages in many industries.

In Brisbane household income has continued to increase since 2000, according to ABAG and 2016- 2020 ACS (Table 2-10). ABAG estimated the median household income in Brisbane in 2000 was $85,973, and the median for San Mateo County was $95,606, adjusted to 2013 dollars. (Median household income is the amount where half of the households are below and the other half above.) The 2016-2020 ACS estimated the median household income for Brisbane to be $114,583, up 33% from 2000, and $128,091 (34%) for the County (Table 2-11).

TABLE 2-10 HOUSEHOLD INCOME (2000-2020)
2000 2013 2020
Number Percent Number Percent Number Percent
Under $25,000 279 17% 146 8% 55 2.7%
$25,000 to $34,999 86 5% 91 5% 130 6.4%
$35,000 to $49,999 257 16% 164 9% 179 8.8%
$50,000 to $74,999 281 18% 419 23% 237 11.6%
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$75,000 to $99,999 199 12% 200 11% 204 10.0%
$100,000+ 498 31% 783 43% 1,234 60.5%
Source: 2000 U.S. Census, 2016-2020 American Community Survey Table S1901, Association of Bay Area Governments (2013).

TABLE 2-11 MEDIAN HOUSEHOLD INCOME (2000 & 2020)
Year Brisbane San Mateo County
2000 $85,973 $95,606
2020 $114,583 $128,091
Source: Association of Bay Area Governments & 2016-2020 American Community Survey Table S1901.

Households can be categorized by income levels as extremely low, very-low, low (or lower), moderate, and above-moderate. These categories are set forth in the California Code of Regulations Section 6932 as used by the State Department of Housing and Community Development (HCD) and are based largely upon HUD income groupings to determine eligibility for the federal Section 8 housing assistance program. An extremely low-income household has an income of up to 30% of the median income for the area for households of the same size (with a floor set by HUD based on minimum Supplemental Security Income). A very-low-income household has an income of 31% to 50% of the median (with various adjustments by HUD). A low-income (or lower-income) household has 51% to 80% of the median-income (with some exceptions). A moderate-income household has 81 to 120% of the median-income. A household with an income greater than 120% of the median income is considered above moderate. HUD may adjust these limits in some areas based on high housing cost levels relative to incomes. For 2021 income limits for San Mateo County, refer to Table 2-21.

It was estimated that more than half of Brisbane’s households earned above moderate incomes in 2017, 10.3% were moderate-income, 11.1% were low-income, 14.6% were very-low-income and 9.8% were extremely low-income (Table 2-12). This distribution generally aligns with reported data from 2010, however, the percentage of low-income households saw the largest change from 2010, down 6%.

TABLE 2-12 BRISBANE HOUSEHOLDS BY INCOME LEVELS (2008-2017) Extremely
Low-Income
VeryLow-IncomeLowIncomeModerateIncome
Above
ModerateIncome Total
2008 231-291 (14-18%) 60-194 (4-12%) 134-450+ (8-28%) 203+ (12+%) ≤691 (≤42%) 1,635 2010
Renter Occupied N/A 160 (23%) 170 (24%) 155 (22%) 210 (30%) 695* Owner Occupied N/A 160 (16%) 130 (13%) 205 (20.5%) 505 (50.5%) 1,000* Total 130 (8%) 190 (11%) 295 (17%) 235 (14%) 840 (50%) 1,690* 2017
Renter Occupied 115 (6.1%) 105 (5.6%) 60 (3.2%) 45 (2.4%) 165 (8.8%) 667* Owner Occupied 70 (3.7%) 170 (9.0%) 150 (8.0%) 150 (8.0%) 855 (45.4%) 1,372* Total 185 (9.8%) 275 (14.6%) 210 (11.1%) 195 (10.3%) 1,020 (54.1%) 1,885* *Cf. 2010 & 2020 US Census total households.

Source: Claritas Demographic Snapshot, 2008; CHAS Data 2006-2010 & 2013-2017.

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Many extremely low-income households live in rental housing and most likely face overpayment and overcrowding. Housing types suitable for extremely low-income households include affordable rentals, accessory dwelling units, emergency shelters, supportive housing and transitional housing.

TABLE 2-13 BRISBANE PROJECTED HOUSEHOLDS BY INCOME LEVELS (6TH CYCLE RHNA 2022-2031) Extremely
Low-Income
VeryLow-IncomeLowIncomeModerateIncome
Above
ModerateIncome Total
RHNA 6th Cycle 159 158 183 303 785 1,588
Percentage of total 10% 10% 11.5% 19.1% 49.4% 100%
Source: ABAG Regional Housing Allocation Needs, 6th Cycle.

Per Government Code Section 65583(a)(1), 50% of the very-low-income households allotted under Section 65584 are assumed to qualify as extremely low-income households. Of Brisbane’s allocation of the RHNA for the 2023-2031 planning period, 20% (317) of the units were designated as very-lowincome. Half of this would be 10%, or 159 extremely low-income (Table 2-13).

Another method of describing income is in relation to the poverty level. The poverty level threshold is a relative term used by the Federal government, reflecting the ability to afford a nutritionally adequate diet. It varies with household size and number of children under 18 years of age. For example, for a four-person household, the poverty level in 2021 was an annual income of $26,500.

The poverty level is updated annually and applied on a national basis, with limited adjustments.

According to the 2016-2020 ACS, the poverty rate in 2020 was 3.4% in Brisbane and 6.2% in San Mateo County. The rates are approximately the same as those estimated in 2013 by the Association of Bay Area Governments, but down since 1990 (Table 2-14). Of those persons identified as being below the poverty level, the 2016-2020 ACS estimated that 4.7% were under 18 years of age, and approximately 5.8% were 65 years old or older.

The 2016-2020 ACS estimated that 89 households in Brisbane had received public assistance income in the past 12 months. This compares to just 18 households in 2012, per the 2008-2012 ACS, and 39 households in 1999, according to the 2000 US Censuses.

TABLE 2-14 POVERTY RATE (1990-2020)
Brisbane
San Mateo
County
1990 8.6% NA
2000 5.7% 6.5%
2013 3.5% 7.4%
2020 3.4% 6.2%
Source: 2000 US Census, ABAG Projections 2013, & 2016-2020 American Community Survey Table S1707.

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2.2 HOUSING CHARACTERISTICS
The majority of the new units constructed in Brisbane during the previous Housing Element cycle were single-family homes and accessory dwelling units(ADUs). Detached single-family homes make up 58% of the housing stock per the DOF, and the proportion of owner-occupied units has increased to 81% (up from 63% reported under the 2015-2022 Housing Element) of all occupied units per the 2016- 2020 ACS. The vacancy rate across all housing types is less than 5% according to the 2020 US Census.

2.2.1 TOTAL NUMBER OF UNITS
According to the 2020 U.S. Census, there were 2,052 housing units in Brisbane in 2020, while as of January 1, 2021 (Table 2-15), the DOF estimated that the total number of units in Brisbane was 2,040.

TABLE 2-15 TOTAL HOUSING UNITS (2000-2020)
Year
Total
Housing Units
2000 1,831
2010 1,934
2020 2,052
Source: 2000, 2010, & 2020 U.S. Census.

2.2.2 UNIT TYPE
According to the DOF, the housing stock of Brisbane in 2020 was made up of 58.1% single family detached homes, 11.5% single family attached homes, 11.1% multi-family homes with 2 to 4 units,

16.0% multi-family homes with 5 or more units, and 3.2% mobile homes. In Brisbane, the housing type that experienced the most growth between 2010 and 2020 was Detached Single-Family Home (Table 2-16).

TABLE 2-16 HOUSING TYPE (1990-2021)
1990 2000 2014 2021
Detached Single-Family 904 (65.4%) 1,000 (55%) 1,117 (57%) 1,186 (58.1%) Multi-Family and Attached Single-Family 394 (28.5%) 775 (43%) 766 (39%) 788 (38.6%) Mobile Homes 63 (4.6%) 43a (2%) 66 (3%) 66 (3.2%)
Other 21 (1.5%) 0 (0%) 0 (0%) 0 (0%)
Total 1,382 1,818b 1,949 2,040
a According to 2001 property survey, there were actually 62. b Data based on a sample; total is less than 1,831 units found in 100% count.

Source: 1990 & 2000 U.S. Census; California Department of Finance, 2014 & 2021.

Multi-family units make up 38.6% of the total housing stock. Of these, 374 are condominiums in the Northeast Ridge subarea. Of the remaining multi-family units, mostly located in the Central Brisbane subarea, over two-thirds are in complexes of nine or fewer units. Also included as multi-family units ATTACHMENT 5
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are residential units in mixed-use buildings, which number approximately 50, mostly on the upper floors of commercial buildings along Visitacion and San Bruno Avenues.

2.2.3 UNIT SIZE
The 2016-2020 ACS found that the most prevalent units contained 6 or more rooms, excluding bathrooms, halls, utility rooms, or unfinished space (Table 2-17). The median number of rooms per unit was 4.1 (down from 4.8 per the 2008-2012 ACS).

The average size of houses built from 2000 to 2008 in Central Brisbane, Brisbane Acres, and Southwest Bayshore subareas was 2,786 square feet, with a range of 1,287-4,255 square feet (excluding garages). The single-family residences built in the Northeast Ridge subarea since 2000 range from 1,413 to 3,440 gross square feet (excluding garages).

Unit sizes in the 3- to 5-unit buildings in the Northeast Ridge subarea averaged approximately 1,814 gross square feet, with a range of from 1,202 gross square feet (2 bedrooms) to 2,381 gross square feet (three bedrooms). The 12- to 13-unit buildings averaged approximately 1,373 gross square feet per unit, with a range of from 964 gross square feet (one bedroom) to 1,605 gross square feet (three bedrooms). The most recent data shows the average duplex unit contained 2,210 square feet and the average multi-family unit (not including those in the Northeast Ridge subarea) was 1,015 square feet.

TABLE 2-17 HOUSING UNIT SIZE BY NUMBER OF ROOMS (1990-2020) 1990 2000 2012 2020
1 Room 66 (4.8%) 78 (4%) 86 (4.4%) 117 (5.6%)
2 Rooms 148 (10.7%) 168 (9%) 111 (5.7%) 231 (11.0%)
3 Rooms 225 (16.3%) 265 (15%) 228 (11.7%) 403 (19.2%)
4 Rooms 290 (21.0%) 468 (26%) 398 (20.4%) 464 (22.1%)
5 Rooms 273 (19.8%) 274 (15%) 548 (28.1%) 301 (14.3%)
6+ Rooms 380 (27.5%) 565 (31%) 580 (29.7%) 583 (27.8%)
Total 1,382 1,818 1,951 2,099
Source: 1990 & 2000 U.S. Census, 2008-2012 & 2016-2020 American Community Survey Table B25017.

2.2.4 TENANCY
According to the 2016-2020 ACS, 32.7% of the occupied units in Brisbane were rentals (Table 2-18), down from 35.8% in 2010, and the largest component of Brisbane’s occupied rental housing stock consisted of complexes of 10 or more units (39.3%), with the next largest being detached singlefamily units (25.2%) followed by complexes of 3 to 4 units (13.6%).

TABLE 2-18 TENANCY (1990-2020)
1990 2000 2010 2020
Owner-Occupied Units 784(60.3%) 1,081(66.7%) 1,169(64.2%) 1,372(67.3%) ATTACHMENT 5
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Renter-Occupied Units 516 (39.7%) 539 (33.3%) 652 (35.8%) 667(32.7%) Total Occupied Units 1,300 (100%) 1,620 (100%) 1,821 (100%) 2,039(100%) Source: 1990 & 2000 U.S. Censuses; 2016-2020 American Community Survey Table S2501.

2.2.5 VACANCY
Vacancy rate is a measure of the number of units available for occupancy, either specifically for rent or for sale. A minimum of 5% is considered an optimal vacancy rate for the San Francisco Bay Area.

This would provide for normal turnover and would maintain an adequate choice of housing type, size and price range to fulfill a community’s needs and reduce concerns about overcrowding.

Throughout the Bay Area, vacancies make up just 2.6% of the total housing units, with homes listed for rent, units used for recreational or occasional use, and units not otherwise classified (other vacant) making up the majority of vacancies. The Census Bureau classifies a unit as vacant if no one is occupying it when census interviewers are conducting the ACS or Decennial Census. Vacant units classified as “for recreational or occasional use” are those that are held for short-term periods of use throughout the year. Accordingly, vacation rentals and short-term rentals like AirBnB are likely to fall in this category. The Census Bureau classifies units as “other vacant” if they are vacant due to foreclosure, personal/family reasons, legal proceedings, repairs/renovations, abandonment, preparation for being rented or sold, or vacant for an extended absence for reasons such as a work assignment, military duty, or incarceration. In a region with a thriving economy and housing market like the Bay Area, units being renovated/repaired and prepared for rental or sale are likely to represent a large portion of the “other vacant” category. Additionally, the need for seismic retrofitting in older housing stock could also influence the proportion of “other vacant” units in some jurisdictions.

According to the DOF, Brisbane’s vacancy rate was 7.3% in 2021, while the 2020 U.S. Census found the rate to be 4.7%. Past U.S. Census vacancy rates for units available for occupancy, either for rent or for sale, in Brisbane were 5.8% in 2010, 11.5% in 2000 (including newly constructed units in the Northeast Ridge subarea), and 3.8% in 1990.

2.2.6 LENGTH OF OCCUPANCY
According to the 2016-2020 ACS, 2.2% of householders had moved into their unit in 2019 or later,

43.1% had moved in 2010 to 2018, 26.3% moved in 2000 to 2009, 12.2% moved in 1990 to 1999, and 16.2% moved in 1989 or earlier.

2.2.7 HOUSING VALUES AND COSTS
Home prices reflect a complex mix of supply and demand factors, including an area’s demographic profile, labor market, prevailing wages and job outlook, coupled with land and construction costs. In the Bay Area, the costs of housing have long been among the highest in the nation. The typical home value in Brisbane was estimated at $1,076,910 by December of 2020, per data from Zillow. (According to the 2016-2020 ACS 5-Year Estimates, the median housing value for a home in 2020 was $926,500.) The largest proportion of homes were valued between $750k-$1M (see Figures 22 and 23 of Appendix D). By comparison, the typical home value was $1,418,330 in San Mateo County ATTACHMENT 5
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and $1,077,230 the Bay Area, with the largest share of units valued at $1m-$1.5m in the County and $500k-$750k for the region.

The region’s home values have increased steadily since 2000, besides a decrease during the Great Recession. The rise in home prices has been especially steep since 2012, with the median home value in the Bay Area nearly doubling during this time. Since 2001, the typical home value has increased 168.0% in Brisbane from $401,810 to $1,076,910. This change is below the change in San Mateo County, and above the change for the region. The median sales price of homes in Brisbane has also increased sharply since 2012, up 118% to $1.3 million (Table 2-19).

TABLE 2-19 MEDIAN SINGLE-FAMILY HOME AND CONDOMINIUM SALES PRICES (2005-2022) Year Single-Family Home Median Sales Price Condo Median Sales Price 2005 $690,500 $660,000
2010 $532,500 $330,000
2012 $597,500 $417,322
2013* $720,000 $508,000
2022 $1,300,000**
a As of third quarter.
b Median value of all homes and condos sold within the past 12 months; sales price shown is the average median sales price reported by Redfin, Realtor.com, Rocket Homes, & RealtyTrac (June 2022).

Source: San Mateo County Association of Realtors & MLS, Inc; Redfin, Realtor.com, Rocket Homes, & RealtyTrac.

According to the 2016-2020 ACS, median monthly housing costs were reported at $3,217 (compared to $3,516 in 2012 and $1,734 in 2000) for owner occupants with a home mortgage and $1,036 (compared to $600 in 2012 and $307 in 2000) for those without a mortgage.

Similar to home values, rents have also increased dramatically across the Bay Area in recent years.

The median rent in the region has increased 54% since 2009. Many renters have been priced out, evicted or displaced, particularly communities of color. Residents finding themselves in one of these situations may have had to choose between commuting long distances to their jobs and schools or moving out of the region, and sometimes, out of the state.

In Brisbane, the 2016-2020 ACS found a median monthly rent of $2,161 (compared to $1,378 in 2012 and $975 in 2000), with the largest proportion of rental units rented in the $1500-$2000 category, totaling 23.6%, followed by 22.6% of units renting in the $1000-$1500 category (see Figure 24 of Appendix D). Since 2009, the median rent has increased by 47.9% in Brisbane slightly more than the median rent in San Mateo County. Data from the Zillow website in April of 2022 put the average rental list price at $3,188 (Table 2-20).

TABLE 2-20 AVERAGE (ZILLOW) RENTS IN BRISBANE (2022)
Unit Size Rent Survey Sample Size
Studio N/A 0
One-Bedroom $2,313 2
Two-Bedroom $3,325 2
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Three-Bedroom $3,925 2
Four-Bedroom N/A 0
Average $3,188 6
Source: Zillow Website, April 2022.

2.2.8 HOUSING AFFORDABILITY
Affordability, or the ability of households to pay for their housing, is a function of household income and the cost of housing.

One means of measuring household income is in comparison to the median household income, that amount below which are half of the households and above which are half of the households. HCD estimated the median income for a four-person household in San Mateo County in 2021 to be $149,600. The median varies by household size (see Table 2-21), as reflected in the following examples:
▪ A single person making $8,725/month or $2,013/week or $50.34/hour. ▪ A couple, each earning $59,850/year or $4,988/month or $1,151/week or $28.77/hour. ▪ A family with two children, one parent working full-full time and the other working half-time, each at $47.95 an hour, for a combined monthly income of $12,467.

Income levels to determine extremely low-, very-low-, low- and moderate-income limits in 2021 were also calculated for San Mateo County (Table 2-21).

TABLE 2-21 INCOME LIMITS FOR SAN MATEO COUNTY (2021)
Income Standard
Number of Persons in Household
1 2 3 4 5 6 7 8
Extremely Low $38,400 $43,850 $49,350 $54,800 $59,200 $63,600 $68,000 $72,350 Very Low $63,950 $73,100 $82,250 $91,350 $98,700 $106,000 $113,300 $120,600 Lower $102,450 $117,100 $131,750 $146,250 $158,100 $169,800 $181,500 $193,200 Median $104,700 $119,700 $134,650 $149,600 $161,550 $173,550 $185,500 $197,450 Moderate $125,650 $143,600 $161,550 $179,500 $193,850 $208,200 $222,600 $236,950 Source: California Department of Housing and Community Development.

The standard for affordability in housing is cost no more than 30% of a household’s income.

Table 2-22 shows affordability for home ownership for one-person and four-person households under typical conditions for 2021. The assumptions used in the table for home ownership were: (1)

2.65% 30-year mortgage; (2) 50% of yearly salary as a down payment; (3), 1.25% of home value for property tax; (4) home insurance equals 28% of annual property tax; (5) PMI equals 11.5% of home insurance and (6) 30% of gross income for principal, interest, taxes and insurance.

TABLE 2-22 HOME OWNERSHIP AFFORDABILITY BRISBANE (2021) ATTACHMENT 5
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Household Size Income Level
Annual
Income
Maximum
Affordable House Price
Affordability Gap for
Single-Family Home*
One Person
Extremely Low $38,400 $155,400 -$1,144,600
Very Low $63,950 $258,900 -$1,041,100
Low $102,450 $414,700 -$885,300
Median $104,700 $424,500 -$875,500
Moderate $126,650 $512,600 -$787,400
Four Persons
Extremely Low $54,800 $221,800 -$1,078,200
Very Low $91,350 $369,800 -$930,200
Low $146,350 $592,400 -$707,600
Median $149,600 $605,600 -$694,400
Moderate $179,500 $726,600 -$573,400
*For median-priced single-family home at $1,300,000 (Table 2-19).

Source: Google Mortgage Loan Calculator (2022).

Table 2-22 illustrates a critical point: With the median sales price for a home in Brisbane at $1,300,000 in 2022, market-rate prices were far above what extremely low-, very-low-, low-, and moderate-income households could afford.

Using 30% of gross income to establish maximum affordable rent based upon HUD’s standard for the Section 8 program, Table 2-23 illustrates affordability for rental units at various income levels for one-person and four-person households based upon HCD 2021 figures. The table indicates the maximum affordable rent payment by income category and unit size. It assumes that the maximum affordable rent is based on 30% of monthly income with all utilities paid by the landlord. It also assumes that one-bedroom units would be for 2-person households, and 3-bedroom units for 4-person households.

TABLE 2-23 RENTAL HOUSING AFFORDABILITY BRISBANE (2021) Household Size Income Level Annual Income
Maximum Affordable
Monthly Rent Affordability Gap*
Two Persons
Extremely Low $43,850 $1,027 -$1,027
Very Low $73,100 $1,713 -$600
Low $117,100 $2,741 +$428
Median $119,700 $3,426 +$1,113
Moderate $143,600 NA NA
Four Persons
Extremely Low $54,800 $1,425 -$2,500
Very Low $91,350 $2,375 -$1,550
Low $146,350 $3,801 -$124
Median $149,600 $4,750 +$825
Moderate $179,500 NA NA
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*For one-bedroom unit at the average rent of $2,313 for two-person household, and for three-bedroom unit at the average rent of $3,925 for four-person household (Table 2-20).

Source: California Department of Housing and Community Development.

Based upon the survey of available Zillow data (Table 2-20), rental units in Brisbane appear to be unaffordable to very-low- and extremely low-income households, as indicated by the “affordability gap” column in Table 2-23.

A 2021 survey by mail of the owners of the 37 ADUs that have been built in Brisbane, with a response rate of over 30%, found that four of the respondents charged no rent (Table 2-24), considered affordable to extremely low-income households, while four ADU owners charged rent affordable to low-income households. Extrapolating these response rates over the City's ADU inventory, it is reasonable to conclude that the majority of the City's ADUs are at least affordable to low-income households.

The results of the City's survey are supported by the report “Affordability of Accessory Dwelling Units” by ABAG Housing Technical Assistance Team (2021), which found that up 6% of the market rate ADUs on the Peninsula were affordable to very-low-income households, 31% were affordable to low-income households, and 48% were affordable to moderate-income households. The percentage of ADUs available to very-low-, low-, and moderate-income households increased to 24%, 39%, and 23%, respectively, when combining discounted ADUs—rented at a discount or without rent—and
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TABLE 2-24 ACCESSORY DWELLING RENT SURVEY RESULTS BRISBANE (2021) ADU Size Response Affordability
Studio
No rent charged Extremely Low-Income
No rent charged Extremely Low-Income
Unit was vacant N/A
$2,000 per month Low-Income
$2,250 per month Low-Income
$2,600 per month Moderate-Income
No rent charged Extremely Low-Income
1-Bedroom
No rent charged Extremely Low-Income
No rent charged Very-Low-Income
Unit was vacant N/A
Unit was vacant N/A
$2,700 per month Low-Income
Source: City of Brisbane Annual Rent Survey, 2021.
market rate ADUs. The average monthly rent for market rate ADUs in the report was between $1,201-2,200 (56%).

2.2.8.1 Housing Affordability by Occupation Types
Table 2-25 shows affordability for home ownership and rental for various occupations under typical conditions for 2019. This table is useful in illustrating the conditions under which typical residents would or would not be able to afford to buy or rent a home at the median advertised price in Brisbane. The ability of a household to purchase a median-priced single-family home or condominium is shown in Table 2-25 based upon the income limits set by HCD (Table 2-21), the assumptions used for Table 2-22 and the median home prices in Table 2-19. Affordable rent is determined similarly, using the average rents in Table 2-20.

TABLE 2-25 HOME AFFORDABILITY BY OCCUPATION (2019)
Occupation
Annual Mean
Salary
Affordable
Purchase Price
Affordable
Rent
Cook* $40,466 $163,700 $1,012
Retail Salesperson $41,150 $166,500 $1,029
Elementary School Teacher $86,920 $351,600 $2,173
Median Income for 1-Person Household $104,700 $424,500 $2,618 Police Officer $118,450 $479,100 $2,961
Registered Nurse $151,640 $613,200 $3,791
*Cooks includes fast food, institution and cafeteria, restaurant, short order, and all other cooks.

Source: US Bureau of Labor Statistics for the San Francisco-Oakland-Hayward Metropolitan Area, 2019.

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Of the occupations listed above, even a couple consisting of police officers and/or registered nurses (with a combined annual salary of $236,900 - $303,280) still could not have been able to afford to purchase the median-sales-priced single-family home in Brisbane (Table 2-19). A one-bedroom apartment would have been just out of reach for a pair of retail salespersons and/or cooks (Table 2-20).

Another indicator of affordability is the percentage of households overpaying for housing. Generally, households are considered to be overpaying for housing when the cost burden exceeds 30% of their income. The cost burden for renters includes the rent paid by the tenant plus utilities. For homeowners, the cost burden includes mortgage payments, taxes, insurance and utilities. According to the 2016-2020 ACS, the number and percentage of households overpaying for housing have decreased since 2012 (Table 2-26). An estimated 36% of the homeowner households and 45% of the renter households were paying at least 30% of their income on housing. Overpaying at the lower income levels for renters, for whom a higher proportion of total income being spent for housing means less discretionary funds available for other necessities, as well as at higher income levels for owners who may have overextended themselves on their mortgages is shown in Table 2-33.

TABLE 2-26 OVERPAYING HOUSEHOLDS (1990-2020)
1990 2000 2012a 2020a
Overpaying Owner Households 184/784 (27%) 337/1,081 (31%) 575/1,186 (48%) 493/1,372 (36%) Overpaying Rental Households 193/516 (37%) 236/539 (44%)b 375/697 (54%) 298/667 (45%) Overpaying Households 377/1,300 (32%) 573/1,620 (35%)b 950/1,883 (50%) 791/2,039 (39%) a Based upon gross rent for rental households and elected monthly owner costs for owner households. b Rent as a percentage of household income was not calculated for 19 renter households.

Source: 1990 & 2000 U.S. Census; 2008-2012 & 2016-2020 American Community Survey Tables B25070 & B25091.

TABLE 2-27 OVERPAYING HOUSEHOLDS BY INCOME (2020)
Annual Income Overpaying Owner Households Overpaying Rental Households Overpaying Households Less than $35,000 6.1% of all owner households 9.7% of all renter households 7.3% of all households $35,000-$74,999 11.6% of all owner households 24.1% of all renter households 15.7% of all households $75,000+ 18.2% of all owner households 10.8% of all renter households 15.8% of all households Source: 2016-2020 American Community Survey Table B25106.

Another potential indicator of housing affordability is the foreclosure rate. While data specifically available for Brisbane is limited, a CoreLogic Homeowner Equity Insights report found that through the fourth quarter of 2021 residential properties with negative equity, or, owing more than their homes were worth, has been declining in Brisbane compared to rates in the mid-2000s.

Furthermore, the report found the San Francisco-Redwood City-South San Francisco core based statistical area only accounts for 0.6% of the negative equity share of all mortgages nationwide. In Brisbane, there were three properties in some stage of foreclosure, according to RealtyTrac.com in April 2022. Given the 979 housing units with mortgages in the city (2016-2020 ACS), this would represent a foreclosure rate of approximately 0.3%.

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2.2.9 ASSISTED HOUSING AT RISK
Assisted housing developments are multi-family rental housing units subject to government assistance under specific federal, state and/or local programs (including HUD Section 8 lowerincome rental assistance project-based programs, federal Community Development Block Grant Programs, local in-lieu fees, local inclusionary housing programs, local density bonus units and directly assisted units) and are subject to recorded affordability covenants legally restricting their occupancy (whether rental or for-sale) at below market rate rental or sales prices. Such covenants generally have an expiration date after which the units may be rented at market-rate prices, typically several decades following their recordation (e.g., the City of Brisbane requires a minimum affordability period of 55 years). Such developments are considered “at risk” and high priority for preservation when recorded affordability covenants will expire within the next 10 years during a Housing Element cycle. As part of the Housing Element, these units must be inventoried; the total costs of preserving the assisted units at risk or producing new rental housing that is comparable in size and rent levels to replace the units must be analyzed; public and private nonprofit corporations that could acquire and manage the housing developments must be identified; and the use of all federal, state and local financing and subsidy programs to preserve the assisted housing units for lower-income households must be considered.

In the 2023-2031 Housing Element planning period, the Visitacion Garden senior apartments (14 low-income units) are considered at risk of conversion, with affordability restrictions expiring in 2028. The Visitacion Garden Apartments senior housing complex was developed on land purchased by the City with Redevelopment Low- and Moderate-Income Housing Fund monies and was built by and leased to the non-profit Bridge Housing Corporation through loans from the net proceeds of Redevelopment Agency tax allocation bonds and from the San Mateo County HOME Program. The lease and loan agreements, executed in 1998, have 30-year terms. The City will renew the ground lease with Bridge prior to the expiration period (see Chapter V, Program 3.A.2) ensuring that the affordability restrictions are maintained, and that Bridge will continue to provide high quality management services. Although there are 89 households in Brisbane holding federal rental assistance (Section 8 Housing Choice) vouchers through the San Mateo County Housing Authority, which contracts with landlords to receive direct subsidy payments, there are no Section 8 projectbased properties under contract.

Brisbane Municipal Code Chapter 17.31, adopted via Ordinance No. 537 in 2009, requires that rental multi-family residential developments of six or more units include a specified number of units that are to remain affordable to low- and very-low-income households for a minimum term of 55 years.

This ordinance has been limited in its application due to the relatively small size of residential projects typically constructed in the city but did result in the provision of two affordable units in a 16-unit senior rental development that received planning entitlements in 2020 at 36-50 San Bruno Avenue. Prior to adoption of the City’s inclusionary housing requirements, developers of two multifamily condominium projects agreed to include units affordable to low- and moderate-income households. Specifically, of the 30 units to be built at 3750-3780 Bayshore Boulevard, two units are to be allocated for low-income households and three units allocated for moderate-income households for not less than 45 years. Of the 15 units built at 1 San Bruno Avenue, one lowerincome affordable unit and one moderate-income affordable unit were provided in perpetuity.

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Units that have been purchased by low and moderate-income households through the City’s firsttime homebuyer, inclusionary housing, or other homeownership assistance programs are not specifically required to be included in the analysis of “at risk” assisted multi-family rental housing under Housing Element law. The inventory of such units is provided below.

TABLE 2-28 INVENTORY OF HOUSING UNITS IN BRISBANE WITH AFFORDABILITY RESTRICTIONS Situs Address Units Program
Income
Category
Affordability
Restriction Term
1 San Bruno Avenue, Unit B 1 Inclusionary Moderate 2065 1 San Bruno Avenue, Unit F 1 Inclusionary Low 2055
343 Mariposa Street* 1 First Time Home Buyer Moderate 2055 313 Swallowtail Court* 1 First Time Home Buyer Moderate 2050 15 Glen Park Way* 1 Habitat for Humanity/Successor Agency Very Low 2052 720 San Bruno Avenue* 1 Habitat for Humanity/Successor Agency Low 2052 2 Visitacion Avenue 14 Successor Agency Low 2028
* Denotes second mortgage loan provided by City of Brisbane via former Redevelopment Agency.

Source: City of Brisbane.

2.2.10 HOUSING QUALITY
The age of housing, structural stability, and the presence or absence of complete kitchen or plumbing facilities are indicative of the physical quality of the housing stock.

Approximately 63% of Brisbane’s housing stock was 30 years old or older in 2020, while approximately 4% was less than 11 years old (built in 2010 or later) based upon the 2016-2020 ACS and Figure 20 of Appendix D.

The 2016-2020 ACS found no units lacked complete plumbing facilities, down from the 11 found in the 2008-2012 American Community. No units were found lacking complete kitchen facilities in 2020; not since 1980 when 38 units were found to be without complete kitchen facilities has the either the US Census or ACS identified a housing unit without a complete kitchen facility in Brisbane.

The 2021 City field survey of Brisbane’s housing stock found three residential buildings (less than 1% of the total surveyed) with identifiable structural deficiencies but no structures sufficiently deteriorated to warrant replacement (see Table 2-29). Though a smaller sample size, the results are comparable to the last survey conducted in 2014.

TABLE 2-29 HOUSING CONDITIONS BASED UPON EXTERIOR APPEARANCE (1990-2021) Structural Condition 1990 2001 2009 2014 2021
In Need of Replacement 3 (<1%) 4 (<1%) 8 (<1%) 2 (<1%) 0 (0%) Some Structural Deficiencies 35 (3%) 20 (2%) 8 (<1%) 7 (<1%) 3 (<1%) Minor Structural Deficiencies 31 (2%) 28 (3%) 39 (4%) 20 (1%) 4 (<1%) Structurally Sound 1,306 (95%) 997 (95%) 1,046 (95%) 1,920 (98.5%) 502 (98.6%) Total Number of Structures in Survey 1,375 1,049 1,101 1,949 509 Source: 1990, 2001, 2009, 2014, & 2021 City field surveys.

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2.3 HOUSING NEEDS ASSESSMENT
As shown in the preceding sections of this chapter, the availability of housing continues to be a significant need across the income categories and types. In addition to the discussion of special housing needs populations, such as elderly, persons with disabilities, large households, femaleheaded households, farmworkers and persons experiencing homelessness, provided within this section, Appendix D is a copy of Brisbane’s Housing Needs Data Report from the ABAG and the Metropolitan Transportation Commission (MTC) and contains supplemental data, information, and analysis on this topic. Appendix A provides a detailed discussion of the cumulative effectiveness of 2015-2022 Housing Element goals, policies and programs in meeting the housing needs of special populations.

Along with addressing the housing needs for special needs populations detailed above, state Housing Element law requires that a local jurisdiction accommodate its share of the region’s projected housing needs for the planning period. This share is called the RHNA and is provided for each jurisdiction and is specific to economic segments of the community. Compliance with this requirement is measured by the jurisdiction’s ability to identify adequate sites to accommodate the RHNA. The Association of Bay Area Governments (ABAG) is the Bay Area’s regional planning agency and is responsible for allocating the RHNA to individual jurisdictions within the region.

Brisbane’s RHNA for this sixth cycle Housing Element update is 1,588 housing units and is allocated by income category as a percentage of area mean income (AMI) as shown in Table 2-30, along with the current capacity and Brisbane’s current shortfall.

TABLE 2-30 BRISBANE’S REGIONAL HOUSING NEEDS ALLOCATION AND SHORTFALL (2023-2031) VeryLow -IncomeLowIncomeModerateIncome
Above
ModerateIncome Total
Percentage of Area Mean Income (AMI) <50% 51-80% 81-120% >120% - 2023-2031 RHNA (Cycle 6) 317 183 303 785 1,588
Currently Zoned Capacity 172 103 16 135 426
Housing Shortfall, prior to 6th Cycle Rezoning 145 80 287 650 1,162 Source: Association of Bay Area Governments’ RHNA Plan (2021), Housing Resources Sites Inventory (Appendix B).

Additionally, Government Code Section 65583(a)(1) calls for projection of housing needs for extremely low-income households, that is zero to 30 percent of the AMI, either by evaluation of census data or assuming that a subset of 50 percent of the very-low-income households would qualify as extremely low-income, as defined in subdivision (b) of Section 50105 and Section 50106 of the Health and Safety Code. Based on the assumption of 50 percent of the very-low-income category, the extremely low-income housing need for 2023 to 2031 totals 159 of the 317 very-lowincome units.

Chapter 3, Resources and Opportunities, provides details on sites that are currently zoned for housing. While Brisbane has zoned sites in addition to that shown as “Currently Zoned Capacity” in the table above, the capacity shown only reflects that realistic capacity that the City is claiming towards meeting the RHNA, as further described in Chapter 3. Therefore, some sites were excluded ATTACHMENT 5
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from these totals due to constraints such as access to utilities and steep slopes that make them unrealistic for development in this cycle. As shown, Brisbane currently falls short of zoning to meet the RHNA and so a program is included in Chapter 5, Housing Plan, to meet and exceed the need.

Note also that new requirements to Affirmatively Further Fair Housing (AFFH; AB 686) dictate that the City avoid, to the extent possible, the location of potential affordable housing in the inventory in a manner that would exacerbate existing concentrations of poverty, as well as contribute to increasing the number of lower income households in lower-income neighborhoods. The City must also consider locating housing away from environmental constraints such as sea level rise, and near areas of higher or highest opportunities, including quality schools, parks, and educational opportunities. The City’s assessment of fair housing required per Government Code Section 65583, subd. (c)(10)(A) is provided in Appendix C.

For further details on Brisbane’s housing needs, see the “Housing Needs Data Report: Brisbane,” by ABAG/MTC Staff and Baird + Driskell Community Planning, dated April 2, 2021 (Appendix D).

2.3.1 HOUSING PROBLEMS
The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census Bureau for HUD provides detailed information on housing needs by income level for different types of households in Brisbane. Detailed CHAS data based on the 2015-2019 ACS is displayed in Table 2-31. Housing problems considered by CHAS include:
• Units with physical defects (lacking complete kitchen or bathroom); • Overcrowded conditions (housing units with more than one person per room); • Housing cost burden, including utilities, exceeding 30 percent of gross income; or • Severe housing cost burden, including utilities, exceeding 50 percent of gross income.

Many lower- and moderate-income households cope with housing cost issues either by assuming a cost burden, or by occupying a smaller than needed or substandard unit. Specifically, according to HUD, 77 percent of the City’s extremely low-income households and 58 percent of very low-income households were experiencing one or more housing problems (e.g., cost burden, overcrowding, or substandard housing condition) between 2015 and 2019. The types of housing problems experienced by Brisbane households vary according to household income, type, and tenure (see Table 2-31). Some examples include:
• In general, renter households had a higher level of housing problems (73 percent) than owner-households (37 percent).
• Households with a family member with a disability had the highest level of housing problems regardless of income level (87 percent).
• Approximately 100 percent of very low-income households (households earning between 31 and 50 percent of the AMI) had housing problems.
• All extremely low-income elderly renters and extremely low-income small family renters and homeowners spent more than 50 percent of their income on housing. • Approximately 90 percent of low-income renters and homeowners spent more than 50 percent of their income on housing.

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The City is committed to addressing housing problems and Chapter 3 identifies a number of regulatory and financial resources aimed to improve the City’s housing issues. In Chapter 5, Housing Plan, Programs such as 2.A.1, 2.A.2, 2.A.4, 2.A.5, 2.A.8, 2.A.9, 2.B.1, 2.B.4, 2.B.6, 2.C.1, 2.D.2, 2.E.2,

2.E.3, 2.E.5, 2.E.6, 2.F.4, 2.F.7. Additionally, programs 4.A.1, 4.A.11, 4.B.1, 4.B.2, 4.C.1, and 4.C.2 are intended to both facilitate more housing production within Brisbane as well as provide for a variety of affordability and housing types and special housing needs groups.

TABLE 2-31 BRISBANE’S HOUSING ASSISTANCE NEEDS OF LOWER INCOME HOUSEHOLDS (2015-2019) Note: Data presented in this table are based on special tabulations from the American Community Survey (ACS) data. Due to the small sample size, the margins of errors can be significant. Interpretations of these data should focus on the proportion of households in need of assistance rather than on precise numbers. * Cost burden not calculated for households with a disability, but HUD identifies housing cost burden as a “housing problem” Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2015-2019.

Households by
income, Type,
& Housing
Problem
Renters Owners
Total
Households Elderly Small
Families
Large
Families Disability Total Renters Elderly Small Families Large
Families Disability Total Owners
Extremely low
Income 100 15 0 25 120 65 25 0 50 185 305
Any Housing
Problem 100% 100% - 100% 96% 85% 100% - 30% 65% 77%
Cost Burden
30% - 50% 0% 0% - * 0% 23% 0% - * 19% 11%
Cost Burden >
50% 100% 100% - * 96% 23% 100% - * 32% 57%
Very low
Income 25 40 0 25 115 10 0 30 90 40 155
Any Housing
Problem 100% 100% - 100% 100% 100% - 100% 100% 100% 100% Cost Burden
30% - 50% 100% 63% - * 78% 0% - 0% * 0% 58%
Cost Burden >
50% 0% 0% - * 87% 100% - 100% * 100% 90%
Low Income 65 0 0 10 65 140 160 10 105 335 400
Any Housing
Problem 0% - - 0% 31% 50% 31% 100% 19% 39% 38%
Cost Burden
30% - 50% 0% - - * 0% 14% 22% 100% * 19% 16%
Cost Burden >
50% 0% - - * 31% 36% 13% 0% * 21% 23%
Moderate &
Above Income 70 25 35 15 175 145 570 55 100 855 1030
Any Housing
Problem 86% 0% 100% 100% 54% 0% 34% 27% 10% 27% 32%
Cost Burden
30% - 50% 86% 0% 0% * 34% 0% 12% 0% * 11% 15%
Cost Burden >
50% 0% 0% 0% * 0% 0% 11% 0% * 8% 7%
Total
Households 260 80 35 75 475 360 755 95 345 1420 1890
Any Housing
Problem 33% 51% 1% 87% 73% 38% 36% 58% 39% 37% 46%
Cost Burden >
30% 23% 0% 0% * 21% 10% 14% 11% * 13% 15%
Cost Burden >
50% 38% 19% 0% * 31% 21% 15% 32% * 17% 21%
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2.3.2 SENIORS
With approximately 17 percent of the population (Table 2-5) and the number and percentage of households containing persons 65 years or older increasing (Table 2-6), Brisbane has a growing need for housing suitable for the elderly. It is critical that individuals have access to housing that suits their needs during each stage of their lives and as people age, they often find themselves facing new or additional housing challenges. Senior households often have special housing needs related to physical disabilities/limitations, fixed incomes, and healthcare costs.

According to the 2017-2021 ACS, five percent of the population, for who poverty status is determined and aged 65 years and older, is below the poverty level while approximately 225 senior households (55%) are lower income (Table 2-32). Furthermore, elderly households make up the largest group of renters in Brisbane (Table 2-31).

While there are no licensed residential care facilities for seniors within Brisbane, the Visitacion Gardens Apartments offer 14 one- and two- bedroom apartments for low- and moderate-income seniors. As noted in Section 3.2.1 of Chapter 3, the City has programs addressing senior and other assisted housing, including potentially extending timeframes on affordability covenants from 45 to 99 years. Additional resources, such as density bonuses, subsidized housing, partnerships with affordable housing developers and non-profit organizations, Brisbane Housing Authority’s Low- and Moderate-Income Housing Fund, and rehabilitation and repair programs are also detailed in Chapter

3. The City will support the development of affordable housing facilities suitable for seniors. (Programs

1.A.3 2.B.1,, 2.B.2, and 3.A.2.)
TABLE 2-32 BRISBANE’S HOUSEHOLDERS BY TENURE AND AGE
Income Level Elderly Owner Households Elderly Renter Households Total Households Below 30% area median income 55 (21%) 15 (10%) 70 (17%) 31% to 50% area median income 40 (15%) 55 (38%) 95 (23%) 51% to 80% area median income 40 (15%) 20 (14%) 60 (15%) 81% to 120% area median income 40 (15%) 15 (10%) 55 (13%) Above 120% area median income 90 (34%) 40 (28%) 130 (32%) TOTAL 265 (100%) 145 (100%) 410 (100%)
Notes: For the purposes of this graph, senior households are those with a householder who is aged 62 or older. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release

2.3.3 PERSONS WITH DISABILITIES, INCLUDING DEVELOPMENTAL DISABILITIES The 2016-2020 ACS estimates that 9 percent of Brisbane’s total population has a disability. Per HUD’s 2015-2019 CHAS, the number of households with a family member with a disability is approximately 420 or 22% (Table 2-32). Figure 39 of Appendix D illustrates the proportion of Brisbane’s population (18 years and older) with a disability by type while section 2.1.9 summarizes ATTACHMENT 5
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the results. Community-based services are provided by the California Department of Developmental Services (DDS), with approximately 329,002 persons with developmental disabilities and their families (as of 2020) through a statewide system of 21 regional centers, 4 developmental centers, and 2 community-based facilities. The Golden Gate Regional Center serves Marin, San Francisco, and San Mateo Counties.

Many developmentally disabled persons can live and work independently in a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood (according to Section 4512 of the Welfare and Institutions Code), the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.

A variety of housing types are appropriate for people living with a developmental disability: rentsubsidized housing with services that is accessible and close to transit and community resources, tax credit-financed special-needs housing, licensed and unlicensed modified single-family homes (typically three to five bedrooms), inclusionary units within larger developments, Section 8 vouchers, homeownership through financial assistance programs, and housing specially modified for the medically fragile (Senate Bill 962 homes). Affordability is a particular concern, as many individuals with a mental, physical, and developmental disabilities need affordable, conveniently located housing, but live on a small, fixed incomes that limit their ability to pay for housing. Table 2- 31 indicates that nearly 90 percent of rental households with a family member with a disability had the highest level of housing problems, which includes a housing cost burden, regardless of income level.

The City is committed to facilitating development of housing appropriate for persons with developmental disabilities. As noted in Section 3.2.1 of Chapter 3, convalescent homes, a form of housing for persons with disabilities, is conditionally permitted in the SCRO-1 District and rezoning will be completed to allow convalescent homes as a permitted use (see Program 2.B.2), and the City will identify sites suitable for housing persons with disabilities (or other special needs) on an ongoing basis (see Program 2.B.1). Additional resources, such as subsidized housing, partnerships with affordable housing developers and non-profit organizations, Brisbane Housing Authority’s Low- and Moderate-Income Housing Fund, and rehabilitation and repair programs detailed in Chapter 3, will assist persons with developmental disabilities living in Brisbane. Additional discussion and analysis of group care homes is provided in Chapter 4, Section 4.1.5.

2.3.4 LARGE HOUSEHOLDS
Large households, defined by the US Census as households containing five or more persons (related or unrelated), are identified as a special-needs population because they may have difficulty locating adequately sized affordable housing. Due to the limited supply of sufficiently sized units to accommodate larger households, large families often face significant difficulty in locating sized, affordable housing. Approximately 59 percent of all large family households experienced at least one housing problem, while 43 percent were cost burdened (HUD’s 2015-2019 CHAS, Table 2-31).

The average household size in Brisbane is relatively small at 2.27, Table 2-3, and has been relatively stable since 1990, while the average number of rooms in Brisbane, according to the 2017-2021 ACS, ATTACHMENT 5
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is 4.2. Furthermore, housing units with 3-4 bedrooms account for approximately 41 percent of all housing units within the City, the largest group (Figure 35 of Appendix D), while households with five or more persons account for approximately six percent of all households (Table 2-3).

While there appears to be a suitable stock of appropriately sized housing units, affordability remains an issue as noted in Section 2.2.8. The City will work to create greater opportunities for larger households by encouraging developers to provide larger unit sizes (Program 2.C.1). Additional resources, such as subsidized housing, partnerships with affordable housing developers and nonprofit organizations, Brisbane Housing Authority’s Low- and Moderate-Income Housing Fund, and rehabilitation and repair programs detailed in Chapter 3, will further assist large households in the City.

2.3.5 FEMALE HEADED HOUSEHOLDS
Female-headed households are considered a special-needs group because of the comparatively low rates of homeownership, lower income levels, and disproportionately high poverty rate experienced by this group. Higher living expenses and limited resources available for adequate childcare or job training services, often making the search for affordable and safe housing even more difficult, particularly for female-headed households with children that may face housing discrimination.

The number of single-parent households in Brisbane has decreased significantly (Table 2-4). In 2010, there were 86 female-headed households with children under the age of 18 years and that number decreased to 66 female-headed households with children under 18 years in 2021. However, as shown in Table 2-33, approximately 46 percent of all female-headed households with children were living below the poverty line. This group would benefit from City efforts to increase the supply of affordable family housing
TABLE 2-33 BRISBANE’S FEMALE-HEADED HOUSEHOLDS BY POVERTY STATUS, 2021 Above Poverty Level Below Poverty Level
Number Percent Number Percent Totals
Female-Headed Households 213 73% 80 27% 293
with Children 79 54% 66 46% 145
with No Children 134 91% 14 9% 148
Total Family Households 1,092 93% 80 7% 1,172
Source: 2017-2021 American Community Survey Table B17012.

Program 2.C.1 illustrates the City’s commitment to create greater opportunities for female-headed households by encouraging developers to provide larger unit sizes. Chapter 3 also details additional resources, such as subsidized housing, partnerships with affordable housing developers and nonprofit organizations, Brisbane Housing Authority’s Low- and Moderate-Income Housing Fund, and rehabilitation and repair programs that will also assist female-headed households.

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2.3.6 FARMWORKERS AND EMPLOYEE HOUSING
According to the 2016-2020 ACS, no Brisbane residents work in the agriculture or natural resources industries. Thus, Brisbane does not need special housing for agricultural workers. Figure 44 of Appendix D highlights the overall decline of hired farmworkers in San Mateo County per Department of Agriculture (USDA) Agricultural Census estimates. Though declining, increasing the supply of housing affordable to lower income households could potentially benefit farmworkers.

Therefore, the City is committed to increasing the supply of affordable housing for extremely low-, very low-, and low-income households as detailed in Section 3.2.1 of Chapter 3.

While the City does not have record of existing employee housing, the City’s zoning regulations define employee housing of (6) six or fewer persons as the same as a single-family dwelling and so they are treated the same in the respective districts, pursuant to Health and Safety Code, §17021.5.

See further discussion in the Resources Chapter, Section 3.2.1.8.

2.3.7 HOMELESS INDIVIDUALS
Homelessness in California is a continuing and growing crisis. Individuals and families experiencing homelessness are without permanent housing largely due to a lack of affordable housing.

Homelessness is often compounded by a lack of job training and supportive services to treat mental illness, substance abuse, or domestic violence. Persons or families who are homeless or at risk of becoming homeless are often unable to reach their full potential at home, at work, at school, or in the community. Homelessness is a symptom of a wide range of challenges and the high cost of housing in San Mateo County increases cases of homelessness while also presenting a barrier to its prevention.

As indicated in Section 2.1.6, the number of people experiencing homelessness in San Mateo increased by 21% from 2017 to 2019 but remains less than the homeless individuals counted in 2011 and 2013 according to the San Mateo County One Day Homeless Count and Survey. The 2019 One Day Homeless Count also found 0.44% of the San Mateo County’s homeless population was experiencing unsheltered homelessness in Brisbane.

Housing appropriate to meet the needs of homeless individuals may take a number of different forms, such as emergency shelters, transitional housing, and supportive housing. Another potential type of housing for homeless individuals and single extremely- to very-low-income individuals are supportive housing single-room occupancy units. Table 2-34 shows homeless housing resources in San Mateo County. Approximately 53 percent of all beds are for adult only, including most permanent supportive housing beds, while another 47 percent are available for families. Within these beds, 426 emergency shelter beds and permanent supportive housing beds are available to veterans and another 43 are available to youths.

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TABLE 2-34 HOMELESS HOUSING RESOURCES IN SAN MATEO COUNTY, 2021 Family
Units
Family
Beds
AdultsOnly BedsTotal YearRound Beds SeasonalOverflow/ Voucher
Emergency Shelter 49 183 339 526 3 104
Transitional Housing 39 160 13 173 - -
Permanent Supportive Housing* 43 138 859 997 - -
Rapid Re-Housing 90 329 58 387 - -
Other Permanent Housing** 101 351 52 403 - -
Total Beds 322 1,161 1,321 2,486 3 104
*HUD’s point-in-time count does not include persons or beds in Permanent Supportive Housing as currently homeless. **Other Permanent Housing (OPH) - consists of PH - Housing with Services (no disability required for entry) and PH - Housing Only, as identified in the 2020 HMIS Data Standards.

Source: San Mateo County Continuum of Care Report, HUD, 2021.

Characteristics of the San Mateo County Population Experiencing Homelessness are provided in Figure 43 of Appendix D and show that many of those experiencing homelessness are dealing with mental illness, substance abuse and domestic violence which are potentially life threatening and require additional assistance. In San Mateo County, 305 homeless individuals reported being challenged by severe mental illness and of those, approximately 62 percent are unsheltered, further adding to the challenge.

Per 2015-2022 Housing Element Program H.B.3.h, the City of Brisbane cooperated with the County of San Mateo in developing programs to provide shelter and services for the homeless. For example, the City contributes each year from its housing fund to HIP (Human Investment Project) Housing’s transitional housing program for the homeless and extremely low-income households. Program

4.A.9 continues this funding and cooperation. Program 2.B.3 continues collaboration with the County of San Mateo in developing programs to provide regional shelter and services to the homeless by participating in the San Mateo County Continuum of Care and other regional efforts to provide homeless shelters, transitional and supportive housing for homeless households coordinated by the County.

The SCRO-1 Southwest Bayshore Commercial District allows emergency shelters as a permitted use (BMC Section 17.16.020 and Section 17.16.040.J). This district is particularly appropriate, because Bayshore Boulevard is a transit corridor providing access to job centers and community services to the north and south. Program 2.B.4 will increase the permitted by-right limit for emergency shelters in the SCRO-1 district to 30-beds, as detailed in Section 3.2.1.7 of Chapter 3, and program 2.E.6, will study City-owned sites for special needs housing with nonprofit housing developers.

Additional resources detailed in Chapter 3, include subsidized housing, partnerships with affordable housing developers and non-profit organizations, Brisbane Housing Authority’s Low- and ModerateIncome Housing Fund, and rehabilitation and repair programs that will assist in reducing homelessness by increasing the supply of affordable housing for low-, very low-, and extremely lowincome households.

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3. RESOURCES AND OPPORTUNITIES
This chapter of the Housing Element provides an overview of the following to preserve housing and provide for new housing units:

1. Land Resources: Including an overview of the legislative context and Regional Housing Needs Allocation (RHNA) requirements, residential land inventory to meet the RHNA and methodology for the development of the sites inventory

2. Financial and Administrative Resources: Including discussion of the City’s administrative and financial resources to be used to implement the housing goals, policies, and programs described in Chapter 4 to develop adequate housing to meet the needs of all economic segments of the community, to conserve and improve the condition of the existing affordable housing stock, and to affirmatively further fair housing opportunities for all persons regardless of age, sex, race, ethnic background, income, marital status, disability, family composition, national origin, sexual orientation, or gender.

3. Providing for a Variety of Housing Types and Special Needs: Including a summary of the existing and planned zoning and programs to provide for a variety of housing types to meet special needs populations.

3.1 LAND RESOURCES

3.1.1 LEGISLATIVE CONTEXT FOR THE SITES INVENTORY AND OVERARCHING CONSIDERATIONS Government Code Section 65583(a)(3) requires that the Housing Element include “an inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites.” Per Section 65583.2(a), the inventory “…shall be used to identify sites that can be developed for housing within the planning period and that are sufficient to provide for the jurisdiction’s share of the regional housing need for all income levels…”.

3.1.1.1 Meeting the Regional Housing Needs Allocation (RHNA) As indicated in the previous chapter, State Housing Element law requires that a local jurisdiction accommodate its share of the region’s projected housing needs for the planning period, the RHNA.

The RHNA and is provided for each jurisdiction and is specific to economic segments of the community. Compliance with this requirement is measured by the jurisdiction’s ability to identify adequate sites to accommodate the RHNA.

Brisbane’s RHNA for this sixth cycle Housing Element update is 1,588 housing units and is allocated by income category as a percentage of Area Mean Income (AMI) as shown on Table 3-1 below.

Where a jurisdiction does not have adequate sites to meet the RHNA with existing zoned sites, the jurisdiction must include a program to rezone adequate sites within 3 years of the beginning of the planning period, by January 2026, per Government Code Section 65583.2(c). Brisbane does ATTACHMENT 5
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TABLE 3-1 BRISBANE’S REGIONAL HOUSING NEEDS ALLOCATION
VeryLow-Income Low-IncomeModerateIncomeAbove
Moderate-Income Total
Percentage of AMI <50% 51-80% 81-120% >120% -
2023-2031 RHNA (Cycle 6) 317 183 303 785 1,588
Source: Association of Bay Area Governments’ RHNA Plan, 2021. not have adequate sites to meet the RHNA and a program is included for rezoning on the Baylands, via adoption of a specific plan which is currently under review by the City.

Other Housing Element laws and guidance provide parameters on how sites may be claimed for lower income housing based on minimum density standards established by the City and site size.

Where such standards are not established in current zoning or there is no program to establish such standards, then the City must provide realistic unit capacity calculations, based on the jurisdictions development trends of existing or approved residential developments at a similar affordability level in that jurisdiction, as well as the cumulative impact of standards such as maximum lot coverage, height, open space, parking, and floor area ratios. The capacity methodology must also account for any limitation as a result of availability and accessibility of sufficient water, sewer, and dry utilities.

To meet the targets set by the RHNA, note that the Baylands is designated as a Priority Development Area (PDA) in Plan Bay Area and is ideally located for new residential development both from a City and regional perspective, due to its proximity to and planned enhancements to public transit corridors (Caltrain and San Francisco’s Muni light rail) and easy access to Highway 101. It is the key site in meeting the RHNA by dint of its size, its location, its vacant status and the planning that has already been done to prepare this site for development within this 6 th cycle plan period.

After years of careful planning and community engagement, in 2018 the City Council approved General Plan amendments (affirmed by the voters via Measure JJ) to allow a range of 1,800 to 2,200 housing units in the northwest quadrant of the subarea, centered on the Bayshore Caltrain station.

In 2022, the property owner submitted a draft specific plan for the Baylands proposing development of 2,200 housing units and up to seven million square feet of commercial development. The City is actively processing the applicant’s specific plan submittal to meet the statutory deadline for rezoning to accommodate its 2023-2031 RHNA and has a motivated applicant in the Baylands property owner. An area of emphasis in the specific plan will be to ensure that a substantial component of lower income and special needs housing units are accommodated within the plan area. Further details on the Baylands are provided in the sections below.

3.1.1.2 Affirmatively Further Fair Housing (AFFH) Considerations New requirements to Affirmatively Further Fair Housing (AFFH; AB 686) dictate that the City avoid, to the extent possible, the location of potential affordable housing in the inventory in a manner that would exacerbate existing concentrations of poverty, as well as contribute to increasing the number of lower -income households in lower-income neighborhoods. The City must also consider locating housing away from environmental constraints such as sea level rise, and near areas of higher or ATTACHMENT 5
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highest opportunities, including quality schools, parks, and educational opportunities. The State indicates that jurisdictions need to consider the following factors when determining the best locations for affordable housing:

1. Proximity to transit.

2. Access to high performing schools and jobs.

3. Access to amenities, such as parks and services.

4. Access to health care facilities and grocery stores.

5. Locational scoring criteria for Low-income Housing Tax Credit (TCAC) Program funding.

6. Proximity to available infrastructure and utilities.

7. Sites that do not require environmental mitigation.

8. Presence of development streamlining processes, environmental exemptions, and other development incentives.

One measurement tool to evaluate neighborhood amenities and resources is the TCAC Opportunity Area Map. The entirety of Brisbane is listed as a Moderate Resource area per the mapping tool.

Accordingly, the Sites Inventory, which includes properties citywide complies with these requirements as the sites identified as suitable for lower income housing in Brisbane are located in a moderate resource area.

3.1.2 SITES INVENTORY
Vacant and non-vacant, underutilized parcels in Brisbane were inventoried to determine what land is available for development at various levels of density per Government Code Section 65583.2(a).

Types of sites included:

1. Vacant sites zoned for residential use.

2. Vacant sites zoned for nonresidential uses that allow residential development.

3. Residentially zoned sites, including non-vacant sites, underutilized sites, and non-residentially zoned sites with a residential overlay, that are capable of being developed at a higher density.

4. Sites zoned for nonresidential use that can be redeveloped for residential use and for which a program is included in Chapter 5 to rezone the site to allow residential use.

Each site or aggregation of sites was analyzed to determine the likelihood and feasibility of development during the period 2023-2031. Factors such as underperforming or vacant uses, owner or developer interest, age and size of current improvements, site size, and site constraints were taken into account in determining realistic development capacity.

Most of the City's inventory for meeting the RHNA falls within a large, multi-parceled site in the Baylands subarea with extraordinary potential for residential development. The site is owned by a single landowner/developer who is actively pursuing development of the site with housing via a ATTACHMENT 5
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Specific Plan currently under review by the City that proposes 2,200 housing units in addition to significant commercial and parkland development. This vacant site requires substantial environmental clean-up, for which Remedial Action Plans have been approved by both the State Department of Toxic Substances Control1 and the Regional Water Quality Control Board, with an estimated clean-up timeframe of three to four years.
2 -The City’s General Plan allows for the
development of 1,800 to 2,200 residential units within the Baylands subarea, and a Specific Plan is currently under review by the City to rezone the site in to allow residential development by-right, consistent with the General Plan, as well as objective design standards also to be established by the Specific Plan. The City will adopt the Baylands Specific Plan within the first three years of the plan period in accordance with Government Code Section 65583.2(c) (see Chapter 5, Housing Plan, Program 2.A.2). After extensive environmental investigations and given the approved remedial action plans, there are no known environmental conditions that would preclude residential development as provided for in this Housing Element cycle, nor are there or other conditions that would preclude development.

The next largest group of sites with housing development potential are those within the Parkside overlay districts (PAOZ-1 and PAOZ-2 districts), adopted in 2018 during the 5th Housing Element Cycle to accommodate a previous shortfall in the 4th Housing Element cycle. The sites within this district are non-vacantsites zoned for by-right residential development at minimum densities of 20 and 24 du/ac without discretionary design approval, provided projects comply with the objective design standards established in the district regulations and the accompanying Parkside at Brisbane Village Precise Plan. These sites are strategically located near downtown Brisbane, the Community Park, and other community amenities. Due to the age of current structures on the sites, low intensity of existing warehouse and office uses, and developer interest, the City considers these sites to have high potential for redevelopment within the planning period. Detailed analysis regarding the availability and suitability of these sites is provided in Appendix B, Section 4.4, and Table B.7.4.

There are also a number of infill sites in the greater Central Brisbane area, including Brisbane Acres and Southwest Bayshore, that are generally smaller and have some development potential. Some sites in these areas have little or no opportunity for aggregation and/or are heavily constrained sites and were considered, but ultimately not identified in the sites inventory towards meeting the RHNA due to these constraints. This especially pertains to the vacant upper areas of the Brisbane Acres that are not served by existing infrastructure.

While the City has seen an increase in the production of Accessory Dwelling Units (ADUs) in recent years, due to a number of recent ordinances that have made development of these units more feasible, they still make up the smallest group in the sites inventory.

The development potential provided for this 6th Cycle RHNA was determined to total 2,220 housing units, as detailed by subarea and income category in Table 3-2, which provides a high-level summary of the sites listed on the Sites Inventory broken down by income. Figure 3-1 shows a map of where each site is located within the city and the housing opportunity areas. 1 Adopted by DTSC on 10/5/2021; View Documents (ca.gov) 2 Adopted by RWQCB on December 17, 2021; Brisbane Baylands OU-2 Electronic Repository (baylandsou2.com) ATTACHMENT 5
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TABLE 3-2 SITES INVENTORY AND AFFORDABILITY BREAKDOWN
Subareas Total Units Very-Low Low Moderate
Above
Moderate Pipeline
Baylands 1,800 145 82 287 1,286 -
Parkside 246 159 87 0 0 -
Central Brisbane 134 1 2 4 127 39
ADUs 40 12 12 12 4 -
Totals 2,220 317 183 303 1,419 -
Source: Housing Resources Sites Inventory (Appendix B).

In summary, the Sites Inventory was developed to meet all applicable statutory requirements and provide a realistic and achievable roadmap for the city to meet and exceed its RHNA. The Sites Inventory is summarized as follows:

1. The housing sites are spread throughout the city, with all located in a moderate resource area, to meet AFFH requirements.

2. The housing projections utilize existing land use and zoning densities.

3. It includes conservative production and density assumptions for the identified housing sites.

4. The City has a significant rezoning project that is anticipated to be completed by the end of this housing cycle via adoption of a Specific Plan to allow by-right development of 1,800 to 2,200 housing units at densities of at least 20 du/ac.

5. The housing projections do not have any reliance on new units developed under Senate Bill (SB) 9.

6. The housing projections have a low reliance on new ADU production.

7. Less than 50% of the low income RHNA is accommodated on nonvacant sites.

The analytical process that went into creating the Sites Inventory and the justification for commercial site redevelopment are fully detailed in Appendix B, Sites Inventory Approach and Methodology and the full list of sites adequate for housing development identified by the City is included in as Table B.7.2.

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FIGURE 3-1 HOUSING SITES INVENTORY MAP
0 2000
Feet
Universe: Sites Inventory - see Appendix B for complete Sites Inventory Notes: Refer to Inset Maps 3-1.1 for the zoning designations for the Parkside and Central Brisbane sites and 3-1.2 for the proposed land uses of the Baylands Sites. See Table 3-2 for a high level summary and affordability breakdown by groupings shown here.

Central Brisbane Sites identified for
housing
City
Boundary

BAYLANDS

CENTRAL BRISBANE

PARKSIDE
Parkside Sites identified for
housing
Baylands Sites identified for
housing
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FIGURE 3-1.1 PARKSIDE AND CENTRAL BRISBANE HOUSING SITES INVENTORY INSET MAP R-1 R-BA
NCRO-2
SCRO-1 PAOZ-1
R-2 PAOZ-2
Universe: Sites Inventory - see Appendix B for complete Sites Inventory Notes: Refer to Table 3-2 for high level summary and affordability breakdown for Parkside and Central Brisbane
Zoning District
Community Park
San Francisco Ave
Lipman Middle School
Brisbane Elementary School
Park/School
101
101
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FIGURE 3-1.2 BAYLANDS HOUSING SITES INVENTORY INSET MAP Universe: Sites Inventory - see Appendix B for complete Sites Inventory Notes: Refer to Table 3-2 for high level summary and affordability breakdown for the Baylands Source: The Baylands Draft Specific Plan
High Density : 8 acres; max dwelling units is 1,085
Mid Density: 0.9 acres; max dwelling units is 170
Low Density: 43.9 acres; max dwelling units is 945
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Brisbane’s Sites Inventory for future housing includes property zoned for development of single and multi-family that is currently vacant as well as land that is otherwise underutilized or nonresidentially zoned and/or vacant. All of the city's below market rate housing would be developed on land that is underutilized or vacant, with 51% coming from vacant land within the Baylands subarea, as shown in Table 3-3.

TABLE 3-3 PERCENTAGE OF LOWER INCOME RHNA ON NONVACANT SITES Brisbane’s Lower Income RHNA 500
Units in Pipeline Projects 2
ADUs 24
Capacity on Vacant Sites 227
Total Capacity of Lower Income RHNA (Not Related to Nonvacant Sites) 253 Capacity on Nonvacant Sites to be Rezoned 247
Percentage of Lower Income RHNA Capacity on Nonvacant Sites 49% Source: Housing Resources Sites Inventory (Appendix B).

3.1.3 COMMITMENT TO FAIR HOUSING
State Assembly Bill (AB) 686 requires an analysis of sites identified to meet RHNA obligations for their ability to affirmatively further fair housing. A detailed analysis of the City’s sites inventory from an AFFH lens is provided in Appendix C, Section V. Table B.7.4 of Appendix B provides a summary of the information available through ABAG’s HESS mapping tool for evaluating the fair housing impacts of the RHNA sites chosen. In brief, per ABAG’s HESS mapping tool, Brisbane has no substandard housing, no racially or ethnically concentrated areas of poverty or affluence, and the displacement risk is “stable moderate/mixed income.” Furthermore, 37% of households earn less than 80% AMI, 9% of households have a disability, 29% of households are cost burdened, and 1% of households are over-crowded.

Generally, the City’s projected low-income housing capacity are in areas with equal access to existing resources in the city, and greater access to planned improvements and resources in the Baylands subarea (e.g., enhanced public open spaces, high quality transit access, and new residential neighborhoods) than the remainder of Central Brisbane.

3.1.4 DISTRIBUTION OF UNITS BY AFFORDABILITY AND “NO NET LOSS” Because of new rules in the Housing Accountability Act's "No Net Loss" provisions (SB 166 of 2017), the land inventory and site identification programs in the Housing Element must always include sufficient sites to accommodate the unmet RHNA, in terms of the number of housing units, as well as the level of affordability. When a site identified in the Housing Element as available for the development of housing to accommodate the lower-income portion of the RHNA is developed at a higher income level, the locality must either:

1. Identify and rezone, if necessary, an adequate substitute site, or

2. Demonstrate that the land inventory already contains an adequate substitute site.

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Brisbane’s Sites Inventory includes capacity for 2,220 units, for an excess capacity of 632 units, or a buffer of 40% over the City’s RHNA to accommodate unmet RHNA throughout the planning period.

The Sites Inventory also includes the minimum number of 1,800 units allowed on the Baylands, consistent with Measure JJ and the General Plan. This provides a secondary buffer of another 400 units since a total of 2,200 units could be permitted in the Baylands subarea and is currently proposed by the developer. If 2,200 units are ultimately approved with the Specific Plan adoption, a buffer of 65% would be provided, well beyond HCD’s recommended 15 to 30%.

3.2 REGULATORY AND FINANCIAL RESOURCES
This section describes the inventory of resources available to help the City of Brisbane meet the community’s housing needs, as required by Government Code Section 65583(a). These administrative and financial resources implement the housing goals, policies, and programs described in Chapter 5, Housing Plan. They are to develop adequate housing to meet the needs of all economic segments of the community, to conserve and improve the condition of the existing affordable housing stock, and to affirmatively further fair housing opportunities for all persons regardless of age, sex, race, ethnic background, income, marital status, disability, family composition, national origin, sexual orientation, or gender. Cross references to applicable programs found in Chapter 5 are provided in the subsections below.

Brisbane’s regulatory and financial resources fall into four types, as described below:

1. Encouraging housing production.

2. Subsidizing housing cost.

3. Fair housing anti-displacement.

4. Housing quality.

3.2.1 ENCOURAGING HOUSING PRODUCTION
As demonstrated in the adequate sites analysis and rezoning program described above, the city’s zoning will accommodate residential development at densities and household income levels that would meet the community’s housing needs. However, with zoning established, the real estate market then dictates where investment will go and therefore what types of units are produced at any given time. In Brisbane and the Bay Area in general, housing produced by the market (“marketrate”) is priced far above what very-low, low- and moderate-income households can afford.

Critically, the cost of building housing in the San Francisco Bay Area remains one of the greatest constraints to housing availability at all income levels for all household types. Lack of affordable housing particularly affects those with special needs, including seniors, persons with disabilities, and large and single-parent households.

As addressed Chapter 4, Housing Constraints, the major constraints to constructing affordable housing include the costs of land, construction and financing, and the availability of services and infrastructure. Governmental regulations may also play a part for some projects.

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households for whom market-rate development does not typically serve, including low-income and special needs households.

3.2.1.1 Density Bonus
Under State Density Bonus Law and the City of Brisbane’s implementing Density Bonus Ordinance, market-rate housing developments (for-sale or rent) that provide a certain percentage of units affordable to moderate or low-income households, special needs households, or seniors are allowed to build more units overall than would otherwise be permitted by zoning.3 The project developer may also request additional incentives and concessions from the City to reduce project development costs and ensure the building envelope can accommodate the increased density, such as gaining additional height or reducing parking requirements. Other incentives may include land write-downs, fee waivers and below market-rate financing, as well as reductions in site development standards and modification of zoning code requirements. The affordable units are restricted to future occupancy or sale to other moderate- or lower-income households. The density bonuses and other development incentives results in the development of affordable units produced by the housing market without other subsidy and where affordable or special needs housing units would otherwise not be constructed. Affordable housing units included in projects exercising the density bonus provisions qualify toward meeting the City’s inclusionary housing requirements (see inclusionary housing section below).

The City’s Density Bonus Ordinance (BMC Chapter 17.31) was adopted in 2009. In 2018 the Planning Commission initiated a comprehensive update of the Density Bonus and Inclusionary Housing ordinances. The Planning Commission recommended updates to the Density Bonus ordinance to comply with current State Density Bonus law provisions, which had expanded since the ordinance’s adoption in 2009, and to grant a density bonus and incentives for affordable housing projects that would not otherwise qualify due to their small size, as provided in the 2015-2022 Housing Element Program H.B.5.a. The City Council will consider the Planning Commission’s recommendations for the Density Bonus Ordinance in the fall of 2023.

See Program 2.C.1.

3.2.1.2 Inclusionary Housing Requirement
The City’s inclusionary housing ordinance, adopted in 2009, requires that new for-sale or rental housing developments of six or more units include a certain number of units affordable to very-low, low- and/or moderate-income households. The 2009 ordinance imposed a sliding scale inclusionary requirement based on the number of units proposed, averaging approximately 15% but ranging as low as 10% or in excess of 20%, depending on the project size. Inclusionary units in for-sale developments are targeted toward low- and moderate-income households, while inclusionary units in rental developments are targeted toward very-low and low-income households.

Until 2018, State law precluded the City from applying its inclusionary ordinance to rental housing developments, though the provisions remained in the text of the ordinance. However, with the 3 Government Code Section 65915 – 65918; Brisbane Municipal Code Chapter 17.31.

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passage of AB 1505 in 2017 and effective January 1, 2018, the City may impose up to a 15% inclusionary requirement on a rental housing development, subject to providing at least one alternative means of compliance, including payment of an in-lieu fee, land dedication, off-site construction, or acquisition and rehabilitation of existing units, per Government Code Section 65850.

As indicated above, in 2018, the Planning Commission studied the 2009 inclusionary housing ordinance in light of the provisions of AB 1505, trends in inclusionary housing regulations throughout the Bay Area, and the City’s current housing goals. The Commission recommended numerous adjustments of the inclusionary provisions for the City Council’s consideration, including lowering the project size threshold from six units to five units, allowing alternative means of compliance for rental housing developments, and adjusting the distribution of household income targets for for-sale housing developments.

See Program 2.E.4.

3.2.1.3 Nexus and Impact Fees
With the dissolution of Redevelopment Agencies in California, cities lost a significant funding source to construct or subsidize housing development targeting low-income or special needs households.

To generate funds for affordable housing, many jurisdictions have adopted housing impact fees for market-rate housing developments and commercial linkage, or nexus fees, for new commercial development. The amount of the fee is determined by a nexus study that evaluates the extent to which development of new market-rate housing and commercial development generates additional demand for affordable housing. For residential development, the nexus results from higher-income households that spend more for goods and services that may create lower-paying jobs. For commercial development, the nexus results from new lower wage jobs generated by new commercial development.

In 2015, the City participated in a Countywide nexus study to evaluate the nexus between new residential and commercial development and affordable housing. This was to determine the feasibility of impact and linkage fees based on the cost of construction and other elements influencing residential and commercial development pro formas. In 2020, the City updated the feasibility study for commercial linkage fees. The City Council will consider adopting housing impact and commercial linkage fees in 2023.

See Program 2.E.5.

3.2.1.4 Transferable Development Rights (TDR) and Clustered Development Transferable development rights (TDR) increase the availability of housing by redirecting development away from difficult sites to locations capable of supporting increased densities.

The City administers a TDR program in the Residential- Brisbane Acres (R-BA) zoning district, which covers exclusively land within the Brisbane Acres administrative parcel of the San Bruno Mountain Habitat Conservation Plan. Under the program, the development rights for one or more parcels designated as having higher habitat value under the City’s Open Space Plan may be transferred to ATTACHMENT 5
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another property within the R-BA district further away from high quality habitat areas and closer to infrastructure in Central Brisbane where development can occur more expeditiously, more affordably or at a higher density.

The City also administers a clustered development program within the R-BA zoning district that reduces certain development standards, including lot size, for development of two or more sites.

This is to allow for clustering of development on sites that contain habitat for endangered butterfly species, while providing for permanently dedicated open space in those habitat areas.

Both the TDR and clustered development programs are designed to preserve environmentally significant lands without sacrificing housing development potential. The TDR program was successfully utilized for one four-lot subdivision in the 2000s. However, the City has not seen broader utilization of the program, nor has the City processed any applications for clustered development.

The City will study the potential to expand the density transfer program to allow density to be transferred to sites in other residential and mixed-use zoning districts in order to increase the attractiveness of the program and facilitate preservation of high-priority sites without losing their development potential. A list of potential density bonus sending sites is provided in Appendix B.

See Program 2.G.1.

3.2.1.5 Accessory Dwelling Units
The State of California has identified accessory dwelling units (ADUs), including junior ADUs (JADUs), as important sources of new affordable housing that fit within the character of existing developed neighborhoods. This is borne out by annual ADU rent surveys conducted by the City that routinely show most ADUs in Brisbane are rented at rates affordable to low- and very-low-income households or at no charge.

Since 2017, the State legislature has passed numerous bills aimed at increasing ADU production throughout the State. The City of Brisbane’s ADU ordinance has been and will continue to be updated to be consistent with the provisions of State law. Currently, the City allows ADUs up to 1,000 square feet and JADUs up to 500 square feet on any lot developed with or proposed to be developed with single-family and multi-family dwellings, regardless of the applicable zoning district, and exempts ADUs of a certain size from floor area, lot coverage, and other development standards.

ADUs are exempt from parking requirements in all districts, except for certain situations in the R-BA and Planned Development districts. All JADUs are exempt from parking requirements. ADUs and JADUs are exempt from discretionary review in all districts, except limited situations in the R-BA district where site development is on a ridgeline lot is subject to a design permit. Since 2017, the annual average number of building permits issued for ADUs has more than doubled (five per year 2018-2023; two per year average, preceding).

Through the regional consortium 21 Elements, the City has participated in Countywide efforts to streamline and encourage the production of ADUs. Some of the more notable resources produced by 21 Elements include an online calculator that helps property owners estimate the cost of ADU ATTACHMENT 5
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construction and rental revenue and an ADU inspiration book of recently constructed ADUs throughout San Mateo County. However, development of ADUs in Brisbane is constrained by the topography and small lot size of many residentially developed properties, which drive up the cost of construction for such small housing units.

In order to continue to encourage further production, the City may also consider participating in regional ADU construction loan programs or may program funds. from its Low- and ModerateIncome Housing fund to a Citywide ADU construction loan program. The City’s Affordable Housing Strategic Plan, forthcoming in the fall of 2022, will identify funding goal for the City’s Low- and Moderate-Income Housing Fund.

See Programs 2.D.2, 2.E.2 and 2.E.3.

3.2.1.6 Shared Housing and Rental Assistance
HIP (Human Investment Project) Housing, a San Mateo County based organization founded in 1972, supported in part by County Community Development Block Grant (CDBG) funds, sponsors a shared housing program that matches homeowners with low-income and/or special needs renters, subsidizes rents for low-income families and transitioning foster youth, and owns and develops affordable and special needs housing developments. The organization facilitates home sharing arrangements for over 300 people in San Mateo County each year, of which 92% are low-income.

The City supports HIP’s homesharing program by distributing its monthly advertising newsletters at City Hall and on the City website. For further information see the HIP 2019-2020 Impact Report at https://hiphousing.org/impact-report-2019-2020/.

See Program 4.A.9.

3.2.1.7 Emergency Shelters
Section 2.1.6 of this Element details the need for shelter for homeless individuals. As detailed in that section the homeless count in Brisbane, according to the 2019 One Day Homeless Count, was four people. Brisbane has an ongoing partnership with Samaritan House in South San Francisco, which provides the Safe Harbor Shelter at 295 North Access Road, a 90-bed and 10-cot facility. The shelter provides case management, counseling and referrals. Case managers evaluate the financial, health, housing, educational and career needs of their clients to determine what services will help them reach stability and partners with other local agencies to provide needed services.

Additionally, Brisbane’s SCRO-1 Southwest Bayshore Commercial district (a mixed-use district) allows emergency shelters as a permitted use, exempt from use permit and design permit requirements. The SCRO-1 district is shown on Figure 3-1.1, above. This zoning is consistent with Government Code Section 65583(a)(4)(A), which requires that the City identify a zone or zones where emergency shelters are allowed as a permitted use without a conditional use or other discretionary permit. The zone is to include sufficient capacity to accommodate the need for emergency shelter identified in the housing needs analysis. The existing zoning meets the specific parameters outlined in the government code, including objective design standards for such things as staff parking, intake areas, onsite management, proximity to other shelters not required to be more than 300 feet apart, length of stay, lighting and security. As a permitted use in the SCRO-1 district, ATTACHMENT 5
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an individual shelter currently may have up to twelve beds, serving up to 12 persons nightly. While a single shelter would serve all of Brisbane’s projected need for this housing type, more than one may be located in this district.

The individual shelter bed count of 12 would exceed the need in Brisbane by 3 times, according to the latest 2019 homelessness survey. However, a program has been included to increase the byright shelter bed limit to 30 beds (Program 2.B.4), to help ensure that a single development could accommodate current and foreseeable future need over the plan period. Additionally, the SCRO-1 district contains 9 vacant sites, that are not pipeline projects for development to other types of housing, ranging from 10,000 to 24,000 square feet. These sites would be viable as homeless shelter development sites. These are shown in Appendix B, Figure B.7.2 and Table B.7.2. All of these sites front along Bayshore Boulevard, which is the principal arterial street running north and south through Brisbane and is served by the SamTrans 292 bus route, connecting to both San Francisco to the north and the peninsula cities to the south. SamTrans has 2 northbound stops and 2 southbound stops along this section of Bayshore Boulevard. These sites are also within walking distance of the Central Brisbane shops and services, ranging from approximately ¼ mile to 1 mile.

They are also served by utilities along Bayshore Boulevard and are conforming with the district standards for size, of 7,500 square feet or more.

While the zoning provisions require that in the case of more than one shelter they are to be at least 300 feet apart, the linear orientation of the district makes it possible that more than one emergency shelter could be located there.

Development standards for emergency shelters are the same as for other residential development in the district, except that parking requirements are 1 space per staff member on the largest shift as required by state law, plus 0.35 space per bed plus, which is less than the 1 space per unit requirement for studio apartments in a multifamily development. That is adequate parking to accommodate the staff, plus parking for guests. Estimating a staffing level of up to 3 individuals, would yield a parking requirement of 7 for a the currently allowed 12-bed facility or 14 for a 30-bed facility, given current parking requirements. Allowing for standard spaces and a two way drive aisle would result in an approximately 2,100 to 3,900 square foot parking lot, which could be accommodated as uncovered parking with the existing vacant lot sizes for the district ranging from approximately 10,000 to 24,000 square feet. Note that 10 percent of a lot is required to be landscaped in this district. Also, while the district is within the San Bruno Mountain Habitat Conservation Plan (HCP) area, recent biological surveys for this area of the HCP have not been found to contain significant biological resources which may otherwise constrain development.

See Programs 2.B.3 and 2.B.4.

3.2.1.8 Allowance of Various Housing Types
Consistent with state housing law, Brisbane’s zoning ordinance currently defines “Dwelling” broadly, to mean, “a place that is used as the personal residence of the occupants thereof, including transitional housing as defined in California Health and Safety Code Section 50675.2(h) and supportive housing as defined in California Health and Safety Code Sections 50675.14(b)(2) and (3). The term includes factorybuilt or manufactured housing, such as mobile homes, but excludes trailers, campers, tents, recreational vehicles, hotels, motels, boarding houses and temporary structures.” ATTACHMENT 5
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Given the definition, manufactured housing is treated no differently than any other housing in any district allowing for residential uses.

Additionally, "Housing development project" is defined as “a use consisting of any of the following: two (2) or more residential units only; a mixed-use development consisting of two (2) or more residential units and one or more nonresidential uses with at least two-thirds (⅔) of the square footage designated for residential use; or transitional housing or supportive housing, as defined by California Government Code § 50801, subdivision (i) or successor provisions. A housing development project may consist of attached or detached residential units and may occupy more than one parcel, so long as the housing development project is included in the same development application. This definition shall be superseded by changes to California Government Code § 65589.5, subdivision (h)(2), or successor provisions. Projects located in the NCRO-2 District shall not be defined as housing development projects.”
These code provisions allow for transitional and supportive housing in all districts where two or more residential dwellings are permitted on a lot and to the same development standards. A program is included to eliminate the exception of the NCRO-2 district from the definition of housing development project, so transitional or supportive housing may also be located there (Program 2.A.8).

Brisbane’s zoning ordinance also defines single family dwelling to include “employee housing for six (6) or fewer persons, residential care facilities, licensed by the state to provide twenty-four-hour nonmedical care, serving six (6) or fewer persons (not including the operator, the operator's family or persons employed as staff) in need of supervision, personal services, or assistance essential for sustaining the activities of daily living or for the protection of the individual....” These code sections, including the new program 2.A.8, allow for all of these types of housing to be permitted in the same manner as other single-family dwellings in the same districts, without any special fees, taxes or permits.

See Program 2.A.8.

3.2.1.9 Minimum Density Zoning
Minimum densities of 20 units per acre or more are provided for in the existing Parkside PAOZ-1 and PAOZ-2 districts and are planned for the rezoning of the Baylands. Consistent with state law these density minimums provide a key component in the plan to provide new housing resources, especially in meeting the lower income RHNA.

The Baylands is subject to rezoning through a specific plan, which is in process and scheduled to be adopted within the first three years of the Housing Element plan period (see programs 2.A.2 and

2.B.1). Parkside has an existing precise plan, which was established in the 5th RHNA cycle (see Programs 2.A.1 and 2.F.1). It is not anticipated that an application for either site would be submitted for a housing density below the minimums defined in the Housing Plan, but the City’s accommodation of any such request would need to be balanced with maintaining the RHNA throughout the plan period. See further discussion in Chapter 4 Constraints, Section 4.1.4.5.

See Program 2.A.4.

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3.2.1.10 Accommodating Extremely Low-Income Households
Chapter 2 - Community Character, Section 2.1.3 - Household Income Levels provides the income demographics for Brisbane and Section 2.3.1 - Housing Problems further describes the issues that extremely low-income households face.

As described in Section 2.1.3, state law provides that 50 percent of the very low income RHNA may be assumed to be extremely low income. Extremely low-income households are those with income up to 30 percent of the median income for the area for households of the same size. Fifty percent of Brisbane’s very low income RHNA is 159 units. That tracks fairly closely with the U.S. Census numbers provided in Table 2-12, which indicated that in 2017 a total of 9.8 percent of Brisbane’s households (185 households) were classified as extremely low income.

Section 2.2.9 -Assisted Housing at Risk showed that only 14 homes were deed restricted and none of those were to extremely low-income households. Therefore, one could conclude that these households are dispersed in various non-deed restricted housing types, such as older apartment buildings, accessory dwelling units, mobile homes, etc.

Other housing types for extremely low income may include transitional and supportive housing.

While Brisbane’s zoning allows for these housing types, new programs are provided to update the zoning ordinance to ensure compliance with state law and accommodate such new housing in all zoning districts that allow for residential dwellings, as discussed above in Section 3.2.1.8. A program to update the zoning ordinance and allow for expansion of the number of beds per facility in the SCRO-1 zoning district, from 12 to 30 beds, is also provided, as discussed above in Section 3.2.1.7.

Through the development of the Baylands Specific Plan and implementing development agreements, the City will also be identifying suitable sites for special needs households, including those with lower income. The City will also be further examining funding and development opportunities through the Affordable Housing Strategic Plan and outreach to nonprofit development corporations.

3.2.2 SEE PROGRAMS 2.A.2, 2.A.8, 2.B.1, 2.B.4, 2.D.1, 2.D.2, 2.E.1, 2.E.2, 2.E.3, 2.E.5,

2.E.6, 2.F.7.SUBSIDIZE HOUSING COST
How do we help provide housing that is affordable? In Brisbane and the Bay Area in general, housing produced by the market (“market-rate”) is priced far above what very-low, low- and moderateincome households can afford. Lack of affordable housing particularly affects those with special needs, including seniors, persons with disabilities, and large and single-parent households.

The major constraints to providing affordable housing are identified in Chapter IV and include the costs of land, construction and financing and the availability of services and infrastructure.

Governmental regulations may also play a part for some projects. The City of Brisbane can/will employ the tools described below to help allay the cost of housing development and defray homeowner and renter cost burden.

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3.2.2.1 Brisbane Housing Authority’s Low- and Moderate-Income Housing Fund Following dissolution of the Brisbane Redevelopment Agency in 2012 by the State legislature, a Successor Agency was formed to assume responsibility for the properties previously owned by the Redevelopment Agency, and the Brisbane Housing Authority was activated to administer the Redevelopment Agency’s Low- and Moderate-Income Housing Fund and take on other powers previously held by the Redevelopment Agency (see Health and Safety Code Section 34176). The Successor Agency also transferred to the Brisbane Housing Authority several properties that had been purchased by the Redevelopment Agency via the Housing Fund. The Housing Fund’s balance as of April 2022 is approximately $4 million.

The Affordable Housing Strategic Plan, anticipated for adoption in fall of 2022, will identify priorities and programming for the Housing Fund consistent with action programs provided in Chapter 5.

See Programs 2.E.1, 2.E.3, 2.E.5 and 2.F.3.

3.2.2.2 First Time Homebuyers Loan Programs
Historically, the Redevelopment Low- and Moderate-Income Housing Fund was used to finance the City’s First Time Homebuyers Loan program, which required the buyer to put up 3% either towards a down payment or closing costs. As a condition of the loan, the property was restricted for resale to other low or moderate-income first-time homebuyers.

From 1998 to 2010, the City issued five First Time Homebuyer loans. However, with the elimination of the Redevelopment Low- and Moderate-Income Housing Funds set-aside, the program was discontinued, but resales of homes restricted to low- or moderate-income households under the program do reoccur. The City continues to manage resales to preserve their affordability.

Additionally, the City will consider re-funding first time homebuyer loans through the Low- and Moderate-Income Housing Fund pursuant to the Affordable Housing Strategic Plan.

The City now looks toward the HEART Opening Doors Program as a means to continue to provide assistance to first-time homebuyers. HEART, the Housing Endowment and Regional Trust of San Mateo County, is a public/private partnership to raise funds and work with developers and homebuyers to ensure affordable housing is available throughout San Mateo County. The City has been a contributing partner to HEART on an annual basis since 2008. HEART’s program provides down payment assistance loans for moderate-income first-time homebuyers in San Mateo County with a minimum of 5% down payment.

The State of California provides funding to local agencies for first time homebuyer programs through the CalHome program. Awards are granted competitively and notices of funding availability are distributed annually. The State’s program is contingent on the annual legislative budget. The City will consider applying for CalHome funding should it reactivate its First Time Homebuyer program.

See Programs 2.E.1, 2.E.2 and 3.A.1.

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3.2.2.3 Partnerships with Affordable Housing Developers The City is proud of its partnerships with affordable housing developers that have resulted in construction of affordable for-sale and rental housing. The former Redevelopment Agency partnered with Bridge Housing Corporation to develop the affordable senior housing development, Visitacion Garden Apartments, for which the City provided a development site (ground-leased to Bridge) and predevelopment and construction loans. The City also cooperated with Habitat for Humanity to develop seven for-sale units affordable to very-low-income households on two sites.

These projects were enthusiastically received by the community and established a standard for future affordable housing projects that would receive public funds.

See Program 2.E.6.

3.2.2.4 Community Development Block Grant Program
CDBG funds are available from the Federal Department of Housing and Urban Development (HUD) to develop “viable urban communities by providing decent housing and suitable living environments and expanding economic opportunities, principally for persons of low and moderate income.” Funds can be used to acquire land or improve sites for the development of affordable housing.

Since Brisbane is not an entitlement city, the CDBG program for Brisbane is administered by the County of San Mateo. A policy and program in the Housing Element call for the City to seek a share of the available funds for appropriate projects.

See Programs 2.E.1 and 2.E.6.

3.2.2.5 HOME Investment Partnerships Program
The HOME Investment Partnerships Program is a federal block grant housing program providing for local flexibility in funding projects to build, buy and/or rehabilitate rental and ownership housing for low-income households and encouraging partnerships among government, non-profit and private sectors. A local match (25%) from non-federal sources must be provided for each project. San Mateo County’s HOME Program is based on the participation of 16 small cities, including Brisbane, the unincorporated area of the County and South San Francisco, a CDBG entitlement city through the San Mateo County HOME Consortium. San Mateo County HCD is the lead agency for the Consortium.

The Housing Element includes a policy and programs that call for the City to seek private and public funding for housing construction and preserving affordable housing through programs to be identified in the City’s Affordable Housing Strategic Plan, which is in process and scheduled for adoption in 2023.

See Programs 2.E.1, 2.E.2, 2.E.6 and 3.A.1.

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3.2.2.6 Housing Choice Voucher Rental Subsidies
Rents for lower income households can be reduced through the Housing Choice Voucher Program, funded by the U.S. Department of Housing and Urban Development and administered through the San Mateo County Housing Authority. HUD pays the difference between what a lower income household can afford as a percent of adjusted income and the fair market rent for an apartment.

Households that qualify as lower income, disabled or elderly (over 65 years), are eligible for rent subsidy. As of 2021, there were 33 households in Brisbane holding federal rental assistance vouchers through the San Mateo County Housing Authority.

Chapter 5 includes a policy and program to encourage landlords to participate in the Housing Choice Voucher program.

See Program 3.B.1.

3.2.3 FAIR HOUSING AND ANTI-DISPLACEMENT
This subsection addresses the following questions:

1. How do we affirmatively further fair housing opportunities for all persons regardless of age, sex, race, ethnic background, income, marital status, disability, family composition, national origin, sexual orientation, or gender?

2. Also, as the city continues to grow and evolve, how do we avoid gentrification and displacement of lower income residents?
A detailed Fair Housing Assessment with accompanying data sets, maps, and tables is provided in Appendix C.

3.2.3.1 Home Equity Conversion
Home equity conversion is a term that refers to a variety of loans designed to help older homeowners make use of the equity in their home without requiring them to move. The most common types of home equity conversion are reverse mortgages, home repair loans and property tax postponement. Participants can obtain a loan which is dispersed on a monthly basis as needed for a fixed period, when the loan is due. To qualify, loan recipients must be 62 years or older, must own their dwelling, and have little or no mortgage balance. Project Sentinel provides counseling and training for home equity conversion in San Mateo County.

The Housing Element contains programs to continue support the work of Project Sentinel in counseling older homeowners on home equity conversion and public education and outreach programs.

See Programs 4.A.2 and 5.A.1.

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3.2.3.2 Preservation of Assisted Housing
State law requires that all Housing Elements contain an analysis and, if necessary, policies and programs to preserve multi-family housing developments that received government assistance under federal programs, state and local multi-family revenue bond programs, local redevelopment programs, the federal Community Development Block Grant Program, local in-lieu fees, and multifamily rental units developed pursuant to local inclusionary or density bonus programs. This requirement is intended to focus on assisted housing developments that are at risk of converting to market-rate housing during the next 10 years due to termination of subsidy contracts, mortgage prepayment or expiration of use restrictions.

The Visitacion Garden Apartments, a 14-unit senior rental complex, was developed on land purchased by the City with Redevelopment Low- and Moderate-Income Housing Fund monies, and was built by and leased to the non-profit Bridge Housing Corporation through loans from the net proceeds of Redevelopment Agency tax allocation bonds and from the San Mateo County HOME Program. The lease and loan agreements, executed in 1998, have 30-year terms expiring in 2028, after which the lease will either be renewed by Bridge, assumed by another nonprofit housing developer, or revert to management by the Brisbane Housing Authority. Thus, this assisted housing development is not really "at risk," because even if the lease were to expire and not be renewed, the land and improvements would revert to the Brisbane Housing Authority, which could operate them as affordable housing or lease them to another non-profit. The City intends to renew the ground lease with Bridge Housing prior to its expiration.

The City has no other multi-family housing developments within this category. However, for this and other assisted housing the City has programs addressing their preservation, including potentially extending timeframes on affordability covenants from 45 to 99 years.

See Programs 3.A.2, 4.A.1 and 4.A.11.

3.2.3.3 Fair Housing and Anti-Discrimination Legislation To assure equal availability to housing, Federal housing laws prohibit discrimination based on race, religion, national origin, gender, familial status (presence of children in a family) or disability. In addition, State law prohibits discrimination based on sexual orientation, gender identity and expression, marital status, source of income or age. The City has a responsibility to assure that all persons receive equal opportunities for housing in Brisbane as provided by State and Federal fair housing and anti-discrimination laws.

Project Sentinel is the local fair housing program which serves Brisbane, as well as the rest of San Mateo County and the Counties of Santa Clara, Alameda and San Francisco. The program provides comprehensive fair housing services, including counseling, complaint investigation, conciliation and education. The California Department of Fair Employment and Housing is the State agency which administers the State’s fair housing laws and receives and investigates all housing discrimination complaints. The Department of Housing and Urban Development is the Federal agency in charge of fair housing enforcement.

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The City will take concrete actions to ensure all households have fair and equal access to safe and stable housing, with access to transit, community amenities, and jobs, as outlined in the Fair Housing Action Plan (Appendix C) and through a number of new and updated programs provided in Chapter 5, Housing Plan, under Goal 1 “Affirmatively further fair housing opportunities for all persons,” Goal 4 “Protect residents from displacement” and Goal 5 “Increase public awareness of housing programs and resources.”
See Programs 1.A.1, 1.A.2, 1.A.3, 1.B.1, 4.A.4, 4.A.8, 4.A.9, 5.A.1, and 5.A.3.

3.2.3.4 Mobile Home Park Protections
Mobile homes are a valuable source of affordable housing in Brisbane. The Sierra Point Mobile Home Park, located at 3800 Bayshore Boulevard, provides 62 mobile home spaces and maintains a waiting list. As of 2018, that list was reported by the mobile home park manager as 25 families.

Though rent increases have been reported to the City in recent years by long-time park residents, the park continues to provide housing opportunities to low-income households, including many families with young children.

Consistent with Government Code Section 65852.7, the City allows mobile home parks as a permitted use in the R-MHP district, and as conditional uses in the R-1, R-2, and R-3 residential districts, as well as the SCRO-1 district. However, because of steep slopes, small lot sizes, and lack of infrastructure, there are limited opportunities for new mobile home parks in Brisbane. As such, preservation of the Sierra Point Mobile Home Park is of high priority to the City.

In order to protect the mobile home park from future conversions, in 2018 the park was rezoned as Residential-Mobile Home Park (R-MHP), a district in which only mobile homes and associated uses are permitted. Additionally, consistent with Government Code Sections 65863.7 and 66427.4, the City’s Subdivision and Zoning Ordinances require public deliberation before a conversion of a future mobile home park located in any other district could occur, expanding upon the requirements of Civil Code Section 798.56(g) that management must give tenants notice when a change of use of the mobile home park is to be made.

See Program 4.C.2.

3.2.3.5 Condominium Conversion Controls
If unregulated, conversion of existing rental units to condominiums could result in a reduction of the rental housing stock and displacement of existing tenants. With at least 200 rental units in triplexes or larger apartment buildings in the R-2, R-3, and NCRO-2 Districts, the impact of such conversion to condominiums on the rental stock could be significant. To address the potential impacts, BMC Section 17.30.060 requires use permit approval by the Planning Commission for condominium conversions. No requests for condominium conversions have been made in recent years.

In order to approve a Use Permit for a condominium conversion, the Planning Commission must find that the conversion would not reduce the rental vacancy rate to below 5%, and that the conversion would provide for greater affordability, including at least one deed-restricted unit affordable to moderate-, low-, or very-low-income households even for projects of five or fewer units.

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See Program 4.C.1.

3.2.4 HOUSING QUALITY
How can we help maintain and improve our existing housing? The need for safe and sound housing becomes more evident when aging housing stock deteriorates. Often, seniors and low-income families have difficulty maintaining their older homes. The most significant constraints identified in the effort to conserve and improve existing housing are the costs of repairs and financing. Land use regulations and building codes, as well as permit fees and processing requirements, may pose difficulties for some homeowners. Programs were discussed in Chapter 4, Housing Constraints, to address these constraints. The following are additional programs that could be used to maintain and improve housing quality.

3.2.4.1 Brisbane Housing Authority’s Low- and Moderate-Income Housing Fund The Brisbane Housing Authority’s Low- and Moderate-Income Housing Fund may be used to assist in rehabilitating substandard single-family homes that are privately owned by low-income households, as well as for privately-owned multi-family rental housing occupied by low- and/or very-low-income households (see Health and Safety Code Section 34312.3(b)). Funds can be used by themselves or in collaboration with County rehabilitation and neighborhood improvement program funds to stretch the dollars available to the community.

The forthcoming Affordable Housing Strategic Plan will identify programming priorities for the Lowand Moderate-Income Housing Fund.

See Program 4.A.1.

3.2.4.2 Home Repair and Rehabilitation
The City of Brisbane was awarded nearly $500,000 in Federal grant funds for rehabilitation of lowincome housing units. The City will develop grant program parameters in 2023 and begin issuing grants in 2024, anticipating up to 30 grants over the planning period for both minor and large scale safety, efficiency, and accessibility upgrades for low income residents.

Rebuilding Together Peninsula is one of the local non-profit, volunteer programs providing free home repair and rehabilitation services to low-income homeowners in San Mateo and northern Santa Clara Counties. The program assists those who cannot physically or financially repair their homes. Repairs are generally limited to painting, weatherization, non-structural repairs and yard cleaning; although, plumbing and electrical repairs and roof replacement may be provided. The program receives funding from various sources, including the San Mateo County Department of Housing.

A Brisbane-based non-profit, Brisbane Village Helping Hands, was started in 2016 and their mission is also to help residents age in place. They provide various services to seniors, including hands-on home repair. The City will continue to support Rebuilding Together Peninsula, Brisbane Helping Hands and other similar rehabilitation and repair programs to be identified through the Affordable Housing Strategic Plan.

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See Programs 3.A.4, 4.B.1 and 4.B.2.

3.2.4.3 State Rehabilitation Assistance Programs
The State has several loan or grant programs that provide funds to local governments or housing developers to acquire or rehabilitate rental properties or homes serving low income and special needs populations. Funds are typically disbursed through annual notices of funding availability and include CALHome and the Multifamily Housing Program (MHP).

See Programs 4.A.8, 4.B.1 and 4.B.2.

3.3 PROVIDING FOR A VARIETY OF HOUSING TYPES AND SPECIAL HOUSING NEEDS
Government Code Section 65583(c)(1) states, “Sites shall be identified as needed to affirmatively further fair housing and to facilitate and encourage the development of a variety of types of housing for all income levels, including multi-family rental housing, factory-built housing, mobilehomes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing.”
The preceding sections specifically detailed various resources and related programs are provided in Chapter 5. In summary, with the current zoning provided in Table B.4.2 of Appendix B and the proposed rezoning of the Baylands (see Programs 2.A.2 and 2.B.1), the City can provide for a variety of housing types and special housing needs, as follows:

1. Sufficient density to accommodate affordable multi-family rental housing can be provided under the Parkside affordable housing overlays and the Baylands (See Programs 2.A.1 and 2.A.2). The City also discourages loss of rental units to condominium conversions (see Program 4.C.1).

2. The City will continue to coordinate with San Mateo County to provide shelter and services to provided homeless shelters, transitional and supportive housing (See Program 2.B.3) and the zoning ordinance will continue to allow transitional and supportive housing in all residential districts, along with mobile homes and factory-built housing (see Table B.4.2 and Program 2.A.1 and 2.B.4). The City will also explore a code amendment to allow Navigation Centers as a permitted us in the SCRO-1 district (see Program 2.B.5).

3. As indicated above, a new R-MHP Residential Mobile Home Park zoning district was specifically created during the last cycle to protect the existing mobile home park within the Southwest Bayshore subarea and that zoning will be maintained (see Program 4.C.2).

4. Emergency shelters for the homeless will continue to be permitted in the SCRO-1 District.

5. Convalescent homes, a form of housing for persons with disabilities, is conditionally permitted in the SCRO-1 District and rezoning will be completed to allow convalescent homes as a permitted use (see Program 2.B.2).

6. Single-room occupancy units intended as supportive housing were added in the last cycles as conditionally permitted in the SCRO-1 District, just as multiple-family dwellings and hotels already were.

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7. The density bonus process will be continued and expanded to encourage developers to provide housing units designed and dedicated for use by large families with low, very-low and extremely low incomes and other households with special needs (see Program 2.C.1).

8. The current zoning allows for accessory dwelling units and junior accessory dwelling units in all districts by right, consistent with state law, and provision for these units will continue to be encouraged through a variety of assistance programs, to encourage the continued development and use of these units for lower income households (see Programs 2.D.2., 2.E.2 and 2.E.3).

9. Sites suitable for housing for seniors and persons with disabilities or other special needs will be identified on an ongoing basis (see Program 2.B.1).

10. No housing specifically for agricultural workers is proposed, due to the lack of demonstrated need.

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4. HOUSING CONSTRAINTS
This chapter of the Housing Element analyzes potential constraints upon the maintenance, improvement and development of all types of housing for households of all income levels and needs.1It includes the following sections:

1. Governmental Constraints: Those that would hinder the City from meeting its share of the regional housing need and from meeting the housing needs for persons with disabilities, including developmental disabilities, specifically must be analyzed and eliminated.

2. Nongovernmental Constraints: These are largely related to the cost to develop housing, which is driven by the price of land, the cost of construction, the availability of financing and environmental or physical conditions.

4.1 GOVERNMENTAL CONSTRAINTS
The primary purpose of a city is to provide municipal services and to protect the health, safety and welfare of its citizens. Consistent with this organizational raison d'être, the City of Brisbane has a legal obligation to abide by and implement numerous federal, state, regional and county policies, programs, and regulations related to housing. In order to carry out its obligations and provide for public safety, the City must also generate sufficient revenues.

The discussion provided in the sections that follow focuses on these powers and obligations and examines to what extent the following constraints to housing may be reduced or eliminated:
▪ Land use regulations: zoning standards such as parking, height limits, setbacks, lot coverage and minimum unit density.
▪ Codes and enforcement: local amendments to California Building Code, degree or type of enforcement.
▪ On/off-site improvements: required street widening and circulation improvements. ▪ Fees and exactions: permit and impact fees, such as park in-lieu fees and other financial impositions on development applications.
▪ Permit processing procedures: permit approval process, including discretionary review procedures, permit application review timeframes, etc.
▪ Constraints to housing for special needs households: this includes housing for persons with disabilities, supportive and transitional housing, and emergency shelters and constraints may include reasonable accommodation procedures, zoning and building codes. 1 Government Code Section 65583(a)(5) and -(6).

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4.1.1 LAND USE REGULATIONS

4.1.1.1 The General Plan
The State of California requires all cities to adopt a general plan, of which the housing element is a central component and the only component of the general plan that must be regularly updated. The closely related land use element of the general plan, as described in Government Code Section 65302(a):

Designates the proposed general distribution and general location and extent of the uses of the land for housing, business, industry, open space… education, public buildings and grounds, solid and liquid waste disposal facilities, and other categories of public and private uses of land. … The land use element shall include a statement of the standards of population density and building intensity recommended for the various districts and other territory covered by the plan.

Brisbane’s General Plan was adopted in 1994. The Land Use Element was last amended in 2019, consistent with approval of Ballot Measure JJ in 2018. That Measure allowed for residential development of 1,800 to 2,200 dwelling units on the Baylands subarea. Note that prior to Measure JJ, City Council certified a Final Environmental Impact Report for the General Plan Amendment. No additional amendments are anticipated to implement rezoning to meet the sites inventory identified in Chapter 3, Resources and Opportunities, although a Specific Plan will be required for the Baylands and is under review in order to establish the zoning. Other areas designated for housing in this Housing Element are also already consistent with the General Plan land use designations provided in the Land Use Element. Also, a program is included to review and amend as may be needed, the Safety and Conservation Elements by January of 2027.

See Programs 2A.2 and 4.A.13.

4.1.1.2 The Zoning Ordinance
Zoning regulations implement the land use policies established in the Land Use Element of the General Plan on a parcel-specific basis. For sites zoned for residential or mixed-use development, zoning regulations control the type and density of residential development on a site and therefore affect the land cost per unit, as land is typically marketed at a value commensurate with its development capacity.

Residential Development Standards
Residential development standards provided in the zoning ordinance control housing density and provided controls on the building form. The City’s current residential development standards for the zoning districts permitting residential and mixed uses are provided in Appendix B, Table B.4.2.

In those districts allowing multi-family housing, some standards in specified districts may pose a constraint on the development of affordable units. For example, in Central Brisbane the maximum height limit of 35 feet in the NCRO-2 District, or 28 to 30 feet in the R-2 and R-3 District depending on the slope of the lot, typically accommodate at most a three-story structure. Given the need to accommodate on-site parking and the relatively small lot size of properties in the R-2, R-3, and ATTACHMENT 5
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NCRO-2 zoning districts, generally 2,500 to 5,000 square feet, the resulting two stories of residential development over one level of ground floor parking constrains the ability to accommodate the number of units necessary for an affordable housing project to be economically viable given the cost of construction. Three-story market-rate residential developments constructed in the NCRO-2 and R-3 districts recently constructed include 661 San Bruno Avenue (4 units), 124 San Bruno Avenue (3 units), 1 San Bruno Avenue (15 units), and 18 Visitacion Avenue (2 units, permit issued 2022).

Considering these development trends, height regulations are not considered a constraint to typical multi-family and mixed-use housing developments.

In informal discussions with non-profit housing developers regarding the potential to develop Cityowned lots for affordable housing in Central Brisbane, a four to five story height limit has been identified as necessary in order to accommodate required parking and for the project to be economically feasible given the costs of construction. Based on discussions with non-profit housing developers, three-story affordable housing development is feasible primarily on lots much larger than those found in Central Brisbane. In cases where an affordable housing development may require additional height to be economically feasible, the City’s density bonus ordinance would be utilized to allow development of the site at the requisite density at heights that exceed the underlying district standards without the need for discretionary approval (I.e., as an incentive, concession, or waiver of development standards).

The Parkside PAOZ-1 and PAOZ-2 overlay zoning districts have maximum height limits of 38 feet and 40 feet, respectively, with a maximum of three stories. However, the Parkside areas have significantly larger lot sizes to be able to accommodate parking and form-based zoning to provide for greater certainty for developers, and building heights are not considered impediments to development in these zoning districts.
2 Market-rate residential development (single-family or multi-family) does not appear to be constrained by the density and form controls of the zoning ordinance, as evidenced by recent construction trends provided in the building permit history (see Appendix A, Table A.2).

A typical multi-family development scenario in Central Brisbane (R-3 Residential District) is provided below, based on a typical lot size of 10,000 square feet:

Lot Size Max.

Units
Max. Floor
Area
Front
Setback*
Side
Setback*
Rear
Setback*
Max. Lot
Coverage
Max.

Height
Min.

Landscap
ing
10,000
sq ft
6 7,200 sq ft
(0.72 FAR;
up to 400 sq
ft of garage
area
excluded)
15 ft 5 ft 10 ft 6,000 sq
ft (60%)
28-30 ft
(dependi
ng on
slope)
15% of
front
yard;
10% of
total site
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* Setback requirements do not apply to uncovered parking areas.

Assuming a construction cost of $522/sq ft (see Section 4.2.2 of this Chapter), construction costs for this project would be approximately $3.76 million, or $626,400 per unit. Given market-rate developers’ return on investment requirements, this project would result in units affordable to above-moderate income households for five of the units, while one unit would be required to be affordable to either low or moderate income households depending on project tenure per the City’s inclusionary housing ordinance.

A typical multi-family development scenario in the Southwest Bayshore neighborhood (SCRO-1 District) is provided below, based on a lot size of 43,560 sq ft:

Lot Size Max.

Units
Max.

Floor
Area
Front
Setback
*
Side
Setback
*
Rear
Setback
*
Max.

Lot
Coverag
e
Max.

Height
Min.

Landsca
ping
Min.

Open
Space
43,560
sq ft
30 N/a 10 ft 5 ft 10 ft 15,820
sq ft
(70%)
35 ft 2,260 sq
ft (10%)
377 sq
ft (60 sq
ft/ unit)
* Setback requirements do not apply to uncovered parking areas.

Assuming a construction cost of $521,500/unit (see Section 4.2.2 of this Chapter), construction costs for this project would be approximately $15.65 million, or $522,000 per unit. The project would also be subject to the City’s inclusionary housing ordinance, and two of the units would have to be affordable to either one low and one moderate income household (for-sale development) or one very low and one low income household (rental development).

In either scenario, the developer may request a density bonus and/or incentives, concessions, or waivers of development standards (including building height or on-site parking) that may reduce the cost of construction per unit. Affordable housing developers, while not subject to the same ROI requirements as market-rate developers, would likely pursue a density bonus and requisite incentives, concessions and waivers of development standards to make the project more economically feasible and reduce required development subsidies. The City’s land use controls are not anticipated to prevent development of typical infill sites in the City’s mixed-use and multi-family residential districts.

Parking Requirements
During the 2015-2022 planning period, the City updated its parking requirements to uniformly tie them to unit floor area and/or number of bedrooms for all types of residential dwellings, in part to encourage smaller, more affordable units.

The parking ordinance currently provides reduced parking ratios for housing developments targeted toward lower-income and moderate-income households, senior households (aged 62 or older), and disabled households. However, due to Central Brisbane’s limited transit accessibility, the community has found it challenging to further reduce parking requirements for new residential development.

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The Bayshore Caltrain station is over 1½ miles from Central Brisbane’s residential core, with limited shuttle connections and pedestrian or bicycle facilities and SamTrans bus route 292 has limited headways in excess of 15 minutes during commute hours.

The current parking standards are provided in Table 4-1.

Exceptions to the parking requirements are provided for special needs populations, in BMC Section

17.34.050. These include:
▪ Housing for disabled households: One assigned van-accessible parking space (either covered or uncovered at the discretion of the applicant) per dedicated unit. ▪ Housing for seniors (62+): 67% of the standard requirement.

Reductions in the parking standards may also be granted as an incentive or concession under the City’s density bonus ordinance.

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TABLE 4-1 CITY OF BRISBANE RESIDENTIAL PARKING STANDARDS Use
Parking
Requirement
Single-Family
Studio/1-Bedroom not > 900 sq.ft. 1 Off-Street
All Others not >1,800 sq.ft. 1 Off-Street + 1 Covered
>1,800 sq.ft. on <37.5 ft. Lot Frontage 2 Off-Street + 1 Covered >1,800 sq.ft. on 37.5+ ft. Lot Frontage 2 On/Off-Street + 2 Covered Guest Parking (Subdivisions of 5 + Lots) 1 per every 5 Lots Accessory
Dwelling Units
In the Central Brisbane zoning districts (R-1, R-2, R-3, NCRO-2), Southwest Bayshore (SCRO-1), and Parkside PAOZ-1 and
PAOZ-2. Also, portions of the Brisbane Acres (R-BA) and Northeast Ridge (NER-PD) within ½-mile of public transit.

None
Portions of the R-BA or PD District for New detached ADUs >½-mile from transit only (all other ADUs exempt).
1 Junior Accessory
Dwelling Units All Residential and Mixed-Use Zoning Districts None Multiple-Family
Studio 1
1-Bedroom not >900 sq.ft. 1 (Covered)
1-Bedroom >900 sq.ft. 1.5 (1 Covered)
2-Bedroom 1.5 (1 Covered)
3-Bedroom or More not >2,700 sq.ft. 2(1 Covered)
3-Bedroom or More > 2,700 sq.ft. 3 (1 Covered)
Guest Parking 1 per every 5 Units
Notes: BR = Bedroom; sq.ft. = square feet of floor area; see BMC Section 17.34.020.B for floor area that counts toward parking.

Source: Brisbane Municipal Code Chapter 17.34.

The City will also study potential updates to the parking ordinance to consider what further measures may be taken to reduce parking constraints in conjunction with reducing greenhouse gas emissions.

See Program 6.A.5.

Density Bonus and Inclusionary Housing Requirements
The City is in the process of amending its density bonus and inclusionary housing regulations. The intent is to encourage use of the density bonus ordinance and broaden the inclusionary housing requirements while allowing additional flexibility to developers in complying with the inclusionary requirements, consistent with current State law.

Currently, the City’s inclusionary housing requirements apply to both for-sale and rental developments of six or more units on a sliding scale based on the number of units provided. This sliding scale results in a varying inclusionary requirement that can range from 10% to 20% depending on the number of base units. Rental projects must provide units affordable to lowand/or very-low-income households, while for-sale developments must provide units affordable to moderate- and/or low-income households.

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To coordinate the City and State’s density bonus regulations, those affordable units that are provided in order to qualify for a density bonus are also recognized in meeting the inclusionary requirement (BMC Section 17.31.020.R). In addition, any density bonus units for which an affordable housing project qualifies are not included in calculating the total number of units upon which the number of inclusionary units required is determined (BMC Section 17.31.030.B.1). As incentives, inclusionary units are permitted to be smaller in size than, or of different unit types from the market-rate units and may have different interior finishes or features than market-rate units, as long as the finishes and features are durable and of good quality. A procedure for waiving the inclusionary housing requirement is also provided.

These inclusionary housing and density bonus regulations would largely remain, plus a couple of changes with the draft ordinance as outlined below:
▪ Preliminary Inclusionary Housing Ordinance Amendments:
− Reduces the minimum unit threshold for projects subject to inclusionary housing requirements from six units to five units.
− Utilizes a percentage-based inclusionary requirement instead of the current sliding scale. − Provides one by-right alternative to constructing rental inclusionary units and additional discretionary alternatives.
− Establishes options for other adjustments of inclusionary housing requirement. − Eliminates density bonus tables and replaces with references to applicable State law. − Creates a density bonus incentive for small projects and projects that exceed the density bonus qualifications.

See Programs 2.C.1 and 2.E.4.

Special Needs Housing
The City’s zoning ordinance allows single-room occupancy units, supportive housing and transitional housing no differently from other dwellings of similar unit densities (BMC Section 17.02.235 amended in 2011) in all residential districts and all mixed-use districts except the NCRO-2 and permits emergency shelters without a use permit requirement in the SCRO-1 District (per Ordinance No. 564 adopted in 2011). A program is included to expand the number of beds per emergency shelter that are permitted by-right in the SCRO-1 District, from 12 to 30 beds, to accommodate any foreseeable need during the plan period. Another program is provided to ensure compliance with current state law regarding supportive and transitional housing, including the NCRO-2 district.

Additionally, see discussion of housing for people with disabilities in Section 4.1.5. See Programs

2.A.8, 2.B.4, 2.C.1, and 2.D.1.

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4.1.1.3 Other Land Use Controls
Other land use controls that are outside the zoning requirements include engineering requirements and environmental regulations under the California Environmental Quality Act (CEQA).

Engineering and Design Requirements
Much of Central Brisbane and the Brisbane Acres is comprised of steep hillside sites, often with slopes over 20%. This is especially the case within the R-1 zoning district. The sites closer to the Central Brisbane core where multifamily developments are permitted, in the NCRO-2, R-2, and R-3 districts, tend to have flatter slopes, but this is variable. Environmental and engineering design requirements for foundations on steeply sloped lots can significantly affect costs.

For example, detailed grading and foundation plans and geologic studies typically are required for a project proposed to be built on steep slopes or potentially unstable soils, and such studies are generally costly. Yet, without such controls, unsafe conditions could be passed on from a developer to a homeowner or tenant and to the community. The potential losses in property damage and personal injury from landslide or slope failure would far exceed the investment needed to assure that these impacts would not occur.

Since private development has the potential to create situations that would result in impacts and costs being borne by subsequent owners, neighbors and the overall community, it is the policy of the City of Brisbane to make certain that the costs of a development are made the responsibility of the development unless a specific subsidy is provided. This is an important principle. To understand it, there must be a clear distinction between cost reduction and cost shifting.

In addition to the various programs to encourage creative financing and subsidies for special needs housing, the City offers pre-application development consultation at no cost in order to assist applicants up front in the application process with the aim of providing more streamlined and costeffective design solutions.

See Program 7.A.7.

Environmental Regulation
CEQA applies to all residential developments in Brisbane that require discretionary approval, such as a use permit, design permit, or grading review by the Planning Commission. Typically, most residential developments of six or fewer units are categorically exempt from CEQA.

In addition to CEQA, properties within the SCRO-1 and R-BA zoning districts are also subject to compliance with the San Bruno Mountain Habitat Conservation Plan (HCP), for protection of federally endangered butterfly species. This imposes discretionary permitting requirements and long-term operational and performance standards on properties and property owners within its boundaries. Most significantly, 40% of the total land area within the R-BA and SCRO-1 district must be set aside as conserved habitat under the provisions of the San Bruno Mountain HCP. To help mitigate this constraint, the City provides density transfer and clustered development programs in the R-BA district. In-lieu fees may also be accepted to allow for development to occur on a site, ATTACHMENT 5
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while supporting protect habitat elsewhere within the HCP. While CEQA analysis for non-exempt projects may add time and cost to a given residential project that is not eligible for CEQA exemptions, CEQA is a valuable and necessary tool to ensure that the environmental impacts of large-scale projects are adequately analyzed and disclosed as a part of public decision-making.

Further, the HCP serves to protect endangered species that are vital to the ecological health of the city and region at large.

The vacant land within the Baylands subarea, identified for rezoning to accommodate the City’s RHNA pursuant to Chapter 3, is additionally subject to various permitting and remediation requirements under State law relative to its present status as a former railyard/brownfield site.

Remediation of the site is required prior to development by State law and is regulated by the State Department of Toxic Substances Control and the Regional Water Quality Control Board. The cost of remediation and time required to remediate the property is a significant but necessary constraint to protect environmental and human health of future residents and employees.

The Baylands property owner has already invested significant time and monies into the remediation effort in order to complete remediation to the satisfaction of the regulatory authorities, to allow development of housing. The projected 100-year flood areas, accounting for sea level rise, have also been accounted for in the Baylands Environmental Impact Report (EIR). Where required, the ground level will be raised prior to development. The site preparation activities, to address these constraints, and the development of housing are projected to be completed within the Housing Element plan period.

See additional discussion under Section 4.2.1 - Environmental and Physical Constraints, provided at the end of this chapter.

See Programs 2.B.1, 2.G.1, and 4.A.13.

4.1.1.4 Housing Development Project Regulation Disclosure Consistent with State law,3the City provides the following on its website via the Community Development Department webpages:
▪ A current schedule of fees, exactions, and affordability requirements for housing development projects.
▪ Application checklists detailing all requirements for planning and building permit applications. ▪ All zoning ordinances and development standards adopted by the city or county presenting the information, which shall specify the zoning, design, and development standards that apply to each parcel.
▪ The current and five previous annual impact fee reports required pursuant to subdivision (b) of Section 66006 (impact fees) and subdivision (d) of Section 66013 (sewer and water connection fees).
▪ An archive of cost of service studies conducted on or after January 1, 2018. 3 Government Code Sections 65940, 65940.1.

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▪ The total amount of fees and exactions associated with finaled projects.

4.1.2 CODES AND ENFORCEMENT
The City adopts the State building and fire codes which set standards for construction. These codes establish minimum safety standards, and therefore are not to be considered a constraint to housing development that can be removed.

Currently, the City is in the process of adopting the 2022 editions of the California Building Standards Code and other related codes, including reach codes.

The Community Development Department’s Building Division administers building permits. The City provides pre-application development consultation with Planning, Building, Public Works, Police and Fire staff upon request and at no charge. Plan checks and construction inspections are conducted by in-house planning and engineering staff and contract building staff. Single-family and small multifamily permits typically receive a first plan check response within three weeks from submittal and payment of required plan check fees. Revisions may be required if the plans are inaccurate or incomplete or do not comply with applicable building, zoning, fire, or other applicable codes.

Inspections are typically provided on weekdays within 24 hours of a request. Staffing levels are evaluated yearly as part of the City’s budget process.

The City funds a Code Enforcement Officer through the Police Department to respond to code enforcement issues on a complaint basis. The Code Enforcement Officer works closely with Planning, Building, and Public Works Department staff and the San Mateo County Environmental Health Division to respond to housing-related problems. Response to complaints is generally immediate (same day).

Consistent with Health and Safety Code Section 17980(c)(2), the City gives preference to the repair of buildings when economically feasible, as opposed to ordering that residential units be vacated and demolished, reducing the City’s housing stock. Of the six single-family dwellings demolished in the 2015-2022 planning period, all were redeveloped with either 1:1 replacement or replaced with multiple units. Additionally, the City’s nonconforming uses and structures regulations encourage the maintenance and improvement of nonconforming residential uses and structures to ensure their safety throughout their useful life.

See Programs 7.A.4 and 7.A.7.

4.1.3 ON- AND OFF-SITE IMPROVEMENTS, RESIDENTIAL UTILITIES, AND INFRASTRUCTURE The City’s standards for on- and off-site improvements, such as requirements to widen streets and provide sidewalks, may result in development costs that constrain the provision of housing. The question of whether such standards exceed those necessary to protect public health and safety is addressed in this subsection.

Another potential constraint upon the provision of housing is the availability and cost of utilities, most significantly water and energy, and the infrastructure to deliver them. This section analyzes the availability of utilities and infrastructure to serve sites to meet the City’s RHNA share during the ATTACHMENT 5
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planning period. This subsection also addresses opportunities for water and energy conservation as a means of minimizing the impact of these utilities upon the provision of housing.

See Programs 6.A.2, 6.A.3, and 7.A.6.

4.1.3.1 Infrastructure Improvements
Streets
Street improvements are frequently required for new residential development within Central Brisbane. Public rights-of-way are generally 40 feet in width and with some exceptions are typically not improved to their full width. Street standards require a minimum improved travel way of 20 feet, plus additional width if on-street parking is permitted. Most of Central Brisbane’s established neighborhoods do not meet current standards and many private improvements encroach within the right of way (including driveways, garages, accessory structures, and fences. This results in very narrow paved travel ways with limited on-street parking and can result in bottlenecks and impede access for emergency vehicles. Additionally, the city’s sidewalk and bicycle network is fragmented in residential neighborhoods outside of the city’s primary arterials. In the Brisbane Acres subarea, most sites are accessed by a network of private streets and driveways, a legacy of the subarea’s development without benefit of a recorded subdivision map.

As a result, the City has adopted requirements for new development or substantial renovations of existing structures to incorporate street widening at the development site’s frontage to the California Fire Code’s 20-foot minimum width, as well as other improvements such as sidewalks and/or bicycle facilities, as appropriate. The standard triggers for street widening/dedication are:
▪ Reliance upon on-street parking on streets that are not wide enough to meet the on-street parking standards (BMC Sections 12.24.010.B.1 and 17.34.010); ▪ Additions or alterations in excess of 50% of the gross floor area of the pre-existing building or structure, or where more than 75% of the existing area of interior walls and ceilings are removed (BMC Chapter 15.10 and Section 17.01.060.C.1)l and ▪ Additions exceeding 100 square feet to an existing building on a private street (BMC Section

17.01.060.B.4).

Typical projects triggering street improvements in Central Brisbane is summarized below:

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Project Type Floor
Area
Project
Valuation
Existing
Condition
Required Street
Improvement
Applicant Cost
of Street
Improvement
% Increase of
Project Cost
Addition to
SFD
exceeding
50% existing
gross floor
area
1934 sq
ft
$500,000 50 ft
frontage
on PROW
with
substand
ard width
Widening to 20
ft along frontage
$50,000 10%
New SFD 4200 sq
ft
$650,000 100 ft
frontage
on PROW
with
substand
ard width
Widening to 28
ft along frontage
$200,000 31%
Abbreviations:

SFD: single-family dwelling
PROW: Public right-of-way
Based on available permit data, road widening costs average approximately $2,000 per linear foot of property frontage regardless of the project type. Based on development trends (see Appendix A, 2015-2022 building permit data), street improvement requirements have not imposed a significant constraint to housing development.

Exemptions from street widening are available for new accessory dwelling units (ADUs) resulting from conversion of existing floor area in a home or accessory structure, as well as any new construction of ADUs that represents less than 50% of the existing gross floor area of the home (BMC Chapter 15.10). Maximum street slope for emergency vehicle access is 15%, with limited exceptions. Sidewalks are required where terrain permits. These requirements have not proven to be a significant obstacle to development of market-rate, single-family homes which continue to be built on steep lots, such as those found on Humboldt Road and other streets in upper Central Brisbane (see building permits for 2015-2022 in Appendix A).

Where existing substandard private roadways are to be dedicated to the public, the entire length from the development site to the nearest public street must be improved to City standards, with turnaround capability as required by the Fire Chief. For those private roadways (including Annis, Gladys and Harold Roads and Joy, Margaret, and Paul Avenues) having a potential right-of-way width less than the State’s 40-foot standard, special findings must be made for approval by the City Council, per BMC Section 12.24.010.D, unless additional right-of-way is dedicated by the abutting property owners.

Street improvement projects of this magnitude would typically be dependent upon the cooperation of the other property owners along the private roadway, who would have to agree to the formation of an assessment districts to take on such a project. To address this situation, the City encourages the formation of assessment districts where appropriate (1994 General Plan Program 51a). Given ATTACHMENT 5
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the infrastructure constraints in the areas not directly serviced by public roads, the vacant sites in these areas have not been included in the sites inventory.

Within the Baylands, the proposed residential development areas are currently bounded by Bayshore Boulevard to the west and Tunnel Avenue to the east. A finer grained network of blocks is planned, as shown in Chapter 3, Figure 3.1.b, from the draft Specific Plan. This will provide walkable blocks, to be centered on the CalTrain Bayshore station, and to be developed to current standards.

See Program 2.A.2.

Water, Sewer, and Storm Drain Infrastructure
Water, sewer, and storm drain infrastructure are not constraints to housing development in the 2023-2031 planning period. While residential development in Brisbane depends on aging sewer, water, and storm drainage infrastructure, the City, through its Capital Improvement Program, typically provides for the maintenance, upgrade and replacement of residential infrastructure in annual increments, as funds are available. The CIty does not currently impose infrastructure impact fees, and improvements to sewer, water and storm drain lines by private developers are proportional to those systems affected by the project.

Typical projects triggering off-site water, sewer, and storm drain upgrades in Central Brisbane are summarized below:

Project
Type
Project Sq Ft Required Improvement Improvement Cost
(Charged as
Impact Fee)
Cost per sq ft
New SFD 3,100 sq ft Water and sewer capacity
charge
$9,181 $2.96/sq ft
New MFD 80,000 sq ft Water and sewer capacity
charge
$58,748 $0.73/sq ft
Abbreviations:

SFD: Single-family dwelling
MFD: Multi-family dwellingConsidering high-end construction cost assumptions of $522/sq ft (See Section 4.2.2 of this Chapter), the cost of required water, sewer, and storm drain upgrades is a small fraction of total construction costs.

Brisbane contracts with the City and County of San Francisco for treatment of dry weather sewage flows for residentially zoned areas. Brisbane’s sewage is pumped to the Southeast Wastewater Treatment Plant. The City’s Sewer Master Plan projects that dwelling units in medium density apartment complexes, multiple use residential projects, and planned developments generate 90 gallons per day (gpd), while single-family homes generate 105 gpd per dwelling unit (gpd/du).

Sewer treatment capacity for projected residential development over the planning period outside of the Baylands subarea is accommodated under the City’s current agreement with the San Francisco Public Utilities Commission. For the Baylands, a sewer/water recycling facility is required to provide ATTACHMENT 5
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on-site sewer treatment. The Baylands Specific Plan under review by the City includes location and design details for the facility.

See Program 2.A.2 and 2.B.6.

4.1.3.2 Water Supply
Water supply in general is not considered a constraint for the infill housing development envisioned during the planning period of this Housing Element. The Baylands is the only vacant site identified for development within the planning period that is not served by existing water infrastructure at scale with its contemplated redevelopment of up to 2,200 units, 7 million square feet of commercial development, and 130 acres of open space and recreation facilities. As a condition of any development on the Baylands, the General Plan requires that adequate additional water supply be provided via legally enforceable agreements negotiated by the developer. The Baylands developer has a memorandum of understanding (MOU) with Contra Costa Water District to purchase water rights to serve the Baylands development, to be conveyed through the SFPUC system. A resolution and formal agreement is anticipated to be completed in 2023. The water demand generated by the Baylands was evaluated in compliance with Government Code Section 66473.7, Public Resource Code Section 21151.9, and Water Code Sections 10910-10912 in the Baylands Draft EIR.

The City of Brisbane receives its water supply from the City and County of San Francisco’s Hetch Hetchy reservoir and water delivery system as a member of the Bay Area Water Supply and Conservation Agency (BAWSCA) through various agreements. Based on the City’s water demand projections through 2040, including all anticipated housing and commercial development outside of the Baylands subarea, there is adequate supply for all projected residential and commercial development outside of the Baylands subarea under its contractually guaranteed supply through BAWSCA.

The per capita water consumption rate for calendar year 2021 was 43.2 gallons per capita per day— one of the lowest residential rates on the San Francisco Peninsula. A program is included in the Housing Element to continue to encourage water conservation. In addition, the City’s landscape requirements are minimal (typically only 15% of the front setback area), with credit given for nonwater-consuming ornamental materials.

Per Government Code Section 65589.7, housing with units affordable to lower-income households will be granted priority water and sewer service via Housing Element Program H.B.3.j.

See Program 2.B.6 and 6.A.3.

4.1.3.3 Energy
Energy use in housing is typically driven by space and water heating needs, with lighting and appliances, making up the balance. In Brisbane, nearly all homes use natural gas for space and water heating. Slightly over half the homes use natural gas for cooking, and the other half use electricity.

Increases in energy costs affect housing maintenance costs.

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Many older homes in Brisbane are inefficient energy users. Outside air infiltration through windows, doors, ceilings and walls can account for up to 50% of heating costs. Weatherization, including caulking, weatherstripping windows and doors, installing wall and ceiling insulation, and water heater insulation and setting back the thermostat can reduce energy consumption substantially.

There are a number of government and utility sponsored energy/conserving programs that are available that can assist an individual household with immediate benefit. These programs include free energy audits and rebates or financing programs for energy efficient appliances and energyconservation upgrades to homes.

The City plays an important role in creating more energy efficient residences in Brisbane. New residential construction and substantial renovation must abide by State energy conservation standards (Title 24) and the City’s reach codes, most recently adopted in 2020. Larger residential projects must be designed to address natural heating and cooling, use of natural daylight, installation of Electric Vehicle (EV) chargers, and other requirements under CalGreen. Residential projects of 20 or more units are currently also subject to the City’s Green Building Ordinance (Brisbane Municipal Code Chapter 15.80); although that will likely be superseded by state requirements with the next update, to be effective on January 1, 2023.

See Programs 5.A.1, 5.A.4, 6.A.1., 6.A.2 and 6.A.3.

4.1.4 PERMITTING

4.1.4.1 FEES AND EXACTIONS
Fees must be related to the real costs of providing service and generally, by law, cannot exceed these costs. In certain cases, for affordable housing, fees may be subsidized or waived by the City.

The City of Brisbane adopted a master fee schedule (originally via Ordinance No. 386 in 1993) that subsidized, through the General Fund, the planning permits required to improve and upgrade the local housing stock. The recovery of costs from applicants for these types of permits was set at 25% of the cost. In 2011, a processing time study was conducted. Planning application fees were revised accordingly, and although the subsidies were eliminated, many other fees were reduced. Since 2011, planning permit fees are adjusted annually for inflation (Table 4-2). Building permit fees, which generally make up the larger portion of the total development fees, have not been raised since 2002.

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TABLE 4-2 CITY OF BRISBANE BUILDING AND PLANNING PROCESSING FEES (FISCAL YEARS 2008- 2009, 2013-2014, AND 2021-2022)
Application Type 2008-2009 2013-2014 2021-2022
Design Review $2,217 $1,508 $1,832
Accessory Dwelling Unit Permita $609 $606 $329
Use Permit for Condominiumsb $1,949 $1,226 $0
Use Permit for Condominium
Conversions $1,949 $1,226 $1,491
Use Permit for Nonconforming
Parking $377 $1,024 $1,245
Variance – New Construction $1,333 $1,136 $1,381
Variance – Remodeling $333 $851 $1,035
Tentative Parcel Map $4,032 $2,507 $3,048 + $551 (City
Engineer review)
Final Parcel Map $403 + hourly $453 + hourly
$1,500 deposit plus
actual cost of consulting
land surveyor review
Tentative Subdivision Map $2,933 + $275/lot $2,507 + $275/lot $3,048 + $275/lot Final Subdivision Map $403 + hourly $5,789 + $500/lot $7,036 + $500/lot Environmental Review – Initial
Study/Negative Declarationc
$1,505 $2,218 $2,697
Environmental Impact Report Actual consultant costs Actual consultant costs Actual consultant costs Building Permit Plan Checkd $0.37/sq.ft. $0.37/sq.ft. $0.25/sq.ft.

Building Permit $0.74/sq.ft. $0.74/sq.ft. $0.49/ sq.ft. a ADU permit only required for new ADUs in the Planned Development and Brisbane Acres Residential districts. b Use Permit requirement for new condominiums eliminated in 2016, Ord. 612; condominium conversions still require use permit. c Not including California Department of Fish & Wildlife filing fees. d For construction types IIN-V-1HR.

Source: City of Brisbane.

According to a 2022 survey of jurisdictions in San Mateo County, the City of Brisbane’s fees for a typical single-family residence were nearly 80% less than the average for those jurisdictions responding (Table 4-3). The difference was due, in part, to the City’s exemption of single-family residences from design review and low building permit and plan check fees. According to the same survey, the City of Brisbane’s fees for a small multi-family development project were over 80% less than the average for those jurisdictions responding (Table 4-4), again attributable to the City’s low building permit and plan check fees as well as low development impact fees.

In addition to the standard development fees, the City requires that residential subdivisions of 50 or fewer lots or condominiums pay a parks and recreation land donation in-lieu fee, consistent with State law4(subdivisions of more than 50 lots/condominiums must donate parkland). In-lieu fees are calculated as a percentage of the value of land at a ratio of 3 acres of park land per 1,000 persons and have lately been approximately $3,000 per residence for small subdivisions in Central Brisbane subarea, where land sales per acre are higher relative to land sales in the Brisbane Acres subarea 4 Government Code Section 66477.

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TABLE 4-3 DEVELOPMENT FEES FOR 2,600-SQUARE-FOOT SINGLE-FAMILY DWELLING PER SQUARE FOOT (2022)
Location
Entitlement
Fees/Sq.Ft.

Construction
Fees/Sq.Ft.

Impact
Fees/Sq.Ft.
b
Other
Fees/Sq.Ft.c
Total
Fees/Sq.Ft.

Brisbane $0/sq.ft. $1.65/sq.ft. $3.53/sq.ft. $0.33 $5.51/sq.ft.

Average of Jurisdictions in
San Mateo Countya
$2/sq.ft. $11/sq.ft. $10.62/sq.ft. $2/sq.ft. $25/sq.ft.

Brisbane’s Fees Relative to
Countywide Average N/Ad
85% below
average
67% below
average
84% below
average
78% below
average
a 14 jurisdictions responding including Brisbane.
b
Includes water ($2.34/sq ft) and sewer ($1.19/sq ft) connection and capacity charges. Does not include school district fees. c Other fees per jurisdiction. Does not include school district fees. d No fees charged.

Source: 21 Elements/Baird + Driskell Community Planning, 2022.

TABLE 4-4 DEVELOPMENT FEES FOR 10-UNIT MULTI-FAMILY RENTAL PROJECT PER DWELLING UNIT (2022)
Location
Entitlement
Fees/DU
Construction
Fees/DU
Impact
Fees/DUb
Other
Fees/DUc
Total
Fees/DU
Brisbane $338.50/DU $3,456.1/DU $5,874.80/DU $973.60/DU $10,643/DU Average of Jurisdictions in
San Mateo Countya
$2,599.20/DU $28,740.70/DU $37,252.10/DU $870.30/DU $66,478/DU Brisbane’s Fees Relative to
Countywide Average
87% Below
Average
88% Below
Average
84% Below
Average
12% Above
Averagec
84% Below
Average
a Thirteen jurisdictions responding including Brisbane. b
Includes water ($4,014/unit) and sewer ($1,860.8/unit) connection and capacity charges. Does not include school district fees. c Other fees vary per jurisdiction. Brisbane assesses solar and sprinkler fees separately from the overall construction permit fee. In most jurisdictions such fees are likely encompassed within the overall construction permit fee. Does not include school district fees.

Source: 21 Elements/Baird + Driskell Community Planning, 2022. where in-lieu fees are closer to $1,000 per residence. Unlike most fees that are collected prior to issuance of building permits, these fees are due upon issuance of the certificate of occupancy.

Exemptions are provided for condominium projects affordable to very-low- or low-income households or restricted for occupancy by seniors (at least 62 years old).

As of 2021, the Brisbane School District and Jefferson Union High School District adopted a $4.08 per square foot school impact fee for residential development.

Habitat acquisition in-lieu fees may be imposed on land within the Brisbane Acres administrative parcel of the San Bruno Mountain HCP, which include lots in the R-BA and SCRO-1 zoning districts, pursuant to the HCP’s provisions for preservation of 40% of the Brisbane Acres administrative parcel. The fee is typically charged for parcels that are not contiguous to high quality habitat for which on-site easement or land dedication is inappropriate, as determined by the San Mateo County Parks Department. Such in-lieu fees are collected by the City of Brisbane and used for acquisition of high-quality privately owned parcels as identified in the City’s Open Space Plan.

Overall, Brisbane’s entitlement fees, construction fees, impact fees, and other fees are less than neighboring jurisdictions in San Mateo County and based on recent development trends (refer to Appendix A, Table A-2) are not a significant impediment to the feasibility of residential development at the densities permitted by district regulations.

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Fee Waivers
In the case of the Habitat for Humanity affordable housing projects developed in 2006, former Redevelopment Agency Low and Moderate-Income Housing Funds were used to acquire the land and fund construction loans for the development, which were then used to pay the fees (the Brisbane Housing Authority may be able to do this for future affordable housing projects). The City’s density bonus ordinance provides for the waiver of fees, as well as deferral of impact fee collection for market-rate units, as potential incentives and concessions. Such means could be used to mitigate the financial impact of fees upon the development of affordable housing, including single-room occupancy units, supportive housing, transitional housing, and emergency shelters.

If the City chooses to adopt a housing impact fee to finance affordable rental housing development, means to reduce or waive the fee for affordable housing projects will be considered. To further reduce the impact of such a fee upon housing affordability, it may be advisable to base the fee on square footage, rather than per unit.

See Programs 2.E.1, 2.E.5 and 2.F.5.

4.1.4.2 Permit Processing Procedures – Ministerial and Discretionary Review The overwhelming majority of residential permits processed in the City of Brisbane are for individual single-family and small multi-family projects. Often the applicant is unsophisticated in the preparation of plans and the application of zoning requirements and design standards. Although the Community Development Department has a small staff, it is organized so that at any time in the work week, including Wednesday evenings, an applicant can call or come to the counter for advice and assistance. Staffing levels are evaluated yearly as part of the City’s budget process to assure prompt service in compliance with State timelines.

Single-Family, ADU, and Duplex Projects
Single-family and duplex residential infill projects are typically exempt from discretionary review under the Zoning Ordinance in districts where such uses are permitted and require only ministerial building permit review.
5 Ministerial review (through building permit applications) for such projects typically takes three weeks. Approval of accessory dwelling unit projects in all zoning districts except the Residential Brisbane Acres (R-BA) and Planned Development (PD) districts are also ministerial , with only a building permit required and ministerial review completed within three weeks. A typical single-family or duplex project would receive a building permit within 12 months of submitting a building permit application.

Single-family dwellings in the SCRO-1 District would require approval of a conditional use permit, which would add approximately 3-6 months to the overall processing timeline to allow for application review, CEQA review, public noticing, and a decision by the Planning Commission to occur. Typically single-family dwellings in the SCRO-1 District are subject to one public hearing; continuances of such projects are extremely rare. It is worth noting that multi-family and mixed-use 5 Exceptions are limited to the R-BA district, which requires design review for single-family dwellings on ridgeline lots, clustered developments, or density transfer developments.

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housing are permitted uses by-right in the SCRO-1 District, and the City does not anticipate sites in the SCRO-1 District to develop as single-family uses in the future.

Multi-Family and Mixed-Use Developments
Prior to 2022, multi-family and mixed-use projects of two or more dwelling units were subject to the City’s discretionary design review ordinance. Depending on the scale of the project, its CEQA status and any other entitlements required (such as Use Permits or Grading Review), a typical discretionary review process for multi-family or mixed-use projects would average seven months. After discretionary review was approved, the building permit process averages 13 months from the date of application submittal to date of permit issuance. In total, previous discretionary review requirements nearly doubled the permit procesing time for multi-family and mixed-use developments.

However, beginning in 2022 with adoption of Ordinance 669, multi-family and mixed-use developments of two or more dwelling units are now exempt from discretionary Design Review and subject instead to a ministerial review by the Zoning Administrator for compliance with objective design standards and criteria, consistent with the requirements of SB 35 and the Housing Accountability Act. The City has not yet processed a housing development permit under this new ministerial process and can only speculate on quantifiable reductions in processing time. However, the City intends to utilize this new streamlined ministerial process for housing development projects to generate significant time savings for multi-family and mixed-use developments compared to the previous discretionary design review permit process, and a significant reduction in processing costs and timeframes by at least half the past timeframes. Such projects would be processed under a ministerial Housing Development Permit subject to review by the Zoning Administrator. The process involves public notification and a published staff report analyzing a project’s consistency with objective standards. One public meeting is then to be held if there is any public objection to the staff determination. If no objections are received, the Zoning Administrator may take action without a public meeting. If a public meeting is held, its purpose is to allow the public to make comment on a given application, and not to change the ministerial nature of the Zoning Administrator’s review.

These new procedures are intended to balance providing the public with information about new projects without imposing subjective review that is inconsistent with State law.

Historically, the previous discretionary design review process of multi-family housing did not appear to be a constraint on the production of affordable housing in Brisbane. Typically, a complete design review application would be heard before the Commission within four months, depending upon the completeness of the submitted application, environmental review requirements, and whether review by outside agencies are required (e.g., applications for development within the San Bruno Mountain HCP area require San Mateo County Parks, California Fish and Wildlife, and US Fish and Wildlife review as part of the completeness review. Any required Use Permits, Variances, or other planning permits (Appendix B, Table B.4.2) would be processed concurrently. A typical multi-family project under previous discretionary design review procedures would likely require two to three public hearings, with at least two weeks in between, adding a total of 6-8 weeks of processing time to complete the public hearings. During the 2015-2022 planning period, the City approved all seven design permits submitted for residential development at the density proposed, including applications requesting modifications to on-site parking requirements and other development standards, entitling a total of 38 dwelling units. Key to this successful application processing rate ATTACHMENT 5
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was the City’s commitment to encouraging diversity of design and individual expression in residential development (1994 General Plan Policies LU.12 and LU.13) and, as a result, discretionary design review focused on issues of safety and safe, efficient site design and allowed greater freedom in regard to architectural styles and exterior finishes and materials.

In order to accommodate the City’s RHNA share for very-low- and low-income households in the 2015-2022 Housing Element cycle, the City adopted two housing overlay zones in the Parkside subarea that permit owner-occupied and rental multifamily residential use by right (without a Use Permit) with ministerial approval by theCommunity Development Director prior to building permit application submittal. Both the PAOZ-1 and PAOZ-2 zoning districts and the Parkside at Brisbane Village Precise Plan contain objective design standards to address community concerns regarding building height, massing, and scale, and compatibility with existing development in Central Brisbane and the Community Development Director does not make discretionary findings of approval in considering the projects conformance with such objective standards.No meeting is required for the Director’s ministerial review of a project.

Transitional and supportive housing are treated the same as other residential uses per BMC Section

17.02.235. Emergency shelters are a permitted use (not requiring a Use Permit) exempt from design review but subject to objective development standards in the SCRO-1 District. Single-room occupancy units intended as supportive housing are defined as multiple-family dwellings and are subject only to objective design standards in those districts where multiple-family dwellings are permitted by-right, in the SCRO-1, R-2, R-3, PAOZ-1, and PAOZ-2 districts.

See Programs 7.A.4, 7.A.5 and 7.A.7.

4.1.4.3 Subdivision Applications
Tentative subdivision (five or more lots or condominiums) and parcel maps (four or fewer lots of condominiums) are reviewed by the Planning Commission, with final subdivision maps requiring City Council approval and final parcel maps requiring City Engineer approval. Due to the site and environmental constraints involved with the vacant tracts of land left in Brisbane, subdivisions typically take much longer to process than applications for single-lot developments. Once a complete application is submitted, parcel maps typically take two months to be approved by the Planning Commission and an additional three months to be approved by the City Council. Planned Development permits require a similar process for approval.

See Program 7.A.4, 7.A.5 and 7.A.7.

4.1.4.4 Permit Processing Procedures and Technology
Prior to 2020, the City processed both building and planning permit applications largely in paper form, though some building permits were processed electronically using a proprietary software custom-built for the City in the early 2000’s. With the onset of the COVID-19 pandemic and subsequent shift to remote work at City Hall, the City pivoted to all electronic building and planning permit application processes using the existing building permit software and the City’s new website, which expanded the City’s ability to process any form electronically. While the pivot was successful in many ways, and the City was successful in processing complex building and planning permit ATTACHMENT 5
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submittals without significant increases in processing time, the Community Development Department recognized that to continue to provide excellent service and improve project processing in a digital world, significant technology upgrades were needed. Pursuant to a Citywide Technology Master Plan adopted by the City Council in 2022, the Community Development Department will implement a new land management system to enhance interdepartmental and interagency coordination in development review, reduce permit processing times, and make the review process more transparent to applicants and the public. In 2022, the City also completed a Citywide process engineering review to map the permit review process in all City departments in order to identify areas for process improvements and what features in the new land management software would be most effective for both the City and applicants.

See Program7.A.4.

4.1.4.5 Accommodating Lower Density Requests
Most of Brisbane’s site inventory to meet the RHNA is within the Baylands and the Parkside areas.

The Baylands is subject to rezoning through a specific plan, which is in process and scheduled to be adopted within the first three years of the Housing Element plan period (see programs 2.A.2 and

2.B.1). Parkside has an existing precise plan, which was established in the 5th RHNA cycle (see Programs 2.A.1 and 2.F.1). These two areas either already have or will have minimum density standards, as detailed in Chapter 5 – Housing Plan. It is not anticipated that an application for either site would be submitted for a housing density below the minimums defined in the Housing Plan.

Conversely, housing developers are generally seeking to maximize density where possible. In the event that a lower density request is submitted, the City would work with the applicant to make up the housing within the respective zoning district, with a higher density on another portion of the site. Note that both districts have owners with control over multiple sites. If that could not be accomplished, the City would consider the density reduction request as a modification to the specific plan or precise plan and concurrently would consider other replacement sites outside the developers site(s) to ensure the RHNA is still met (see program reference below).

Whether the deficit is made up on replacement sites or by increased density with the plan area, the planning permit request would be expected to add approximately 4 to 6 months to the timeline before a building permit could be processed.

Other sites in the Housing Plan inventory do not have density minimums.

In case a lower density request is received, a program has been included to “Monitor the adequate sites inventory to ensure adequate development capacity will be maintained throughout the planning period to accommodate the RHNA per Government Code Section 65863.” This would apply to all RHNA income levels.

See Program 2.A.4.

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4.1.5 CONSTRAINTS TO HOUSING FOR PERSONS WITH DISABILITIES Given the accessibility challenges presented by Brisbane's terrain, it is important that the City’s ordinances allow flexibility in terms of accessibility in housing designed for, intended for occupancy by, or with supportive services for persons with disabilities.

Reasonable Accommodations
Requests for reasonable accommodations are provided under BMC Chapter 17.32. The Accessibility Improvement Permit (AIP) or height exception permit, as applicable, are processed by the Zoning Administrator subject to an administrative hearing with 10 days mailed notice to adjacent property owners. One hearing is typically required. The process provides for reasonable accommodation of modifications to zoning regulations such as setbacks, lot coverage, or height for alterations to housing persons with disabilities with minimal delay and cost to the resident. The findings made by the Zoning Administrator for an accessibility-related height exception include:

1. The exception is necessary to meet special needs for accessibility of a person having a disability which impairs his or her ability to access the property.

2. Visual impacts of the accessibility improvements exceeding the height limit will be minimized.

3. The accessibility improvements will not create any significant adverse impacts upon adjacent properties in terms of loss of privacy, noise or glare.

4. The accessibility improvements will be constructed in a sound and workmanlike manner, in compliance with all applicable provisions of the building and fire codes.

The approval findings are tailored to ensure the accessibility needs of the resident are met while minimizing potential impacts to neighboring properties to the extent feasible without compromising the necessary access improvements. The City has approved all AIP and exception permits submitted under the reasonable accommodation ordinance since 2005.

In 2016 the City adopted an ordinance that reduced the parking requirements for units designed and dedicated for use by persons with disabilities, as well as seniors.

Exceptions to the building codes are processed by the Building Official or his/her designee.

Applications for accessibility retrofitting are given the highest priority in terms of building permit processing.

For some persons with disabilities, the need for housing can be at least temporarily met through transitional housing, supportive housing (including single-room occupancy units), emergency shelters and convalescent homes. The Municipal Code allows all these types of housing in districts where residential development is allowed. The Municipal Code, through its definitions of “dwelling” (BMC Section 17.02.235), “family” (BMC Section 17.02.285) and “group care home” (BMC Section

17.02.370), treats group care homes for six or fewer persons (regardless of relationship) as singlefamily residences:

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"Family" means one or more persons, related or unrelated, occupying a dwelling unit and living together as a single housekeeping unit. The term shall not include a group of persons occupying a fraternity or sorority house, club, hotel, motel, convalescent home, group care home or institution of any kind.

The definition of family does not limit the number of persons to be considered a part of the family unit, nor does it require such persons to be related. "Group care home" means an establishment licensed by the state to provide twenty-four (24) hour nonmedical care for seven (7) or more persons (not including the operator, the operator's family or persons employed as staff) in need of supervision, personal services, or assistance essential for sustaining the activities of daily living or for the protection of the individual. Also see "dwelling, single-family" for six (6) or fewer persons. "Single-family dwelling" means a dwelling unit constituting the only principal structure upon a single site (excluding any lawfully established accessory dwelling unit that may be located within the same structure on upon the same site). The term includes employee housing for six (6) or fewer persons, residential care facilities, licensed by the state to provide twentyfour-hour nonmedical care, serving six (6) or fewer persons (not including the operator, the operator's family or persons employed as staff) in need of supervision, personal services, or assistance essential for sustaining the activities of daily living or for the protection of the individual.

As noted above, group homes of six or fewer persons are also defined as the same as single family dwellings and treated no differently in the same districts. Group care homes (for seven or more persons) are conditionally permitted in all residential and mixed-use districts (Appendix B, Table B.4.2). This requirement for a Use Permit has not constrained provision of the services typically associated with group homes. The findings for Use Permit approval have not proven to be an obstacle for any large group care home applications received to date. The City has no requirement that such homes be located a specified distance from one another, as evidenced by the previous approvals of two such homes next door to one another in the Southwest Bayshore subarea (page II-5). The Use Permits for those two projects were approved in 1½ months subject to a minimum of conditions. Note that the only finding for approval of a conditional use permit in any of the districts, as provided in BMC Section 17.40.060, addresses whether the use would be “detrimental to the health, safety, comfort and general welfare of the persons residing or working in the neighborhood of such proposed use, or whether it will be injurious or detrimental to property and improvements in the neighborhood or the general welfare of the city”. Such a finding would not typically be of concern in housing individuals that require care in a group home environment.

As noted in Chapter III, there were 26 persons with developmental disabilities in Brisbane in 2020, all of whom lived with their families or caregivers rather than independent or assisted living facilities. Types of housing which may be appropriate for persons with developmental disabilities include licensed and unlicensed single-family homes and group care homes, particularly when made affordable through rent subsidies, Housing Choice vouchers and other special programs. Such housing should be designed to be accessible and located close to services and transit.

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See Programs 2.B.1, 2.B.2, 2.D.1, and 2.E.1.

4.2 NON-GOVERNMENTAL CONSTRAINTS
The primary non-governmental constraint to the development of housing in Brisbane is the cost to develop housing, which is driven by three major components:
▪ the price of land,
▪ the cost of construction,
▪ the availability of financing
▪ environmental and physical conditions.

While these factors constrain development of housing of all affordability levels, the impact on development of affordable and special-needs housing by non-profit developers is especially acute.

Such developers generally have less capital to purchase developable land and finance construction using a patchwork of Federal, State, local, and private funding sources.

The cost to develop housing creates a gap between the City’s planning for the development of housing for all income levels and the construction of that housing and is often responsible for the length of time between receiving approval for a housing development and submittal of an application for building permits for that housing development.

Contributing factors to the cost of construction include environmental constraints and infrastructure constraints. The Brisbane Acres subarea includes a number of large vacant lots, generally approximately 1-acre each, but these are within an environmentally sensitive area which is regulated by the San Bruno Mountain Habitat Conservation Plan for the protection of endangered butterfly species. The area is also largely constrained by steep topography and lack of road and utility infrastructure, with exceptions in the lower Brisbane Acres areas.

In the Central Brisbane subarea, steep topography in the upper streets along with the small sizes of most residentially zoned lots and scattered ownership of such lots poses a challenge to assembling larger parcels that are more feasible for housing development beyond individual single-family homes or small-scale multiple-family developments. Small scale development, under six units, is not subject to inclusionary zoning provisions and so development on these smaller scattered lots will generally only provide market rate units, with the exception of ADUs. Finally, redevelopment of nonvacant sites occupied by lower intensity housing in the multiple-family zoning districts in the Southwest Bayshore and Central Brisbane subareas or commercial development in the Parkside overlay districts is constrained by the lack of interest or incentives on the part of private property owners occupying the property or landlords receiving passive income from the property.

The subsections which follow evaluate these constraints in detail and include references to policies and implementation programs to address and where possible mitigate them.

4.2.1 LAND PRICES
As shown in Chapter III, Residential Sites Inventory (Table 3-2), vacant land in Brisbane available for new housing construction is scarce. Vacant residential sites in Brisbane have significant development constraints that must be addressed at substantial cost, as shown in Table 4-5.

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Developed sites similarly command a high sales price per square foot, as shown in Table 4-6, and require demolition and displacement of existing uses in order to be redeveloped for residential purposes.

An analysis of vacant land costs specific to the City of Brisbane is difficult to perform, given the small number of transactions. According to Zillow, between 2019 and 2022 five properties zoned for residential development sold in Brisbane for an average of $48.77 per square foot, and a median of $64 per square foot. Values per square foot for vacant land in the R-BA District (represented by one land sale in the given time-period) are much lower than in the R-1, R-2 and R-3 Districts due to the larger size of the properties and development constraints, including steep slopes, lack of infrastructure and inclusion in the San Bruno Mountain Habitat Conservation Plan, which adds regulatory and environmental constraints to development.

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TABLE 4-5 VACANT, RESIDENTIALLY ZONED LAND SALES IN BRISBANE: 2019-2022 APN(s) Address
Zoning
(Single-Family, MultiFamily, Mixed-Use)Lot Size
(Approx. Sq.Ft.) Sales Price
Price/
Sq.Ft. Date of Sale
007556010
007560120
007560130
007560140
1100 San Bruno Ave R-BA (S-F) 178,160 $2,200,000 $12.35 10/18/2021 007461020 100 Lake St R-1 (S-F) 5,770 $550,000 $95.32 10/22/2021 007560210 3900 Bayshore Blvd SCRO-1 (S-F, M-F, M-U) 11,977.4 $720,000 $60.11 5/3/2021 007242090 20 Tulare St R-1 (S-F) 5,000 $320,000 $64 3/13/2020 007560080 3998 Bayshore Blvd SCRO-1 (S-F, M-F, M-U) 9,040 $550,000 $60.84 2/28/2020 Median $64
Average $48.77
Source: Zillow.com.

TABLE 4-6 DEVELOPED RESIDENTIALLY ZONED LAND SALES IN BRISBANE: 2019-2022 APN Address
Use
(Single-Family, MultiFamily, Mixed-Use) ZoningLot Size (Approx. Sq.Ft.) Sale Price
Price/
Sq.Ft.

Date of
Sale
007221030 34 Visitacion Ave M-F NCRO-2 7,500 $6,000,000 $800 8/31/202 1 Source: Zillow.com.

Expanding the dataset to include land sales throughout San Mateo County and neighboring Santa Clara County, land costs for typical multi-family construction in San Mateo County are approximately $100,000 per unit. Land for single-family homes in San Mateo County averages $110 per square foot, though recent sales in single-family districts in Brisbane average approximately $57 per square foot.6
The City will prioritize leveraging its Low- and Moderate-Income Housing Funds managed by the Brisbane Housing Authority to offset land acquisition costs for affordable housing developments to address this constraint by directly subsidizing the purchase of land to be developed for affordable housing. In addition, as required under the Surplus Land Act, the City will engage in good faith negotiations with housing sponsors prior to disposing of any surplus land and may do so at belowmarket rate costs.

See Programs 2.D.1 and 2.E.1.

4.2.2 CONSTRUCTION COSTS
Construction costs include the cost of labor and materials (referred to as hard costs), as well as architectural and engineering services, development fees and insurance (soft costs). In San Mateo County, hard costs account for approximately 66% of the development costs for multi-family 6 Century | Urban, 2022; Zillow, 2022.

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development, with soft costs averaging around 22%, and the remainder being land costs; for singlefamily development, hard costs are approximately 44%, soft costs are 15%, and the cost of land is the remainder.7
According to housing developers in San Mateo County, construction costs for multi-unit buildings vary based on the form of parking (structured vs. surface) in addition to other environmental factors such as topography, pre-existing structures etc. For a multi-unit building, total construction costs are estimated at $521,500 per unit or $522 per square foot, a significant increase from 2014 when construction costs ranged from $172 to $200 per square foot for multi-family development.8 For single-family homes, average construction costs in San Mateo County range from $420 per square foot of floor area to $525 per square foot and from $$1,092,000 to $2,625,000.

Because of steep terrain in many residentially zoned areas of Brisbane, projects often require extensive foundation and soil preparation, which means that construction costs in Brisbane may exceed those elsewhere in the County. According to the Association of Bay Area Governments, the most cost-efficient method of residential development is wood frame construction at 20 to 30 units per acre. On some of the steepest upslope sites, concrete foundation work can extend up several stories.

While construction costs on Brisbane lower elevation streets are less constrained by topography, the cost for labor, materials and equipment for construction is still high and would be expected to be close to the average for the County. To address this constraint, Brisbane Housing Authority Lowand Moderate-Income Housing Funds could be used to subsidize development costs for affordable housing projects. Density bonuses and incentives and concessions under density bonus law can also offset construction costs.

See Programs 2.D.1 and 2.E.1.

4.2.3 AVAILABILITY OF FINANCING

4.2.3.1 Homebuyer Financing
In order to qualify for a mortgage loan, an applicant must be able to demonstrate a degree of financial stability to the lending institution. Generally, as the amount of mortgage increases, lending institutions require additional security, such as excellent credit scores and cash reserves. Traditional mortgage loans typically can cover up to 90% of the home cost but may charge private mortgage insurance (PMI) for down payments of less than 20% or 15%. Given the median price of a home in Brisbane in 2021 of $1,300,000 (see Chapter 2, Table 2-19), this leaves moderate- and low-income homebuyers with no or few options for financing. To make up this gap, local, State, and Federal programs are available to qualified first-time buyers that allow for down payments as low as 3.5% (California Housing Finance Agency). In San Mateo County, the Housing Endowment and Regional 7 Century | Urban, 2022.
8 Baird + Driskell Community Planners, 2014.

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Trust (HEART) provides moderate and low-income first-time homebuyers to pay 5% down payments with no PMI.

Mortgage interest rates are a significant factor in consumer purchasing power and home sale prices.

From 2019 to 2021, mortgage interest rates in San Mateo County and nationwide reached historic lows as the Federal Reserve dropped interest rates in response to the COVID-19 pandemic, with a 30-year fixed mortgage rate average of 2.68%.9 However, mortgage interest rates began to rise in 2022 as inflation rose to over 8%, with rates in April 2022 approaching 5%, and most industry leaders predicting continued increases in 2022.10
The data in Table 4-7 below shows loan application data by household income in 2017 for 1- to 4-unit properties and manufactured homes. Approximately 86% of loan applications in the San Francisco-San Mateo-Redwood City MSA were filed by above moderate-income households, a significant increase from 2012 when such households submitted 65% of all applications. Moderateincome households represented 10% of loan applicants, compared to 18% of applicants in 2012.

Low-income households represented 3%, compared to 12% in 2012, and very-low-income households (less than 50% of AMI) only 1%, compared to 4% in 2012. Approximately 77% of all loans were approved and accepted by the applicants, and 7% were denied, similar to trends in 2012 when 75% of loan applications were approved and 10% denied. Overall, this data illustrates the growing housing affordability gap for moderate-, low-, and very-low-income households in San Mateo County and surrounding communities and increasingly uneven distribution of homeownership among above moderate-income households.

TABLE 4-7 DISPOSITION OF APPLICATIONS FOR CONVENTIONAL HOME PURCHASE LOANS (2017) Income Level
Number
of Loan
Applications
% of
All Loan
Applications
% of
Loans
Originated
% of Loan
Applications
Denied
%
Other*
Less than 50% AMI 92 1% 0.4% 3% 1%
50% to 80% AMI 451 3% 3% 7% 4%
80% to 120% AMI 1,274 10% 9% 14% 10%
120%+ 11,606 86% 88% 75% 86%
All 13,452 100% 77% 7% 16%
Note: * includes loans applications approved but not accepted, loan applications withdrawn, and incomplete files.

Source: HMDA Data, 2017 for San Francisco-San Mateo-Redwood City MSA, Tables 5-1 and 5-2. 9 “Historical Mortgage Rates from the 1970s to 2021: Averages And Trends,” Rocket Mortgage, May 2, 2022. Website:
https://www.rocketmortgage.com/learn/historical-mortgage-rates-30-year-fixed?msclkid=062d4d3ecfb211eca 9c2f9aea5201a78, accessed May 9, 2022.
10 “Mortgage Interest Rates Forecast: How High Will Rates Climb In 2022?” Forbes Magazine, May 4, 2022. Website:
https://www.forbes.com/advisor/mortgages/mortgage-interest-rates-forecast/#:~:text=The%20average%20rate% 20on%20a%2030-year%20fixed-rate%20mortgage,rise%20much%20higher%20than%203.1%25%20to%203.3%25.%20? msclkid=062bf4c7cfb211ecbfa1caf1a4f11ab5, accessed May 9, 2022.

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To help address mortgage constraints for low- and moderate-income buyers, the City will continue to support efforts to provide assistance to the City’s first-time homebuyers.

See Programs 2.E.2 and 2.E.3.

4.2.3.2 Homebuilder Financing
Due to Federal and State budget cuts, affordable housing developers have had a much harder time securing funding. Since 2009, the Federal Government has cut programs such as Community Development Block Grants, HOME, and HOPE VI funding by 27% to 50% (ABAG). Traditionally, these programs have been a large source of affordable housing funds. In addition to Federal cuts, the State dissolved Redevelopment agencies in 2012, resulting in a loss of millions of dollars in funds for affordable housing. The tax increment for low- and moderate-income housing from Redevelopment agencies was the most significant source of funding for affordable housing in small communities.

However, Low-Income Housing Tax Credits still provide an important source of funding, so it is important for the City to consider which sites are eligible for affordable housing development.

To help address construction loan constraints for affordable housing developers, the City will consider using its limited Brisbane Housing Authority Low- and Moderate-Income Housing Funds to subsidize development costs in privately financed affordable residential and mixed-use projects.

See Programs 2.E.2 and 2.E.3.

4.2.4 ENVIRONMENTAL AND PHYSICAL CONDITIONS
Contributing factors to the cost of construction include environmental and physical constraints.

The Brisbane Acres subarea includes a number of large vacant lots, generally approximately 1-acre each, but these are within an environmentally sensitive area which is regulated by the San Bruno Mountain Habitat Conservation Plan (HCP) for the protection of endangered butterfly species. The area is also largely constrained by steep topography and separation from City infrastructure, with some exceptions in the lower Brisbane Acres areas. However, some market rate infill housing has occurred during the last housing element cycle and development interest remains in some of the lower Brisbane Acres sites.

The Southwest Bayshore SCRO-1 district is within the eastern edge of the HCP. However, recently biological survey work throughout this subarea has not shown viable butterfly habitat. These sites also generally steepen to their rear, but they are fronted by Bayshore Boulevard and the infrastructure located there.

Similarly, in the upper portions of the Central Brisbane subarea, steep topography poses challenges, with high cost of construction, especially for deep foundation work. However, Central Brisbane’s upper streets have continued to experience development of market rate, infill single family homes, since these sites generally have immediate street and utility infrastructure access. One return for the high cost of construction on most of both the Brisbane Acres and upper Central Brisbane sites is that of exceptional views of the San Francisco Bay.

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4. HOUSING CONSTRAINTS CITY OF BRISBANE 2023-2031 HOUSING ELEMENT 4-30
Crocker Park’s Parkside Area is comprised of essentially flat sites, served by infrastructure. The primary physical constraint for these sites is the existing warehouse buildings. This has been addressed in Chapter 3 and Appendix B.

The Baylands was largely formed by man-made fill to allow construction of the rail yard in the early 1900’s and it operated into the 1960’s, so the topography is essentially flat. Although the rail yard structures and tracks have been removed, environmental constraints are posed by its industrial history and it’s now a brownfields site. Certain areas contain subsurface soil and groundwater contamination from Bunker C oil, metals and volatile organic carbons. While remediation of these contaminants to residential standards is costly, the owner already has a substantial investment in site characterization and preparation of remedial action plans (RAPs). These RAPs have been approved by the Regional Water Quality Control Board (RWQCB)1and the Dept of Toxic Substances Control (DTSC)2 and remediation and development is feasible within the plan period, since much of the remediation will involve capping the contamination utilizing soil stockpiles from the east side of the Baylands site. Links to the RAPs are provided below. In recognition of the cost of site remediation as a potential constraint the City of Brisbane obtained a $3M Equitable Communities Revitalization Grant (ECRG) from the CA Department of Toxic Substances Control (DTSC) for remediation planning activities for the Baylands.

There are no known constraints that would preclude development of residential units within the plan period.

See further discussion under as they related to land use regulation under Section 4.1.1.3 Other Land Use Controls, Environmental Regulation.

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5-1

5. HOUSING PLAN
The City of Brisbane is a desirable place to live, work, and play for a diversity of people, as shown in Chapter 2, Community Characteristics and Housing Needs. Given the City’s projected housing needs, Brisbane will need to significantly increase its supply of housing while maintaining its existing housing stock and community amenities and services that ensure the City remains a desirable place to live. New housing will need to be affordable to households at all income levels consistent with the RHNA and accessible to households with special needs. The goals, policies, and programs in this chapter support these overarching objectives, while ensuring that the City will meet its statutory obligations to affirmatively further fair housing and facilitate housing production at all income levels.

Chapter 3, Resources and Opportunities, identifies the inventory of sites available for residential development to meet the City’s RHNA. This chapter identifies measures to be taken by the City to meet its RHNA. This chapter also establishes the City’s policies and programs for preserving the City’s existing housing stock, protecting residents from displacement, ensuring fair housing for all households, helping the community adapt as the City grows, and building broad community awareness of housing issues, policies, and resources.

Consistent with Government Code Section 65583(b), this chapter also provides the quantified objectives for the planning period of 2023-2031, or the number of units likely to be constructed, rehabilitated, and preserved by income level during the planning period. The programs and the quantifiable objectives are directly related in that the quantifiable objectives are the City’s best estimate of the number of units in those categories of preservation, rehabilitation and new construction, by income level given the City’s land resources (Chapter 3), governmental and nongovernmental constraints, (Chapter 4), and proposed programs (this chapter).

This chapter includes the following sections:

1. Quantified Objectives: Preservation, rehabilitation, and construction.

2. Goals, policies, and programs.

5.1 QUANTIFIED OBJECTIVES: PRESERVATION, REHABILITATION, AND CONSTRUCTION FOR 2023-2031
The quantified objectives section estimates the number of units likely to be constructed, rehabilitated and preserved by income level during the planning period given the City’s land resources, governmental and non-governmental constraints, proposed programs, and the City’s project pipeline. As shown in the tables below, the City will preserve 25 deed-restricted affordable housing units. A total of 30 sites are estimated as being in need of rehabilitation in the planning period. New construction is primarily anticipated in the Baylands subarea following adoption of the Baylands Specific Plan (see Program 2.A.2), based on the status of that draft Specific Plan, the owner’s active engagement to develop the site, and the fact that the housing will be part of the first phase of development. The City anticipates that the multi-family PAOZ-2 overlay district is likely to be developed within the plan period. Several multi-family and mixed-use pipeline projects are also ATTACHMENT 5
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5. HOUSING PLAN CITY OF BRISBANE 2023-2031 HOUSING ELEMENT 5-2
TABLE 5-1 QUANTIFIED OBJECTIVES FOR CYCLE 6 (2023-2031), HOUSING UNITS BY SITE Preservation Site
Extremely
Low-Income
Very-LowIncomeLowIncomeModerateIncome
Above
ModerateIncomeAffordable
Totals
Visitacion Gardens Senior Housing 0 4 2 8 0 14
20-38 Plumas Street (Habitat for Humanity) 0 5 0 5
15 Glen Park Way (Habitat for Humanity) 0 1 0 1
720 San Bruno Avenue (Habitat for Humanity) 0 1 0 1
1 San Bruno Avenue (City of Brisbane Inclusionary Housing Program) 0 1 1 0 2 313 Swallowtail Court (City of Brisbane First Time Homebuyer Program) 0 1 0 1 343 Mariposa Street (City of Brisbane First Time Homebuyer Program) 0 1 0 1 Misc.- Central Brisbane 305 155 400 230 800 1,090
Totals 305 166 403 241 800 1,273
Rehabilitation Site
Misc.- Citywide 10 10 10 0 0 0
Totals 10 10 10 0 0 0
New Construction Site
Baylands 72 73 82 287 1,286 514
Parkside PAOZ-2 55 54 58 0 0 167
3750-80 Bayshore Boulevard 0 0 2 3 25 5
221 Tulare Street 0 0 0 0 3 0
213 Visitacion Avenue 0 0 0 0 4 0
18 Visitacion Avenue 0 0 0 0 2 0
Southwest Bayshore SCRO-1 30c
Other Infill (Including ADUs)b 6 6 12 12 25 36
Totals 163 133 154 302 1,345 722
a No sites were identified in the sites inventory, but the City will continue to monitor and add sites as appropriate. b Trend-based using building permit data (issued permits) from 2017 to the present in the NCRO-2, R-1, R-2, R-3, and SCRO-1 zoning districts.

C Emergency shelter beds
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5. HOUSING PLAN
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included, as well as a total of 51 infill units based on current zoning and market trends that continue to support the redevelopment of smaller, scattered sites by property owners. An emergency shelter of 30 beds is also included in the objectives for new development for extremely low income, within the SCRO-1 district.

5.2 GOALS, POLICIES, AND PROGRAMS FOR 2023-2031
The City has identified seven goals to guide the Housing Element policies and programs.

1. Affirmatively further fair housing opportunities for all persons.

2. Facilitate and support the production of housing at all income levels, but especially affordable housing.

3. Preserve existing affordable housing.

4. Protect residents from displacement.

5. Increase public awareness of housing programs and resources.

6. Conserve natural resources and reduce greenhouse gas emissions in existing and new residential development.

7. Avoid unreasonable government constraints to the provision of housing.

Goal 1: Affirmatively further fair housing opportunities for all persons.

The City’s goal to affirmatively further fair housing (AFFH) is interwoven throughout all of the City’s housing goals, policies and programs and is closely tied with the goal to engage and educate the community on housing policies and resources for both renters and property owners (Goal 5). The policies and programs contained under this goal specifically address the fair housing issues identified in the City’s Fair Housing Assessment (Appendix C).

Lead
Dept
Funding
Source Program Actions
Implementation
Timeline
Policy 1.A: Actively promote and distribute fair housing information and resources to Brisbane residents and landlords.

CDD General
Fund

1.A.1: Provide referral services to
appropriate agencies by creating a
dedicated webpage specific to fair
housing including resources for residents
who have experienced discrimination,
information about filing fair housing
complaints with HCD or HUD, and
information about protected classes
under the Fair Housing Act. (See also
programs under Goal 5)
Create webpage
Update annually
5/31/2023
Ongoing
CDD General
Fund

1.A.2: Actively distribute information to
Brisbane landlords, residents (particularly
households of color and non-English
speaking households) and businesses,
developers, non-profit housing
developers and other groups about fair
City Star and Chamber
of Commerce
Newsletters
Weekly City News
Blast/City Manager’s
bulk mailing, flyers
At least Annually
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5. HOUSING PLAN CITY OF BRISBANE 2023-2031 HOUSING ELEMENT 5-4
Lead
Dept
Funding
Source Program Actions
Implementation
Timeline
housing resources , including but not
limited to:
▪ Fair housing training for landlords and
tenants through Project Sentinel or
other organizations the City may
partner with during the Housing
Element cycle.
▪ Fair housing programs of other
agencies.
▪ Financial literacy training through
Project Sentinel or other organizations.
▪ Housing counseling services through
Project Sentinel or other organizations.

See Program 5.A.1
Webpage and
handouts
Starting 1/23 and
periodically, as
needed
Q2 2023 and
ongoing
thereafter
CDD General
Fund

1.A.3: Actively distribute information to
Brisbane residents and businesses,
including targeting to households of
color and non-English speaking
households, non-profit housing
developers, housing counseling and
resource organizations, and other groups
about housing opportunities in Brisbane,
including but not limited to:
▪ Newly available housing units for rent
or purchase to moderate- or lowerincome households through the City’s Inclusionary Housing Program, First
Time Homebuyer Program, Habitat for
Humanity resale program, or Bridge
Housing senior rental program, and
any new homebuyer or renter
program that may be established.
during the Housing Element Cycle.
▪ The City’s inventory of potential
housing development sites.

City Star and Chamber
of Commerce
Newsletters
Weekly City News
Blast/City Manager’s
bulk mailing, flyers,
Webpage and
handouts
At least Annually
Starting 1/23 and
periodically, as
needed
Q2 2023
Policy 1.B: Continue to promote equitable housing opportunities.

CDD General
Fund

1.B.1: Develop an affordable housing
siting policy to promote the distribution of
affordable housing equitably across the
City.

Adopt policy 12/31/2025
Policy 1.C: Ensure local fair housing data is up to date.

CDD General
Fund

1.C.1: Coordinate with local service
providers, including but not limited to fair
housing and transit providers, to collect
updated data on fair housing factors
specific to Brisbane maintained by those
providers.

Meet with local service
providers
1/31/2024 and
annually
thereafter
CDD General
Fund

1.C.2: Based on data trends, identify
policy priorities and update Fair Housing
Action Plan.

Incorporate fair housing
data into Capital
Improvement Plan
Update Fair Housing
Action Plan based on
data trends
7/1/2025 and
biennially
thereafter with
adoption of the
CIty budget
12/31/2025 and
biennally
thereafter
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5. HOUSING PLAN
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Goal 2: Facilitate and support the production of housing at all income levels, but especially affordable housing.

This goal addresses the significant need for additional housing across all household income categories. To meet the targets set by the RHNA, the City must facilitate the production of housing through the existing residential and mixed-use zoning districts, as well as complete its planned rezoning of the Baylands subarea through the adoption of a specific plan. The Baylands is designated as a Priority Development Area (PDA) in Plan Bay Area and is ideally located for new residential development both from a City and regional perspective, due to its proximity to and planned enhancements to public transit corridors (Caltrain and San Francisco’s Muni light rail) and easy access to Highway 101.

As noted in Chapter 3 – Resources, in 2022, the property owner submitted a draft specific plan for the Baylands proposing development of 2,200 housing units and up to seven million square feet of commercial development. The City is actively processing the applicant’s specific plan submittal to meet the statutory deadline for rezoning to accommodate its 2023-2031 RHNA and has a motivated applicant in the Baylands property owner. An area of emphasis in the specific plan will be to ensure that a substantial component of lower income and special needs housing units are accommodated within the plan area. A number of other policies and programs provided below address the City’s intent to partner with housing developers to facilitate development of affordable housing throughout Brisbane.

In 2022, the City initiated an Affordable Housing Strategic Plan (AHSP) to identify funding priorities for current affordable housing funds, identify new revenue streams for affordable housing, calibrate the City’s inclusionary housing and density bonus ordinance, and evaluate management options for the City’s current and future affordable housing inventory. The AHSP will be adopted in 2023.

Lead
Dept
Funding
Source Program Actions
Implementation
Timeline
Policy 2.A: Provide zoning for a balance of housing types, sizes (bedrooms), tenure and the inclusion of affordable, senior and special needs dwelling units in multi-family developments consistent with the RHNA.

CDD General
Fund,
developer
fees

2.A.1: Maintain existing residential and
mixed-use zoning to provide adequate
sites to accommodate the 2022-2031
Regional Housing Needs Allocation
Ongoing
maintenance of
existing zoning
Ongoing
CDD General
Fund,
developer
fees

2.A.2: Adopt the Baylands Specific
Plan/Zoning to allow 1,800 to 2,200
housing units by-right, without
discretionary design review, at site
densities of at least 20 units per acre, on
sites accommodating at least 16 units, to
meet the 2023-2031 RHNA, consistent
with the Brisbane General Plan Land Use
Element, in compliance with all aspects
of Government Code Section 65583.2(h)-
(i) The Specific Plan or Developer
Agreement shall contain objective
design standards and shall provide an
Specific Plan
Adoption by City
Council and
certification ,
including approval of
adequate water
supply
1/31/2026
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Lead
Dept
Funding
Source Program Actions
Implementation
Timeline
affordable housing plan. The Specific
Plan or Developer Agreement shall
describe accessible residential design
incorporated into units in proximity to
transit.

CDD General
Fund

2.A.3: Provide annual reports to HCD on
progress made in implementing the
Housing Element programs per
Government Code Section 65400,
including a review for internal
consistency and compliance with
Government Code Sections 65302(d)(3)
and 65302(g)(2) as amended by
Chapter 369, Statutes 207 [AB 162].

Annual Reports to
HCD
Annually
CDD General
Fund

2.A.4: Monitor the adequate sites
inventory to ensure adequate
development capacity will be
maintained throughout the planning
period to accommodate the RHNA per
Government Code Section 65863.

Annual Reports to
HCD
Annually
CDD General
Fund

2.A.5: Study zoning districts where
reduction of minimum lot sizes may be
appropriate to encourage development
of tiny homes, row-homes, bungalows, or
other similar developments; and adopt
new zoning where appropriate.

Study Session at
Planning Commission
Adopt new zoning
12/2026
12/2028
CDD General
Fund

2.A.6.: Adopt implementing ordinance
for ministerial duplex conversions and
single-family lot splits as provided by
Government Code Sections 65852.21
and 66411.7.

Adopt ordinance 12/31/2023
CDD General
Fund

2.A.7: Study zoning amendments to
existing commercial zoning districts at
Sierra Point and Crocker Park, to either
allow or require mixed use buildings.

Study Session at
Planning Commission
Adopt zoning
amendments
12/31/2026
7/30/2029
CDD General
Fund

2.A.8: Update the zoning ordinance to
provide for transitional and supportive
housing in all zoning districts allowing
residential uses and only subject to the
same restrictions as other residential
dwellings in the same zone, and to allow
permanent supportive housing by right in
zones where multifamily and mixed uses
are permitted, pursuant to Government
Code Section 65651.

Adopt ordinance 12/31/30
CDD General
Fund

2.A.9: Facilitate development and
monitor approvals of pipeline projects,
including the number of units
constructed and their affordability levels.

Monitoring and
reporting on pipeline
project status in the
annual Housing
Element Progress
Report
Coordinating with
applicants to
expedite approval of
remaining
entitlements
Supporting funding
applications or
4/1/2024 and
annually thereafter
12/31/2023 and
annually thereafter
in Q4
7/1/2023 and
biennially thereafter
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Lead
Dept
Funding
Source Program Actions
Implementation
Timeline
requests for fee
waivers for eligible
projects
Identifying necessary
rezoning or additional
sites, if necessary,
should pipeline
projects not move
forward
through the budget
adoption process
4/1/2024 and
annually thereafter
CDD General
Fund

2.A.10: Update the ADU ordinance to
comply with current State law.

Adopt updated ADU
ordinance
12/31/2023
Policy 2.B: Provide for development of affordable housing and housing designed for seniors and persons with disabilities (including the developmentally disabled) or other special needs.

CDD General
Fund

2.B.1: Through development of the
Baylands Specific Plan and
implementing development agreements,
identify suitable sites for housing for
seniors, persons with disabilities or other
special needs, and lower-income
households in the Baylands subarea.

Adoption of
Development
Agreement and
Specific Plan
1/31/2026
CDD General
Fund

2.B.2: Amend the zoning ordinance to
permit convalescent homes as a
permitted use in the SCRO-1 District.

Develop objective standards for the
operation and design of such uses and
incorporate into the zoning ordinance.

Ordinance adoption 12/31/27
CDD,
Police
General
Fund

2.B.3: Collaborate with the County of San
Mateo in developing programs to
provide regional shelter and services to
the homeless by participating in the San
Mateo County Continuum of Care and
other regional efforts to provide
homeless shelters, transitional and
supportive housing for homeless
households coordinated by the County.

Meet with San Mateo
County staff to
determine actions
the City can take to
assist homeless
individuals in Brisbane
for the calendar year
Meet with San
Mateo County
Human Services
Agency staff to
determine how the
City can 5-7upport
development of
emergency,
transitional, and
supportive homeless
housing in Brisbane or
in the County for the
calendar year.

Annually in Q1
Annually in Q1
CDD General
Fund

2.B.4: Update the zoning ordinance
allowing for emergency shelters as a
permitted use in the SCRO-1 District from
12 beds to 30 beds, with such use not
subject to discretionary action or to any
development or management standards
that would not apply to other allowed
uses within the zone, except as provided
by Government Code Section
65583(a)(4)(A).

Adopt amended
SCRO-1 zoning
12/31/26
CDD General
Fund

2.B.5: Amend multi-family and mixed-use
zoning districts to allow low barrier
Navigation Centers, as required by
Adopt zoning
amendments
12/31/2026
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5. HOUSING PLAN CITY OF BRISBANE 2023-2031 HOUSING ELEMENT 5-8
Lead
Dept
Funding
Source Program Actions
Implementation
Timeline
Government Code Sections 65660 -
65668 .

CDD General
Fund

2.B.6: Grant priority water and sewer
service to housing with units affordable
to lower-income households in
accordance with adopted City policy,
consistent with State law [Government
Code Section 65589.7 and Water Code
Section 10631.17(a)70].

Priority water and
sewer service for
affordable housing
Ongoing
Policy 2.C: Encourage utilization of the density bonus program to provide housing affordable to extremely low-, very-low- and/or low-income households, including supportive housing for extremely low-income families and larger households.

CDD General
Fund

2.C.1: Amend the density bonus
ordinance to:
▪ Allow greater density bonus and/or
incentives to housing developments
that provide housing units designed
and dedicated for use by large
families with low- to extremely lowincomes.
▪ Be consistent with Government Code
Sections 65915(a) and (g).
▪ Grant a proportionately lower density
bonus and/or incentives for
affordable housing projects that do
not qualify under Government Code
Section 65915 due to their small size or
other limitations.
▪ Grant a density bonus and/or other
incentives greater than required for
projects that meet or exceed the
qualifications for a density bonus.

Adopt amended
density bonus
ordinance
12/31/2023
Policy 2.D: Reduce construction costs for affordable or special needs housing.

CDD Low/
Moderate
Income
Housing
Fund

2.D.1: Evaluate methods to subsidize the
cost of affordable or special needs
housing development, including ADUs,
including but not limited to:
▪ Fee reductions or waivers.
▪ Direct subsidies in the form of predevelopment or construction grants. ▪ Land donation.

Adopt as part of
Affordable Housing
Strategic Plan (AHSP;
see Program 2.E.1)
Implement cost
subsidy strategies per
the adopted AHSP
and conduct regular
outreach to service
providers and
nonprofit developers
6/30/2023
Annually in Q1 and
ongoing
CDD City Funds 2.D.2: To encourage development of
ADUs and junior ADUs:
a. Explore the potential to implement a
loan program for ADU and JADU
construction through the Affordable
Housing Strategic Plan (see Program

2.E.1). If a City-funded loan program is
determined to be infeasible,
cooperate with 21 Elements to
develop regional loan program (See
program 2.E.2)
b. Continue to fund the 21 Elements
regional consortium and support its
programs that offer technical
Adopt the AHSP
Implement
ADU/JADU subsidy
strategies per the
adopted AHSP and
conduct regular
outreach to property
owners
Fund 21 Elements and
support development
of a multijurisdictional
6/30/2023
Annually in Q1
starting 2024 and
ongoing
Ongoingas new
programs are
implemented and
annually thereafter
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Lead
Dept
Funding
Source Program Actions
Implementation
Timeline
assistance to homeowners to reduce
financial, architectural, and
technological barriers to ADU/JADU
design and construction.
c. As these programs are implemented,
publicize the changes to encourage
the development of ADUs andJADUs
using methods described in Programs

5.A.1 and 5.A.3.
d. Promote the availability of CalHFA
ADU Grant program,
Countywide ADU
resource center
Public outreach
Policy 2.E: Seek private and public funding sources for affordable housing construction.

CDD Low/
Moderate
Income
Housing
Fund

2.E.1: Adopt and implement an
Affordable Housing Strategic Plan (AHSP)
that includes the following components:
a. Identifies programmatic funding
goals, objectives, and priorities for the
City’s current affordable housing fund
balance.
b. Evaluates and prioritizes new ongoing
revenue streams for affordable
housing development.
c. Evaluates preferences for current
Brisbane residents in new special
needs and affordable housing.
d. Community engagement of
stakeholders, including landowners,
affordable housing developers, and
lower-income households in Brisbane
and San Mateo County to identify
opportunities for affordable housing
development..

Adopt AHSP
Implement AHSP
strategies
Ongoing community
engagement with
stakeholders
6/30/23
Annually beginning
7/1/2023 and
ongoing thereafter
as part of the
biennial budget
adoption process
Annually in Q1
CDD Low/
Moderate
Income
Housing
Fund

2.E.2: Participate in potential regional
forgivable loan program for homeowners
to construct an ADU that is held
affordable for extremely low-income
households for 15 years. Market to
Brisbane property owners through
Program 1.A.3.

Discuss and identify
options for loan
program
development with 21
Elements and HEART
1/31/2025
CDD Low/
Moderate
Income
Housing
Fund,
CalHome
Grant
Funds

2.E.3: In the absence of a regional ADU
loan program, evaluate the feasibility
and impact of developing a City ADU
construction loan program with funding
supplemented by CalHome funding
annually or as notices of funding
availability are released.

Adopt AHSP
Implement AHSP
funding strategies
6/30/2023
7/1/2023 and
ongoing thereafter
with the biennial
budget adoption
process
CDD City Funds 2.E.4: Update the Inclusionary Housing
Ordinance to comply with current State
law and consider in-lieu fee alternatives
for for-sale developments that may
provide additional affordable housing
revenue to the City.

Adopt and/or
implement AHSP
Adopt revised
inclusionary housing
ordinance
6/30/2023
1/31/24
CDD City Funds 2.E.5: Adopt an ordinance establishing
and imposing a nexus fee applicable to
new commercial development to fund
affordable housing development
consistent with the Affordable Housing
Strategic Plan.

Adopt and/or
implement AHSP
Adopt ordinance
and fee amounts
6/30/2023
12/31/23
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5. HOUSING PLAN CITY OF BRISBANE 2023-2031 HOUSING ELEMENT 5-10
Lead
Dept
Funding
Source Program Actions
Implementation
Timeline
CDD City Funds 2.E.6: Study the potential to develop
vacant or underutilized City-owned sites
for affordable and/or special needs
housing with nonprofit housing
developers, HEART, HIP Housing, and
other partners.

Complete study and
present to City
Council for action
1/31/25
Policy 2.F: Facilitate the development of affordable housing.

CDD City Funds 2.F.1: Outreach to property owners within the PAOZ-1 and PAOZ-2 overlay districts
to encourage private redevelopment of
existing developed sites in the Parkside
PAOZ-1 and 2 housing overlays and the
SCRO-1 District and connect interested
property owners with affordable housing
developers.

Direct contact (mail,
email and/or phone)
to property owners
Annually, Q1
CDD City Funds 2.F.2: Develop an ongoing relationship
with nonprofit housing development
corporations in order to take advantage
of opportunities to create affordable
housing in Brisbane in high resource
areas.

Direct contact (mail,
email and/or phone)
with nonprofit housing
developers
Annually, Q1
CDD Low/
Moderate
Income
Housing
Fund

2.F.3: Through the Affordable Housing
Strategic Plan, evaluate potential to
acquire vacant sites and
underdeveloped properties in order to
assemble standard building sites to land
bank for future affordable housing
projects.

Adopt AHSP
Annually review and
update AHSP to
reflect available
opportunities to
acquire sites based
on anticipated funds
6/30/2023
Beginning 7/1/2023
and ongoing
thereafter with the
biennial budget
adoption process
CDD General
Fund, Low/
Moderate
Income
Housing
Fund

2.F.4: Through the AHSP, establish how
City funding sources will be used to
subsidize development costs in
residential and mixed-use projects to
encourage inclusion of more affordable
housing units than required by the City’s
Inclusionary Housing Ordinance. (See
Program 2.E.1)
Adopt AHSP
Implement AHSP
strategies regarding
development
subsidies
6/30/2023
Beginning 7/1/2023
and ongoing
thereafter with the
biennial budget
adoption process
CDD General
fund

2.F.5: Evaluate City fee schedules for
processing development applications.

Adjust annually
based on
development
processing direct
costs
Annually
CDD General
fund

2.F.6: Through the annual progress report
in Housing Element implementation
submitted annually to HCD, monitor ADU
production to ensure construction
targets are in line with assumptions in
Table 5-1. If production is not in line with
assumptions, incentivize ADU production
via implementation of programs 2.D.2,

2.E.2, and 2.E.3,
Monitor and report
ADU production in
the Annual Progress
Report to HCD
Annually
CDD General
Fund

2.F.7: Assist in the development of
housing for extremely-low income
households.

Adopt priority
processing
procedures for ELI
housing
Grant fee waivers or
deferrals for ELI
housing
12/31/2025
12/31/2027
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5. HOUSING PLAN
5-11
Lead
Dept
Funding
Source Program Actions
Implementation
Timeline
Grant concessions
and incentives for ELI
housing
Support funding
applications for ELI
housing
Outreach and
coordinate with
affordable housing
developers for ELI
housing
12/31/2027
12/31/2029
12/31/2024 and
annually thereafter
in Q4
Policy 2.G: Encourage utilization of the density transfer and clustered development programs in the ResidentialBrisbane Acres zoning district.

CDD General
Fund

2.G.1: Study potential updates to the
Residential-Brisbane Acres (R-BA) zoning
district density transfer program to
expand allowable “receiving” sites to
include sites in other residentially or
mixed-use zoned districts in the City to
facilitate preservation of privately owned
parcels in the R-BA zoning district and
allow development rights to be
transferred to parcels with access to
existing infrastructure and lesser habitat
value.

Complete study to
determine
appropriate districts
to expand
“receiving” site
designation
Determine next steps
based on results of
study
12/31/2025
Goal 3: Preserve existing affordable housing.

As the City continues to grow, it is important to maintain and preserve existing affordable housing that is deed restricted as well as non-deed restricted housing that is naturally affordable to moderate- and to low-income households. This goal is closely related to Goal 5 of protecting residents from displacement. The City’s primary preservation target will be to renew the ground lease with Bridge Housing for the senior housing complex at 2 Visitacion Avenue (Visitacion Gardens). The City will identify and utilize other funding sources in the preservation of existing naturally affordable housing through supporting organizations that provide homeowner financial literacy training, foreclosure counseling, homesharing assistance, and rehabilitation programs.

Lead
Dept
Funding
Source Program Actions
Implementation
Timeline
Policy 3.A: Preserve existing affordable housing units.

CDD Low/
Moderate
Income
Housing
Fund

3.A.1: Implement affordable housing
preservation and management policies
identified in the Affordable Housing
Strategic Plan (AHSP), including but not
limited to the following:
a. Establishing an early warning/
monitoring system for deed-restricted
Adopt AHSP
Implement antidisplacement strategies
per adopted AHSP
6/30/2023
Annually
beginning
7/1/2023 and
ongoing
thereafter
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5. HOUSING PLAN CITY OF BRISBANE 2023-2031 HOUSING ELEMENT 5-12
Lead
Dept
Funding
Source Program Actions
Implementation
Timeline
units at risk of conversion to marketrate.
b. Allocation of potential funding
sources to organizations providing
homeowner financial literacy training,
foreclosure counseling, homesharing
matching and facilitation, and
rehabilitation programs for naturally
affordable housing.
c. Providing for tenant education and
assistance.
through the
biennial budget
adoption process
CDD General
Fund

3.A.2: Renew the ground lease with
Bridge Housing Corporation for the
Visitacion Garden senior apartments for
an additional 30 years or other
timeframe mutually agreeable to Bridge
Housing and the City of Brisbane.

Renew ground lease
with Bridge Housing
1/31/2028
CDD General
Fund

3.A.3: Survey rental rates for permitted
accessory dwelling units to ensure their
affordability to lower-income households
at the ratios assumed in the Housing
Element sites inventory (Chapter 3).

If survey results show that ADUs are being
rented at levels that are not affordable
to low-income households at the ratios
assumed in the Housing Element, the City
will provide targeted outreach to
homeowners regarding tenant
placement assistance provided by HIP
Housing (see program 4.A.9)
Annual ADU rent survey
Connect ADU
homeowners with HIP
Housing staff
Annually, Q1
As needed based
on results of
annual rent survey
CDD,
City
Manage
r’s
Office
HUD Grant
Funds

3.A.4: Program earmarked Federal grant
funds received in FY 2021-2022 to provide
financial assistance in the form of loans
or grants to retrofit existing units for lowincome and special needs households.

Adopt program funding
guidelines
Start issuing
loans/grants
12/31/23
2/24
CDD General
Fund

3.A.5: Amend zoning ordinance to
require one-to-one replacement of
deed-restricted affordable housing units
converted to market-rates.

Adopt zoning
amendments
12/31/2026
Policy 3.B: Increase participation in Housing Choice Voucher and other rental assistance programs.

CDD General
Fund

3.B.1: Develop and implement an
education/outreach campaign
targeting landlords/managers on renting
to people with Housing Choice
Vouchers.

See Program 5.A.1
Launch campaign 1/31/2024 and
annually
thereafter
Goal 4: Protect residents from displacement.

As the City continues to grow and evolve, avoiding gentrification and displacement of lower-income residents is a priority. The policies and programs provided below address partnerships with organizations such as Project Sentinel and other non-profit groups and tapping into other government resources to provide financial assistance, counseling and other resources to help residents maintain and retain their housing. The AHSP identifies funding priorities for programs to ATTACHMENT 5
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5. HOUSING PLAN
5-13
protect lower-income residents from displacement. This goal is closely related to Goal 4 of preserving affordable housing.

Lead
Dept
Funding
Source Program Actions
Implementation
Timeline
Policy 4.A: Protect existing residents from displacement.

CDD Low/
Moderate
Income
Housing
Fund

4.A.1: Adopt and implement antidisplacement programs in the AHSP, such as:
a. Rental assistance program
b. Preferences for current Brisbane
residents for new affordable housing
development
c. First Time Homebuyer program
Adopt or implement
AHSP
6/30/2023
CDD Low/
Moderate
Income
Housing
Fund

4.A.2: Support Project Sentinel’s program
to provide counseling to older
homeowners on home equity conversion
opportunities.

Partner with Project
Sentinel
Biennially with budget
starting 6/2023
CDD City Funds 4.A.3: Partner with Project Sentinel or
another qualified non-profit organization
to perform fair housing training for
landlords and tenants, and to provide
training on financial literacy and housing
counseling services for tenants. Focus
training efforts on race-based
discrimination and reasonable
accommodations.

Develop agreement
and schedule for at
least annual trainings
with qualified
consultant
1/31/24
CDD City Funds 4.A.4: Create a complaint referral form
accessible via the City website for fair
housing complaints to be submitted
securely and forwarded by City staff to
the appropriate State or Federal
agencies.

Create complaint
referral form
1/31/2024
CDD Low/
Moderate
Income
Housing
Fund

4.A.5: Engage with qualified non-profit
organizations to convene a discussion
with Black, Indigenous and People of
Color households who are experiencing
comparatively high rates of cost burden
to discuss and identify solutions for relief.

Develop agreement
and schedule with
qualified consultant
1/31/2024
CDD City Funds 4.A.7: Consider residential rent control provisions consistent with the provisions of
the Costa-Hawkins Act and any other
applicable State law.

City Council study
session
12/2026
CDD Low/
Moderate
Income
Housing
Fund

4.A.8: Continue to fund the regional
down payment assistance program with
affirmative marketing to households with
disproportionate housing needs including
Black/African American and
Hispanic/Latinx households through San
Mateo Housing Endowment and
Regional Trust (HEART).

Fund HEART Biennially with
adoption of the City
budget.

CDD General
Fund

4.A.9: Support the Human Investment
Program (HIP)’s shared housing program
which helps find suitable housing for the
elderly, single-parent families and
persons with special needs, through
annual financial support. See
Program 1.A.1.

Fund HIP annually Annually or with City
budget adoption
CDD General
Fund

4.A.10: Study ordinance to require
government notification for all eviction
Study session at City
Council
12/31/2028
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5. HOUSING PLAN CITY OF BRISBANE 2023-2031 HOUSING ELEMENT 5-14
Lead
Dept
Funding
Source Program Actions
Implementation
Timeline
notices and rent increases above a
certain level.

CDD General
Fund

4.A.11: Amend inclusionary housing
ordinance to extend timeframe of
affordability covenants on new
affordable housing development
Adopt ordinance 1/31/2025
CDD General
Fund

4.A.12: Implement the City’s short term
rental ordinance to prohibit conversion
of housing units to short term residential
rentals of less than 30 days.

Implement Ordinance
655
Ongoing
CDD,
DPW
General
Fund

4.A.13: Amend the Safety and
Conservation Elements of the General
Plan to include analysis and policies
regarding flood hazard management
information and climate adaptation and
resiliency, ground water recharge and
storm water management, per
Government Code Sections 65302(d)
and 65302(g), and check all elements for
consistency with the Housing Element.

Amended Safety and
Conservation Elements
1/31/2027
DPW General
Fund

4.A.14: Continue to develop master
plans to maintain and upgrade public
infrastructure in residential
neighborhoods. Seek grants and other
special funds to supplement utility and
gas tax funds to implement improvement
projects
Ongoing, as identified
with Annual Budget
Ongoing
CDD General
Fund

4.A.15 Adopt a just cause eviction
ordinance to project renters from
arbitrary and unjustified evictions.

Adopt Ordinance 12/31/2024
Policy 4.B: Facilitate rehabilitation of substandard residential structures and where feasible maintain their affordability to very-low-, low- and moderate- income households.

CDD City Funds 4.B.1: Collaborate with the County of San Mateo and other agencies with verylow-, low- and moderate-income Housing Repair and Home Rehabilitation
Loan Programs to expand the scope and
eligibility for assistance.

Expanded eligibility for
County rehab and
repair programs
12/31/2024
CDD City Funds 4.B.2: Implement preservation policies
identified in the Affordable Housing
Strategic Plan, including but not limited
to the following:
a. Funding existing Countywide
rehabilitation and repair programs.
b. Establishing City-funded rehabilitation
and repair program.

Adopt AHSP
Implement preservation
strategies
6/30/2023\
Starting 7/1/2023 and
ongoing thereafter
through the biennial
budget adoption
process
Policy 4.C: Continue to discourage the conversion of existing apartment buildings to condominiums or cooperatives and conversion of the mobile home park to other uses.

CDD N/A 4.C.1: Maintain Zoning Ordinance
standards for condominium conversions
of existing rental units consistent with
current State law.

Maintain current zoning
ordinance
Ongoing
CDD N/A 4.C.2: Maintain the R-MHP Residential
Mobile Home Park District zoning to
retain the mobile home housing stock.

Maintain current zoning Ongoing
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5. HOUSING PLAN
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Goal 5: Increase public awareness of housing programs and resources.

To achieve the City’s housing goals outlined above, and increase their effectiveness, the City’s first goal is to increase public access to and awareness of the City’s housing policies and programs.

Engagement efforts will target current residents (homeowners and renters), landlords and property owners, and developers primarily via the City’s website and social media platforms, as well as traditional means, such as paper handouts at City Hall and the Library, monthly and quarterly Citywide newsletters mailed to all homeowners and businesses, and in person engagement at annual community events. To reach a diversity of people, the City will provide information in more than one language for both online and paper resources.

Lead
Dept
Funding
Source Program Actions
Implementation
Timeline
Policy 5.A: Engage the community and provide public information on housing issues and resources.

CDD General
Fund

5.A.1: Update and maintain the
City’s Housing issues webpage and
handouts at City Hall to provide a
housing resources clearinghouse
regarding:
a. The need for new and diverse
housing in Brisbane, especially
affordable housing.
b. Links to City regulations
regarding accessory dwelling
units and resources for ADU
construction and tenant
matching.
c. Countywide housing resource
links, including, but not limited
to, the Housing Choice Voucher
rent subsidy program and
Countywide affordable rental
housing listings.
d. Renter/landlord dispute
information.
e. Affordable housing availability in
Brisbane (see also program

1.A.1).
f. Information on housing
rehabilitation programs and
assistance resources.
g. Resources on conservation and
energy efficiency to reduce
home ownership costs and
impacts on the environment.
h. AFFH information and resources
for tenants and landlords (see
programs under Goal 1).
i. Homesharing resources
provided by the Human
Investment Project (HIP) for both
homeowners and homeseekers
(see program under Goal 2).
j. Basic housing safety and
sanitation requirements, such as
fire extinguishers and smoke
detectors, and best practices to
Create webpage
and Update
Update physical
handouts, to be
provided at City Hall
and the Library
Provide information
at a Planning Dept.
booth at the City’s
Annual Day in the
Park
5/31/2023
5/31/2023
Annually in
October
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Lead
Dept
Funding
Source Program Actions
Implementation
Timeline
ensure longevity of older
housing units.
k. Home energy conservation
programs and the financial
benefits of energy conservation.

CDD General
Fund

5.A.2: Encourage housing
developers to participate in
available affordable housing
programs sponsored by other
governmental agencies, such as:
a. Mortgage Credit Certificate
Programs with the State of
California.
b. State and Federal
Homeownership Assistance
Programs.
c. State Multifamily Housing
Program.
d. Other programs as they
become available.

Outreach to
developers of
projects submitted
for discretionary
review
Annually/ as
applications are
received
CDD General
Fund

5.A.3: Translate all community
engagement materials into
Chinese, the predominant nonEnglish language spoken by Brisbane residents. Consider on a
case-by-case basis translation to
other languages and regularly
revisit data on commonly spoken
non-English languages in the City
to ensure community engagement
materials are accessible to the
widest possible audience.

Translate hard copy
handouts into
Chinese
Continue to provide
automated
translation on City
website
Revisit data on
commonly spoken
non-English
languages in
Brisbane
12/31/2024
Ongoing
12/31/2028
CDD General
Fund

5.A.4: Actively publicize and
encourage the use of City, County,
State and Federal programs for
low-interest rehabilitation loans by
owners of older residential units.

Develop and
implement outreach
strategy for City
rehabilitation grant
program and others
12/31/2025 and
annually
thereafter in Q4
CDD General
Fund

5.A.5: Distribute HIP Housing
homeshare program information to
property owners upon building
permit issuance and/or certificate
of occupancy for ADU and JADUs.

Distribute flyer at
permit issuance and
occupancy
Ongoing
CDD, City
Manager’s
Office/
Administration
General
Fund

5.A.6: Facilitate connections
between HIP Housing and local
community groups, including the
Lions Club, Brisbane Village Helping
Hands, Homeowner’s Associations,
and others to create opportunity to
share homesharing program
information with homeowners and
residents.

Connect HIP Housing
staff with local
community group
leaders
Q1 of 2023, 2025,
2027, 2029, and
2031
CDD, City
Manager’s
Office/
Administration
General
Fund

5.A.7: Share anticipated schedule
of City-led community events with
HIP Housing, Project Sentinel, and
other housing assistance
organizations to ensure their
participation and foster direct
connections with community
members.

Share community
calendar
Q1 annually
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5. HOUSING PLAN
5-17
Lead
Dept
Funding
Source Program Actions
Implementation
Timeline
CDD General
Fund

5.A.8: Collect homesharing
program data for Brisbane
homeseekers and home providers
from HIP Housing.

Current homesharing
data
Q4 annually
CDD General
Fund

5.A.9 Establish a stakeholder
committee to advise the City on
additional methods to engage all
segments of the community,
especially lower income and
special needs households, on
housing issues through the plan
period.

Identify stakeholders
and establish
committee
Engage with
committee
Q1 2024
Ongoing
Policy 5.B: Promote development of centralized Countywide below market rate for-sale database and application.

CDD General
Fund

5.B.1: Engage with 21 Elements staff
to promote development of a
Countywide system that supports
the management of for-sale BMR
units, including their listing and sale.

Engage with 21
Elements staff
1/31/2024
Goal 6: Conserve natural resources and reduce greenhouse gas emissions in existing and new residential development.

Conservation of natural resources and reduction of greenhouse gas emissions continue to be of paramount importance to the City. The policies and programs under this goal are intended to support sustainable development and development patterns, and to reduce long-term costs to residents, as proper design and development will yield financial benefits through the lifecycle of the building.

Lead
Dept
Funding
Source Program Actions
Implementation
Timeline
Policy 6.A: Promote sustainable residential development that conserves natural resources and reduces greenhouse gas emissions.

CDD General
Fund

6.A.1: Periodically review and update the
City’s building reach code ordinances to
exceed the minimum State standards for
energy efficiency and on-site renewable
energy generation .

Adopt reach codes
with California building
code updates
Triennially,
beginning
1/1/2023
CDD General
Fund,
grant
funds

6.A.2: Pursue regional, State, and Federal
funding for programs to increase the
energy efficiency of existing homes, to
assist affordable housing developers in
incorporating energy efficient designs
and features, and to increase the
production of renewable energy in
residential development.

Evaluate potential
funding sources
Annually, Q1
CDD,
DPW
(Utilities)
General
Fund

6.A.3: Develop and implement programs
that assist very-low-, low-, and moderateincome households manage their utility costs, such as providing low-flow and
other water or energy conserving
appliances available to very-low-, lowand moderate-income households, such as BAYREN’s Water Upgrade $aves
Program, and training and counseling on
Develop programs
Identify funding goals
and implement
12/31/2024
12/31/2024
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5. HOUSING PLAN CITY OF BRISBANE 2023-2031 HOUSING ELEMENT 5-18
Lead
Dept
Funding
Source Program Actions
Implementation
Timeline
water conservation measures in
landscape design.

CDD,
DPW
(Stormwater)
General
Fund

6.A.4: Consistent with the City’s Green
Infrastructure Plan and Section C.3 of the
Municipal Regional Stormwater Permit
(MRP), require new residential
development to retain and treat
stormwater from the site and adjacent
rights-of-way.

Require compliance
with Green
Infrastructure and MRP
Ongoing
CDD,
DPW
(Sustainability)
General
Fund

6.A.5: Study potential updates to the
zoning ordinance to reduce parking
requirements for residential
developments that provide and/or
promote alternative modes of
transportation for residents, such as
prepaid transit fare cards, rideshare app
credits, prepaid memberships to ondemand car rental on-site (e.g., ZipCar), or are in close proximity to high quality
transit corridor as defined by Public
Resources Code Section 21155.

Study session at the
Planning Commission
12/31/2026
Policy 6.B: Participate in regional efforts to reduce greenhouse gas emissions.

CDD General
Fund

6.B.1: Collaborate with the San Mateo
County Congestion Management
Agency (C/CAG) to develop a
transportation demand management
(TDM) policy applicable to new
development.

Adopt TDM policy 6/30/2023
CDD General
Fund

6.B.2: Cooperate with the Association of
Bay Area Governments and
Metropolitan Transportation Commission
to implement Plan Bay Area 2050.

Implement Plan Bay
Area 2050
Ongoing
Goal 7: Avoid unreasonable government constraints to the provision of housing.

Brisbane is committed to reducing constraints to the provision of housing, whether new development, added ADUs, additions or remodels. In 2021, the City Council adopted a Technology Master Plan that programs significant funds to upgrading Community Development Department permitting software as well as enhancing the City’s Geographic Information Systems (GIS). In 2022, the City launched a process engineering study for planning entitlement and building permit processes to map these processes and identify how upgraded permitting systems and modified City procedures can streamline and expedite project reviews. The City has recently adopted objective design standards for housing development projects and hired contract planning staff to enhance the City’s capacity to process planning entitlement applications. The programs below address these significant programs and the City’s commitment to streamline permitting to save applicants both time and money.

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5. HOUSING PLAN
5-19
Lead
Dept
Funding
Source Program Actions
Implementation
Timeline
Policy 7.A: Improve the development review and approval process.

CDD General
Fund

7.A.1: Continue to evaluate and
implement changes to the zoning
ordinance and permitting process to
simplify and streamline approval of
projects that meet the City’s housing
goals. (See Program 7.A.4)
Evaluate zoning
ordinance
Evaluate permitting
process
Annually, Q4
Annually following
implementation
of process
improvement
study
CDD General
Fund

7.A.2: Amend the NCRO-2 district
regulations to adopt objective design
standards for mixed-use residential
development.

Objective design
standards for NCRO-2
5/31/2025
CDD General
Fund

7.A.3: Continue to allow ministerial
approval by the Community Development Director, subject to a minimal fee, of exceptions to the Zoning Ordinance
for reasonable accommodation for
housing for persons with disabilities per
Government Code Section 65583(c)(3).
(Ordinance 558 adopted April 2011)
Process reasonable
accommodation
requests
Ongoing
CDD General
Fund

7.A.4: Implement the 2022 process
improvement study recommendations
for citywide permitting improvements to
reduce permit processing times and
better coordinate interdepartmental
review of housing development projects.

Implement permitting
process improvements
12/31/2023
CDD General
Fund

7.A.5: Evaluate City staffing levels relative
to capacity for processing development
applications. Continue to utilize contract
planning staff to increase the City’s
capacity to process planning entitlement
applications as needed and as budget
allows.

Evaluate Community
Development
Department staffing
levels relative to permit
processing capacity
Annually, Q1
CDD General
Fund

7.A.6: Consider joining with other cities in
San Mateo County to share housing staff
to support management of the City’s
below market rate housing inventory.

Participate in
Countywide discussions
convened by 21
Elements
Ongoing
CDD,
DPW,
PD,
NCFA
General
Fund

7.A.7: Continue to offer pre-application
development consultation with planning,
building, public works, police, and fire
staff.

Pre-application
consultations
Ongoing
CDD General
Fund

7.A.8: Deliver the Housing Element, with a
cover letter noting the City’s share of the
regional housing need, to the San
Francisco Public Utilities Commission, the
City of Brisbane’s water and sewer
provider, immediately upon adoption.

Send any future Housing Element
updates or amendments within 1 month
of adoption.

Deliver adopted
Housing Element to
water/sewer provider
1/31/2023
CDD General
Fund

7.A.9: Provide updated zoning,
development standards and fees on the
City’s website in compliance with all
applicable Government Code
regulations.

Update website 12/31/2023 and
annually
thereafter in Q1
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A-1
APPENDIX A - Evaluation of 2015-2022 Housing Element
This Appendix contains the following sections and evaluation matrices:

1. Introduction

2. Achievements

3. Challenges

4. Opportunities Ahead
• Table A.1 2015-2022 Quantified Objectives Evaluation
• Table A.2 2015-2022 Building Permits Issued
• Table A.3 2015-2022 Goals and Policies Evaluation
• Table A.4 2015-2022 Programs Evaluation

1. Introduction
The update of our housing element provides an opportunity to reflect on past achievements and challenges and identify what is working and what is getting in the way of meeting Brisbane’s housing needs. The following summary highlights key accomplishments and challenges from the previous housing element’s planning period (2015 to 2022). This information will help ensure that the updated 2023-2031 Housing Element builds on success, responds to lessons learned and positions us to better achieve our community’s housing priorities.

An outline of quantified objectives, in terms of housing units preserved, rehabilitated, or developed, and a more detailed program-by-program review of progress and performance is in Tables A.1, A.2, A.3 and A.4 in this Appendix.

2. Achievements
Reflecting on implementation of the 2015-2022 Housing Element over the past eight years, the City has made significant achievements:
➢ Ballot Measure JJ & General Plan Amendment for the Baylands: The Baylands subarea consists of the approximately 570 upland acres that makes up most of the northeastern area of the City. It’s generally bordered on the west by Bayshore Boulevard, east by U.S. Hwy. 101, south by the Brisbane Lagoon and north by the City and County of San Francisco. It’s a “brownfields” site that holds the promise of being redeveloped into a new sustainable neighborhood, including up to 2,200 units of housing in its northwest quadrant. The City has designated it as a priority development area (PDA) in Plan Bay Area. The subarea includes Caltrain’s Bayshore Station in its northwest quadrant, and is in immediate proximity to San Francisco’s Third Street Muni Light Rail station located along Bayshore Boulevard at the San Francisco/Brisbane border. The Baylands will serve as both a future employment and residential growth area for Brisbane.

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Many years of community input, public hearings, and deliberations by the Planning Commission and City Council ultimately led to a General Plan Amendment being put to the Brisbane voters in the form of Ballot Measure JJ in November 2018. Voters in Brisbane approved Measure JJ, which:
✓ Allows for a range of 1,800 – 2,200 residential units in the northwest quadrant of the site. ✓ Allows for up to 7 million square feet of new commercial development. ✓ Requires the developer to prepare a Specific Plan implementing the land use program and addressing the following policy issues:
o Ensure the site is remediated to safely accommodate residential uses; o Secure an adequate water supply;
o Ensure that development is revenue-positive for the City; o Incorporate sustainability principles including reduction in vehicle miles traveled;
o Protect/restore habitat and historic resources; and
o Address long-term sea level rise and flood protection.

Consistent with Measure JJ, in 2018, General Plan Amendment Case No. GPA-1-19 was adopted by City Council. In the Spring of 2022, the property owner submitted a draft Specific Plan calling for development in line with Measure JJ’s provisions, including 2,200 housing units. The draft Specific Plan will undergo environmental review under CEQA and will be considered by the Planning Commission and City Council. The Specific Plan, which will provide the zoning to allow for development of residential and commercial land uses on the Baylands, will be adopted during the first three years of the 2023-2031 Housing Element cycle and will accommodate much of the City’s RHNA.
➢ Parkside Plan Zoning: The Parkside at Brisbane Village Precise Plan was adopted in 2017, the culmination of a successful community engagement process to envision a new residential neighborhood in Brisbane to accommodate the City’s 2007-2014 RHNA shortfall. The Parkside Plan establishes two housing overlay zoning districts on properties within the Crocker Industrial Park conveniently located to community amenities (like the Community Park and Community Garden), downtown shops and restaurants, and existing residential neighborhoods. The overlay zoning allows for a minimum of 240 residential units in properties that are currently privately owned and developed with occupied warehouses, light manufacturing and office uses. The City has discussed redevelopment of these sites under the overlay zones with housing developers and believes that there continues to be strong potential and interest for the current uses to be redeveloped towards residential uses.
➢ Adoption of Objective Design Standards: The City secured a State planning grant under SB 2 to update the City’s zoning regulations and procedures relative to the design of residential developments to adopt objective design standards and allow housing by-right in certain mixeduse zoning districts. Objective standards are standards that anyone can read and know how to interpret and apply, and their implementation will eliminate the uncertainty inherent to a subjective design review process. The City Council adopted objective residential design standards in May 2022 via Ordinance 669.
➢ Building Rehabilitation: Brisbane made progress on rehabilitating buildings, an area of emphasis in prior Housing Element cycles that continues to be an important way of maintaining a safe housing stock. For example, at 34 Visitacion Avenue, the City abated building code ATTACHMENT 5
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violations in an aging building that was not meeting health and safety requirements, facilitating its renovation in the hands of a new owner and retaining 20 housing units. ➢ Rental Assistance: During the COVID-19 pandemic, in 2021 the City launched a rental assistance program for low-income households unable to pay rent due to job loss or health impacts stemming from COVID-19.
➢ Accessory Dwelling Units: The City has made progress in adding accessory dwelling units (ADUs); 29 ADUs were constructed between 2015 and 2022, more than the combined total of primary dwelling units during the same period. This is a direct result of new ADU and junior ADUs regulations adoption in 2019 and 2020, which, among other things, eliminated the parking requirements for these types of units and eliminated minimum lot size requirements to encourage their development.

3. Challenges
While much has been accomplished, there is still much to work on. Some of the challenges that have kept the City from achieving all of our housing goals include:
➢ Maintaining Community Identity: We don’t always agree on the solutions to our housing needs. We need to find ways to balance maintaining our community’s identity with a pressing need for housing. While there has been opposition to developments higher than four stories, these are the kinds of projects that make affordable housing more economically viable. ➢ Affordability: High development costs make building affordable housing difficult. The City is developing a strategy to make the best use of its limited affordable housing funds. We had conversations with non-profit developers to make use of the City’s surplus properties. However, the small size or the location and geographical conditions of our properties make development more expensive, and the amount of subsidy required to make this feasible is significant. ➢ COVID-19 Impacts: COVID-19 slowed down housing development and increased housing demand. The uncertainty in the market created by the pandemic hindered the normal construction rates. In addition, it has served to further drive-up housing demand and homeownership costs by focusing those who are able on working from home instead of the office place or job site.
➢ New Construction/Production: 52 new housing units were built between 2015 and the first quarter of 2022, with 58% of the newly constructed units considered below market rate (see table A.4). However, this was short of our housing needs target (RHNA) by 324 units. When excluding the 2007-2014 RHNA carryover, the City was still 31 units short. The shortfall of units, especially in the very low- and low-income category, was due to the limited number of available suitable sites for affordable housing development. While demand for housing was high, rents and sales prices for above market rate units were comparatively more economically viable and more likely to be delivered by the market.

4. Opportunities Ahead
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The City has already set into motion several strategies to advance the production, preservation, and rehabilitation of housing for all income levels during the 2023-2031 Housing Element cycle, based on existing work efforts development trends, and lessons learned from the 2015-2022 Housing Element:
➢ Affordable Housing Strategic Plan: The City is developing a comprehensive strategy for affordable housing, including programming its approximately $4 million low and moderate income housing fund balance in programs that will have the maximum impact on affordable housing preservation, rehabilitation and development. The Plan will also evaluate new revenue sources to ensure an ongoing source of revenue for affordable housing in the absence of redevelopment, such as commercial linkage fees. This strategy will engage the community to make sure the Plan reflects community values and goals in providing affordable housing. ➢ Continued Emphasis on ADUs: ADUs are a promising solution for appropriately scaled infill development in Brisbane. With recent changes in State law and our local ordinance, Brisbane expects to see continued and increased interest in creating new ADUs from homeowners. See the discussion of ADUs in the “Encouraging Housing Production” section of Chapter 3 of the 2023-2031 Housing Element.
➢ Inclusionary Ordinance Update: Amendments to the City’s inclusionary ordinance are underway to facilitate development of affordable housing. The Inclusionary Housing Ordinance is being updated to add additional flexibility and alternatives to compliance with the ordinance to achieve the City’s affordable housing goals while allowing developers some flexibility, including adopting in-lieu fees. See the discussion of inclusionary housing in the “Encouraging Housing Production” section of Chapter 3.
➢ Key New Housing Sites: As Brisbane looks to meeting future housing needs and responding to the targets established through the Regional Housing Needs Allocation (RHNA) process, in addition to encouraging infill in Central Brisbane, the City will continue to encourage redevelopment of the Parkside Plan area and facilitate development of the Baylands through timely adoption of the Specific Plan.

5. Effectiveness of Past Goals, Policies and Programs for Special Needs Populations
The effectiveness of the 2015-2022 Housing Element goals, policies and programs (or actions) is detailed in Tables A.3 and A.4, which follow in this section. The new goals, policies and programs for the 2023- 2031 plan period are provided in Chapter 5 – Housing Plan, Section 5.3. As described below and provided in Chapter 5, the goals have been substantially revised. See also Chapter 2 – Community Characteristics and Housing Needs, specifically Section 2.3 regarding the housing needs assessment.

A couple key goals and the policies and programs that followed in the 2015-2022 Housing Element were aimed at meeting the housing needs for special populations such as the elderly, persons with disabilities, large households, female- headed households, farmworkers, and persons experiencing homelessness.

Tables A.3 and A.5 provided below, includes a listing of the goals, policies and programs and the appropriateness or effectiveness of each.

As indicated above in the discussion of achievements and challenges, much has been accomplished, but there are many areas that could be advanced to better meet the needs of these populations.

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First a note on the goals, policies and programs structure. While many of the goals and the policies and programs that followed were appropriate, the City’s stated goals provide the overarching structure for the policies and programs and this is a first area in need of improvement. First, to more clearly align and focus the City’s effort and attention on the state housing element mandates, especially related to housing production, preservation and protection from displacement, especially for special needs populations, but also to remove goals that might be interpreted as being at odds with these core goals.

Also, needed was a clearer tie to new state rules of affirmatively furthering fair housing.

An example when it comes to special needs housing is Goal H.A, “Provide housing opportunities for all persons, regardless of age, sex, race, ethnic background, income marital status, disability (including developmental disability), family composition, national origin, or sexual orientation” and Goal H.B “Maintain a diverse population by responding to the housing needs of all individuals and households, especially seniors and those with income constraints or special needs”. These are consistent with providing for housing, especially for those with special needs or those who may have experienced systemic discrimination, but have been further refined as provided in Chapter 5.

A couple programs, Program H.B.4.a and H.B.1.b, were effective in preserving rental apartments and the mobile home park units, by requiring a public process for condominium conversions and rezoning to create a mobile home park zoning district (see Table A.1 below). These units, along with accessory dwelling units, would represent the lower cost housing stock in Brisbane.

New housing production occurred as infill and was primarily as market rate single family dwellings and accessory dwelling units and Program H.B.1.e which was to encouraged accessory dwelling units was effective, although additional updates will be required to keep pace with new state laws as these rules evolve. Accessory dwelling units are often utilized for extended family members who are aging or may have other special needs.

Zoning text amendments to facilitate ADU production were adopted in 2018 and 2020, as called for in Program H.B.1.e and production has increased in recent years. Annual surveys also show that these are typically offered for lower income households and they are likely to be used for special needs populations. The City will continue to focus on ADUs for infill production and to meet special needs housing, as well as a number of new programs, which are provided in Chapter 5. Section 5.2 - Goals, Policies and Programs for 2023-2031. Also, see Chapter 2, Section 2.3 - Housing Needs Assessment.

Also, on the production side, the Parkside Plan area was rezoned with two overlay residential zones to allow for housing to minimum densities of 20 or 24 units per acre, depending on the area, and subject to objective design standards via precise plan. This was the culmination of an extensive community visioning process. However, although there was some interest in redevelopment of these sites, no applications were filed during the plan period. While production may have been hampered by the Covid-19 pandemic, further outreach has been identified as being needed, directly to the ownership and other prospective affordable housing developers.

A goal that is being removed with this update is Goal H.H and the policies and programs which followed it. Goal H.H stated, “Ensure that housing development that is not in urbanized areas mitigates the infrastructure cost and of development”. Policy H.H.1 stated, “Assure that new development absorbs the cost of mitigating the environmental, social, and service impacts it brings to the community.” The California Environmental Quality Act (CEQA) already addresses potential impacts on a community and ATTACHMENT 5
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the policy goes beyond CEQA requirements and could potentially preclude alternative funding sources for affordable housing, including special needs housing.

A couple of other goals and the programs that followed have been identified as being out of date. The Goal H.C “Preserve Brisbane’s residential character by encouraging the maintenance, improvement, and rehabilitation of existing housing.” and Goal H.D “Ensure that new residential development is compatible with existing development and reflects the diversity of the community” could be interpreted as being at odds with preserving or providing housing for all, but rather, they placed an undue emphasis on retaining the exiting character, perhaps at the expense of encouraging new infill housing.

These community character goals have been rewritten, as provided in Chapter 5, to focus on preserving affordable housing or removed where compatibility with existing development could potentially open the door to “not in my backyard” (“NIMBY”) challenges, along with the policies and programs that followed. Objective design standards have already been adopted in the SCRO-1 and multifamily residential (R-2 and R-3) zoning districts and objective design standards are still needed in the NCRO-2 district, to remove uncertainty for prospective housing developers.

The City continues to see the goals of “avoid unreasonable government constraints to the provision of housing” and “Encourage housing opportunities that reduce vehicle miles traveled and greenhouse gas emissions” as appropriate. However, the VMT reduction goal overlaps with the goal, “Encourage sustainable residential development to conserve resources and improve energy efficiency to reduce housing costs and reduce greenhouse gas emissions” So these have been combined and an emphasis has now been placed on reducing long term costs to residents and providing for accessibility.

The effectiveness of individual policies and programs is further provided in Tables A.3 and A.4, below.

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Table A.1 2015-2022 Quantified Objectives, Housing Units Preserved and Built Conservation/
Preservation
Site/Area Extremely
Low Income
Very Low
Income
Low
Income
Moderate
Income
Above Moderate
Income
Total
“Encourage retention of
at least 200 rental units
in the R-2, R-3 and
NCRO-2 Districts by
requiring a public
process for
condominium
conversions. [H.B.4.a]”
Central
Brisbane
(NCRO-2/R2/R-3)
200 200
“Encourage the
retention of affordable
units by amending the
Zoning Ordinance to
designate the
mobilehome park in the
Southwest Bayshore
subarea for mobilehome
uses only. [H.B.1.b]”
Southwest
Bayshore (RMHP)
62 62
Subtotal 262 262
New Construction Site/Area Extremely
Low Income
Very Low
Income
Low
Income
Moderate
Income
Above Moderate
Income
Total
Central
Brisbane (R1/R-2/R3/NCRO-2
26 22 48
Brisbane
Acres (R-BA)
3 1 4
Subtotal 29 23 52
Grand Total 291 23 314
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Table A.2 2015-2022* Building Permits Issued
Year APN Address Zoning Very Low
Income
Low
Income
Moderate
Income
Above moderate
Income
2015
007350340 8 Thomas Ave R-BA 1
007441250 875 Humboldt Rd R-1 1 1
0 0 1 2
2016
007233210 100 Santa Clara St R-1 1
007341080 212 Santa Clara St R-1 1 1
007301160 316 Humboldt Rd R-1 1 1
007511210 879 Humboldt Rd R-1 1 1
0 0 3 4
2017
117560010 124 San Bruno Ave R-3 3
007313150 305 Humboldt Rd R-1 1
007301150 326 Humboldt Rd R-1 1
007431140 500 Sierra Point Rd R-1 1
007442230 822 Humboldt Rd R-1 1
0 0 3 4
2018
007452030 220A Glen Park Way R-1 1
007482010 41 Margaret Ave R-BA 1
007262110 481 Mendocino St R-1 1
007262130 564 Klamath St R-1 1
007441020 670 Sierra Point Rd R-1 1
007350370 88 Thomas Ave R-BA 1
0 0 5 1
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Year APN Address Zoning Very Low
Income
Low
Income
Moderate
Income
Above moderate
Income
2019
007291050 133 Monterey St R-1 1
007313200 357 Humboldt Rd R-1 1
007292120 401 San Bruno Ave R-3 1
007211030 44 Inyo St R-2 1
007271140 450 Monterey St R-1 1
007363060 573 San Bruno Ave R-3 1
007362090 661 San Bruno Ave R-3 4
007441020 670 Sierra Point Rd R-1 1
007350170 99 Thomas Ave R-1 1
0 0 6 6
2020
007361210 219 Tulare St R-3 1
007302040 420 Humboldt Rd R-1 1
007302040 485 Monterey St R-1 1
0 0 2 1
2021
007221190 18 Visitacion Ave NCRO-2 2
007342230 148 Tulare Rd R-1 1 1
007342220 154 Tulare Rd R-1 1 1
007281130 300 Monterey St R-2 1
007313150 303 Humboldt Rd R-1 1 1
007511200 887 Humboldt Rd R-1 1
007302010 95 Kings Rd R-1 1
007350170 99 Thomas Rd R-BA 1
0 0 7 5
2022 (Q1)
007382170 245 San Benito Rd R-1 1
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Year APN Address Zoning Very Low
Income
Low
Income
Moderate
Income
Above moderate
Income
007321150 360 Klamath St R-1 1
0 0 2 0
Net Total 0 0 29 23
2015-2022 RHNA 25 13 15 30
2015-2022 RHNA (+ 2007-14 carry-over) 114 67 82 30
*BUILDING PERMITS ISSUED 1/1/2015 – 3/31/2022
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Table A.3 2015-2022 Goals and Policies Evaluation
Goal/Policy
No.

Text Appropriateness
Goal H.A Provide housing opportunities for all persons, regardless of age, sex, race, ethnic background, income marital status, disability (including developmental disability), family composition, national origin, or sexual orientation.

Appropriate, but restructured for 2022-2031 to add a goal specific to AFFH and another for housing production (See new Goals 1 and 2).

Policy H.A.1 Promote equal housing opportunities. Appropriate, expanded to include fair housing information distribution (See Policy 1.A, 5.A)
Goal H.B Maintain a diverse population by responding to the housing needs of all individuals and households, especially seniors and those with income constraints or special needs.

Appropriate, but for clarity this has been restructured for 2022-2031 to add a goal specific to AFFH and to separate preservation of affordable housing, protection from displacement and housing production as separate goals (see new goals 1, 2, 3 and 4)
Policy H.B.1 Require a balance of housing types, sizes (bedrooms), tenure and the inclusion of affordable, senior, and special needs dwelling units in multi-family developments.

Not feasible as written. Replaced with Policy 2.A. This will then be addressed through multiple programs that follow that program. Most significantly through the adoption of the Baylands specific plan and associated development agreement.

Policy H.B.2 Retain existing affordable (“at risk”) housing units. Appropriate. See now under Policy 3.A and list of affordable units in Chapter 5, The Housing Plan, Section 5.3.

Policy H.B.3 Encourage development of affordable housing specifically designed for seniors and persons with disabilities (including the developmentally disabled) or other special needs.

Appropriate See now under Policy 2.B.

Policy H.B.4 Discourage the conversion of existing apartment buildings to condominiums or cooperatives unless it is demonstrated that such conversion would not adversely affect the rental market or that the conversion would provide unique
housing opportunities for very-low-, low- and/or moderateincome households, and minimize constraints on construction of new multi-family rental housing.

Appropriate, but revised to reflect that the City has zoning in place already to discourage such conversions (see Policy 4.C).

Policy H.B.5 Encourage utilization of the density bonus program to provide housing affordable to extremely-low, very-lowand/or low-income households, including supportive housing for extremely-low income families and larger
households.

Appropriate (see Policy 2.C)
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Goal/Policy
No.

Text Appropriateness
Policy H.B.6 Examine ways in which housing construction costs may be reduced.

Updated to be specific to affordable or special needs housing (See Policy 2.D).

Market rate housing costs are addressed separately under Goal 7 and the policy and programs that follow it.

Policy H.B.7 Seek private and public funding sources for affordable housing construction.

Appropriate (See Policy 2.E)
Policy H.B.8 Encourage owners of rental housing to participate in the Section 8 rent subsidy program and other rental assistance programs as they become available.

Replace with new Policies 3.B and 5.A, to launch a campaign to increase landlord participation in the housing choice voucher program and engage the community and provide public information on housing issues and resources and Program 5.A.1 which follows it.

Policy H.B.9 Study alternatives to replace the City’s Redevelopment Low and Moderate Income Housing Fund, such as dedicating a
portion of the ongoing year-over-year bump to property
taxes that will come back to the City from the County
equivalent to the 20% tax increment set-aside that had
been generated through redevelopment, to provide
affordable housing for extremely-low-, very-low-, low- and moderate-income households, including supportive
housing for extremely-low income families and larger
households, and support affordable housing proposals as opportunities arise and funds become available. Consider potential roles for the City Housing Authority in
administering such funds.

No longer needed. Replaced with Policy 2.F, to facilitate the development of affordable housing and programs that follow it. Additional programs may also come through the City’s Affordable Housing Strategic Plan.

Goal H.C Preserve Brisbane’s residential character by encouraging the maintenance, improvement, and rehabilitation of
existing housing.

Goal has been narrowed in scope to preservation of existing affordable housing (see new Goal 3)
Policy H.C.1 Promote rehabilitation of substandard residential structures while maintaining their affordability to very-low- , low- and moderate- income households
Retain- see policy 4.B. See also new Policy 4.A, protect existing residents from displacement and the programs that follow it.

Goal H.D Ensure that new residential development is compatible with existing development and reflects the diversity of the community.

Delete. Goal would encourage subjective design review, versus objective design standards which were adopted in 2022 to be consistent with new state laws to encourage housing development.

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Goal/Policy
No.

Text Appropriateness
Policy H.D.1 Retain the small-town character of existing residential neighborhoods, while allowing for increased housing
density appropriate to the multi-family residential districts.

Delete. Addressed through objective design standards.

Policy H.D.2 Use zoning as appropriate to establish suitable residential environments while maintaining the long-term viability of surrounding commercial and industrial uses.

Delete. Program was completed as part of the Parkside zoning.

Goal H.E Encourage compact, in-fill, mixed-use and transit-oriented development to reduce vehicle miles traveled and
greenhouse gas emissions.

Appropriate, but redundant with Goals H.F and H.G (see new Goal 6).

Policy H.E.1 Encourage housing that supports transit-oriented development (TOD), smart growth to minimize automobile
trips, and reduce greenhouse gases.

Appropriate and being implemented through the Baylands Specific Plan.

Update for 2023-2031 to be more generalized (See Policy 6.A and Program

6.A.5, also Program 2.A.2)
Goal H.F Encourage sustainable residential development to conserve resources and improve energy efficiency to reduce housing costs and reduce greenhouse gas emissions.

Same comment as Goal H.E. (See new Goal 6)
Policy H.F.1 Continue to implement the green building program. Change to program (see Program 6.A.1) Policy H.F.2 Assist in publicizing energy conservation programs and weatherization services that provide low or no cost energy conservation inspections and assistance
Change to program (see Program 6.A.3)
Policy H.F.3 Publicize water conservation programs and develop local measures to assist very-low-, low- and moderate-income
households manage their utility costs
Change to program (see Program 6.A.3)
Policy H.F.4 Promote sustainable development that addresses affordability through the use of solar sensitive design in new housing development projects
Retain as Policy 6.A (see Programs 6.A.1 and 6.A.2)
Goal H.G Encourage housing opportunities that reduce vehicle miles traveled and greenhouse gas emissions.

Same comment as Goal H.E. (See new Goal 6)
Policy H.G.1 Participate in regional efforts to reduce greenhouse gas emissions.

Retain as Policy 6.B
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Goal/Policy
No.

Text Appropriateness
Goal H.H Ensure that housing development that is not in urbanized areas mitigates the infrastructure cost and of development.

Delete. Policies found under this goal are addressed through required CEQA compliance
Policy H.H.1 Assure that new development absorbs the cost of mitigating the environmental, social, and service impacts it brings to the community
Delete. Addressed through CEQA compliance. Would preclude alternative funding sources for affordable housing.

Policy H.H.2 Regulate the development of environmentally sensitive and hazardous lands to assure the mitigation of significant impacts.

Delete. Addressed through CEQA compliance.

Goal H.I Avoid unreasonable government constraints to the provision of housing.

Retain as Goal 7.

Policy H.I.1 Seek to reduce regulatory constraints on the development of new housing, especially infill housing and housing that adds to the mix of types, size, tenure, and affordability.

Repeats the goal text. Replace with Policy 7.A to be more specific to improving the development review and approval process.

Policy H.I.2 Identify and seek to remove unnecessary constraints on the provision of housing resulting from the authority of County, Regional, State and Federal agencies.

Delete. The City does not have the authority to eliminate constraints on housing resulting from outside agency policies.

Policy H.I.3 Work with County, Regional, State and Federal agencies to mitigate social equity issues that result in low incomes, another important dimension to the housing affordability problem
Delete. Underlying social equity issues resulting in low income are beyond the scope of the housing element.

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Table A.4. 2015-2022 Programs Evaluation
(2015-2022 Policies provided for context; see Table A.3 above for Policies evaluation) Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
Policy H.A.1: Promote equal housing opportunities.

H.A.1.a Fair housing
information
Inform public
through website and
other means
Continue to inform the public of its
fair housing rights and
responsibilities through the City’s
website and other means. Provide
referral services to appropriate
agencies.

Timeframe: Ongoing. Fair housing
information and resources available
on dedicated webpage. Housing
Element available on City website,
www.brisbaneca.org.

Retain
(See Program 5.A.1)
H.A.1.b Other housing
information
Inform public on
housing policies and
opportunities
Continue to inform Brisbane
residents and businesses,
developers, non-profit housing
development organizations and
other groups about housing policies
and opportunities in Brisbane. Use
local publications such as the
Brisbane Star and the Chamber of
Commerce newsletter, bulk mailing,
flyers, the City’s website and other
means of distributing information
on City housing policies, the City’s
inventory of potential housing
development sites, local
achievements, programs of other
agencies, housing information and
counseling programs, and State
housing laws.

Timeframe: Ongoing. Housing
opportunities and resources in the
City and County and Housing Element
containing City housing policies are
posted on dedicated webpages on
City website, www.brisbaneca.org.

Complete a countywide community
meeting on housing policy and goals.

Retain
(See Program 5.A.2)
Policy H.B.1: Require a balance of housing types, sizes (bedrooms), tenure and the inclusion of affordable, senior, and special needs dwelling units in multi-family developments.

H.B.1.a Rezoning Accommodate RHNA
shortfall
Complete necessary zoning
amendments to provide adequate
sites to accommodate the 2007-
Timeframe: 1/31/2016.

Overlay zoning completed as part of
Parkside Precise Plan adopted
Completed
2/1/2018
(Ordinance 624)
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Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
2014 Regional Housing Needs
Allocation shortfall, as referenced in
Chapter III, no later than 1 year from
the statutory deadline for adoption
of the Housing Element [per
Government Code Section
65584.09(a)]. Also see Program
H.D.1.c.
10/30/2017. Overlay zoning districts
(PAOZ-1 and PAOZ-2) adopted via
Ordinance 624 on 2/1/2018.

Reference: Chapter 17.27 of the
Brisbane Municipal Code (hyperlink)
Availability and suitability of sites
analysis provided in Chapter 3, Section

3.1.2, and Appendix B, Table B.7.4 (GC
65583.2(g)(1))
PAOZ-1 District (3.89 ac total size):

Permitted uses by-right: Single-family
dwellings, multiple family dwellings,
dwelling groups, accessory dwelling
units, junior accessory dwelling units.

Minimum density: 20 du/ac (GC
65583.2( c) (3)(B))
Maximum density 28 du/ac
Min. yield based on 3.89 ac district
size = 79 units (see Appendix B, Sites
Inventory, Table B.7.2); > 16 du/site
accommodated by the min. density
(GC 65583.2(h)).

Water, sewer, utility access: Yes (See
Appendix B, Table B.7.2) – GC
65583.2(h)
PAOZ-2 District (6.87 ac total size):

Permitted uses by-right: Multiplefamily dwellings, dwelling groups, accessory dwelling units
Minimum density: 24 du/ac (GC
65583.2( c) (3)(B))
Maximum density: 28 du/ac
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Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
Min. yield based on 6.87 ac district
size =167 units (see Appendix B, Sites
Inventory, Table B.7.2); > 16 du/site
accommodated by the min. density
(GC 65583.2(h))
Water, sewer, utility access: Yes (See
Appendix B, Table B.7.2) – GC
65583.2(h)
Ministerial Design Review:

Nondiscretionary design review
completed by the Zoning
Administrator to determine
conformance with established
objective design criteria established in
the Parkside Precise Plan.

Reference: BMC Chapter 17.27,
Section 17.27.060 and Chapters 4 and
5, Parkside Precise Plan - GC
65583.2(i)
H.B.1.b Zoning for current
RHNA
Accommodate RHNA Maintain existing zoning and
complete necessary zoning
amendments to provide adequate
sites to accommodate the 2015-
2022 Regional Housing Needs
Allocation, as referenced in Chapter
III, no later than 3 years and 120
days from the statutory deadline for
adoption of the Housing Element
[per Government Code Section
65583(c)(1)(A)].

Also see Program H.D.1.c.

Timeframe: 5/31/2018. Overlay
zoning for shortfall accommodated in
implementation of H.B.1.a (above).

Existing zoning regulations will
accommodate remainder of 2015-
20232 RHNA.

Completed/Retained
for 2023-2031 cycle
(See Program 2.A.1)
H.B.1.c General Plan
revisions
Land Use Element
consistency
Revise the General Plan’s applicable
land use designations to reflect the
net acre density (excluding land area
Timeframe: 1/31/2016. General Plan
amendments to implement rezoning
Completed/Retained
for 2023-2031
ATTACHMENT 5
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APPENDIX A CITY OF BRISBANE 2023-2031 HOUSING ELEMENT
A-18
Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
devoted to public rights-of-way for
streets and utilities) to be consistent
with all zoning districts to be revised
per the Housing Element. Revise
the Land Use Element’s policies and
programs so as to be consistent with
Government Code Section 65583.2
regarding affordable housing.
pursuant to H.B.1.a adopted via
Ordinance 624, on 2/1/18.

Element (Program

2.A.2)
H.B.1.d Second Units Monitor ADU
affordability
Monitor market-rate rents for
secondary dwelling units to
determine whether they remain
affordable; if not, consider what
actions may be legally taken to
make the primary or secondary unit
affordable for occupancy by a lowor moderate-income household. For example, consider reducing or
eliminating the administrative
Secondary Dwelling Permit fee in
exchange for rent restrictions.

Timeframe: Ongoing, annually. ADU
rent survey conducted in March 2020.

Survey respondents reported
occupied units rented at BMR rent or
no rent at all.

Retain
(See Program 3.A.3)
H.B.1.e Second Units Encourage ADUs To encourage development of secondary dwelling units:
(a) Reduce the administrative
Secondary Dwelling Permit fees for
units created within the building
envelope of existing single-family
residences, reflecting the reduced
staff time required to process
permits for such units;
(b) Explore the potential to
implement a loan program for
secondary dwelling unit
construction;
© Provide technical assistance to
streamline the secondary dwelling
approval process for owners and
Timeframe: 5/31/2018. City Council
adopted zoning text amendments to
streamline ADU regulations via
Ordinance 626 on 5/17/18. City
Council adopted Ordinance 653 on
10/15/2020 to allow ADUs in all
residential zoning districts.

Completed
(See Programs 2.E.2
and 2.E.3 for
additional
measures)
ATTACHMENT 5
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APPENDIX A
A-19
Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
encourage well-designed secondary
units that meet the City’s standards;
(d) Explore the potential of reducing
or eliminating the lot size minimum
for development of secondary
dwelling units;
(e) As these programs are
implemented, publicize the changes
to encourage the development of
applicable secondary dwelling units.

Also see Program H.I.1.c.

H.B.1.f Definitions Update definition of
single-family
dwelling to comply
with CHSC Sec.
17021.5
Amend the definition of “dwelling”
in Brisbane Municipal Code Section

17.02.235 to specifically include
employee housing for six or fewer
persons, consistent with Health and
Safety Code Section 17021.5.

Continue to treat “transitional
housing,” “supportive housing” and
“manufactured housing and
mobilehomes” no differently from
other “dwellings” under the Zoning
Ordinance per BMC Section

17.02.235.

Timeframe: 1/1/2016. Ordinance 606
adopted by City Council on 4/21/2016
Completed
H.B.1.g SRO's Amend SCRO-1
District to permit
Single Room
Occupancy units as
conditional use.

In addition to allowing “supportive
housing single-room occupancy
units” by definition as “multi-family
dwellings,” specifically amend the
zoning regulations to permit them
as a conditional use in the SCRO-1
District (per AB 2634).

Timeframe: 12/1/2018. Ordinance 622
adopted by City Council on 11/2/2017
Completed
H.B.1.h Encourage
development
Outreach to
encourage private
redevelopment in
new affordable
Develop an outreach program to
encourage private redevelopment of
existing developed sites in the new
affordable housing overlays and the
SCRO-1 District.

Timeframe: As new zoning regulations
are adopted. City engaged with
property owners consistently
throughout Parkside Precise Plan
process. City maintains informational
Retain
(See Program 2.F.1)
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APPENDIX A CITY OF BRISBANE 2023-2031 HOUSING ELEMENT
A-20
Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
housing overlays and
SCRO-1 district.
webpages and handouts on PAOZ
overlay districts and SCRO-1 district.

H.B.1.i Mobile Homes Rezone Mobile
Home Park to R-MHP
District for Mobile
Homes only
Rezone the mobilehome park in the
SCRO-1 District as the R-MHP
District to designate it for
mobilehome uses only.

Timeframe: 12/31/18. City Council
adopted zoning map and text
amendments to rezone mobile home
park R-MHP via Ordinance 630
adopted 12/6/18.

Completed
(See Program 4.C.2
to maintain zoning)
Policy H.B.2: Retain existing affordable (“at risk”) housing units.

H.B.2.a "At risk" affordable
units
Preserve affordable
units.

Preserve affordable units that are at
risk of being converted to market
rate by:

Establishing an early
warning/monitoring system;
Allocation of potential funding
sources;
Providing for tenant education and
assistance
Timeframe: Ongoing. None at risk
within planning period.

Update and Expand.
(See Program 3.A.1)
Policy H.B.3: Encourage development of affordable housing specifically designed for seniors and persons with disabilities (including the developmentally disabled) or other special needs.

H.B.3.a Special needs
housing
Identify suitable sites Identify suitable sites for housing for seniors and persons with disabilities
or other special needs.

Timeframe: Ongoing. Opportunities
considered on a case-by-case basis
but constrained by limited funding
opportunities and limited land/site
availability. City held exploratory
discussions with school district in
2018 regarding potential
teacher/district employee housing on
city-owned site. Entitlement approved
for 16-unit senior housing at 36-50
San Bruno in 2018 and extended in
2020; no building permit submitted to
date.

Update to be more
specific, referencing
the Baylands.
(See Program 2.B.1)
H.B.3.b Parking for senior
housing
Reduce parking
requirement
To encourage housing for seniors,
reduce the parking requirements for
Timeframe: 12/1/2015. Ordinance 576
adopted May 19, 2016.

Completed
ATTACHMENT 5
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APPENDIX A
A-21
Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
units designed and dedicated for use
by elderly persons.

H.B.3.c Parking for
accessible units
Reduce parking
requirement
Encourage housing units designed
for persons with disabilities by
reducing parking requirements for
those units.

Timeframe: 12/1/2015. Ordinance 576
adopted May 19, 2016.

Completed
H.B.3.d Reasonable
accommodation
Minimize constraints Continue to allow ministerial
approval by the Community
Development Director, subject to a
minimal fee, of exceptions to the
Zoning Ordinance for reasonable
accommodation for housing for
persons with disabilities per
Government Code Section
65583(c)(3).

Timeframe: Ongoing. Ordinance 558
adopted April 2011.

Retain
(See Program 7.A.3)
H.B.3.e Convalescent
homes
Permit as conditional
use in SCRO-1
district
Continue to permit convalescent
homes as a conditional use in the
SCRO-1 District.

Timeframe: 12/31/2018. Convalescent
homes are conditionally permitted in
SCRO-1 district.

Completed
(See Program 2.A.1
regarding
maintenance of
existing zoning to
accommodate the
RHNA and 2.B.2 to
allow as permitted
use in SCRO-1
district)
H.B.3.f HIP Housing Support Human
Investment Program
(HIP) shared housing
program.

Encourage participation in the
Human Investment Program (HIP)’s
shared housing program which helps
find suitable housing for the elderly,
single-parent families and persons
with special needs, through financial
support, publicity and referrals.

Timeframe: Ongoing. Updated
information and rental listings posted
regularly on City website
www.brisbaneca.org.

Retain
(See Programs 4.A.9,

5.A.5, 5.A.6, 5.A.7
and 5.A.8)
H.B.3.g Density bonus Encourage special
needs housing
Encourage developers to provide
housing units designed and
dedicated for use by large families
with low- and very-low incomes and
Timeframe: Ongoing. Coordinating
with H.B.5.a. No density bonuses
requested during reporting period.

Retain
(See Program 2.C.1)
ATTACHMENT 5
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APPENDIX A CITY OF BRISBANE 2023-2031 HOUSING ELEMENT
A-22
Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
other households with special needs
when they request density bonuses.

H.B.3.h Continuum of
Care/HEART
Shelter and serve the
homeless
Cooperate with the County of San
Mateo in developing programs to
provide shelter and services to the
homeless by participating in the San
Mateo County Continuum of Care
and the Housing Endowment and
Regional Trust.

Timeframe: Ongoing. City is a member
agency of HEART and information is
linked on www.brisbaneca.org.

Retain
(See Programs

2.B.3, 2.B.4, 2.B.5,

2.E.6, and 4.A.8)
H.B.3.i Emergency Shelters Allow in SCRO-1
district
Continue to allow emergency
shelters as a permitted use in the
SCRO-1 District, not subject to
discretionary action or to any
development or management
standards that would not apply to
other allowed uses within the zone,
except as provided by Government
Code Section 65583(a)(4)(A).

Timeframe: Ongoing. Ordinance 443
adopted in 2000 allows emergency
shelters as permitted use in the SCRO1 district. Currently there is no shelter despite permitted use.

Completed / Retain
(See Program 2.B.4)
H.B.3.j Water and sewer
service
Adopt policies to
prioritize affordable
units
Adopt written policies and
procedures with specific objective
standards to grant priority water
and sewer service to housing with
units affordable to lower-income
households in accordance with State
law [Government Code Section
65589.7 and Water Code Section
10631.17(a)70]. Continue to
monitor water and sewer service
supply and demand. Consider
adopting regulations to assure that
sufficient capacity is maintained to
meet commitments to housing units
affordable to lower-income
households in accordance with State
law.

Timeframe: 12/1/2017. Department
of Public Works adopted
administrative policies consistent with
program requirements 12/28/2017
Completed. Retain
for ongoing
compliance (2.B.6)
ATTACHMENT 5
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APPENDIX A
A-23
Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
Policy H.B.4: Discourage the conversion of existing apartment buildings to condominiums or cooperatives unless it is demonstrated that such conversion would not adversely affect the rental market or that the conversion would provide unique housing opportunities for very-low-, low- and/or moderateincome households, and minimize constraints on construction of new multi-family rental housing.

H.B.4.a Condominium
conversions
Maintain affordable
rental units
Maintain Zoning Ordinance
standards for condominium
conversions of existing rental units
so as to remain consistent with
current law and City policy.

Timeframe: Ongoing. Ordinance 566
adopted October 2013 requires Use
Permit for condominium conversions.

Retain
(See Program 4.C.1)
H.B.4.b Inclusionary
Housing
Update Inclusionary
Housing Ordinance
Update the inclusionary housing
ordinance so as to comply with
California Civil Code Sections
1954.51-535.

Timeframe: 12/31/2016. Planning
Commission public hearing on
4/25/2019 recommended City Council
approval of revisions to inclusionary
housing and density bonus ordinance
(file RZ-5-18). City engaged consultant
in December 2019 to update
feasibility study for inclusionary in-lieu
fee. City Council will consider revisions
and in-lieu fee adoption in 2021.

Combined with H.B.5.a below
Retain with
modifications
(See Program 2.E.4
and 2.F.4)
Policy H.B.5: Encourage utilization of the density bonus program to provide housing affordable to extremely-low, very-low- and/or low-income households, including supportive housing for extremely-low income families and larger households.

H.B.5.a Density bonus Expand program per
AB 2280
Amend the Affordable Housing
Ordinance (BMC Chapter 17.31) to
permit the City to grant a
proportionately lower density bonus
and/or incentives for affordable
housing projects that do not qualify
under Government Code Section
65915 due to their small size or
other limitations, as well as to grant
a density bonus and/or other
incentives greater than required for
projects that meet or exceed the
qualifications for a density bonus (as
provided by AB 2280), such as those
that include units for extremely-lowTimeframe: 12/31/2016. See program H.B.4.b above.

Retain
(See Program 2.C.1)
ATTACHMENT 5
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APPENDIX A CITY OF BRISBANE 2023-2031 HOUSING ELEMENT
A-24
Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
income families and larger
households. Once the amendment
is adopted, develop an outreach
program to ensure its successful
implementation.

Policy H.B.6: Examine ways in which housing construction costs may be reduced.

H.B.6.a Hillside
development
Reduce development
costs
Study hillside development to see if
housing development costs can be
reduced on hillside lots through the
use of innovative design and grading
practices.

Timeframe: Ongoing. City received
SB2 Planning Grants Program approval
to conduct district-wide biological
assessment for hillside lots in SCRO-1
zoning district to streamline housing
development application processing.

Work program will extend from 2020-
2022.

Retain with new
work program and
focus on affordable
housing specifically.
(See Program 2.D.1)
Policy H.B.7: Seek private and public funding sources for affordable housing construction.

H.B.7.a Affordable housing
information
Encourage
affordable housing
Through public information efforts
(see Program H.A.1.b), encourage
housing developers to participate in
available affordable housing
programs sponsored by
governmental agencies, such as:
• Mortgage Credit Certificate
Programs;
• State and Federal
Homeownership Assistance
Programs;
• State Multifamily Housing
Program;
• Other programs as they
become available
Timeframe: Ongoing. Housing
Element available on
www.brisbaneca.org. Housing
Element progress webpage contains
opportunity site information and
handouts
Retain
(See Program 5.A.1)
H.B.7.b Private/non-profit
partnerships
Encourage
affordable housing
Through public information efforts
(see Program H.A.1.b), encourage
housing developers to work in
concert with nonprofit housing
development organizations and
Timeframe: Ongoing. Housing
Element available on
www.brisbaneca.org. City held
exploratory discussions with HEART
and school district in 2018 regarding
Retain
(See Programs 5.A.2
to 5.A.8
ATTACHMENT 5
301
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APPENDIX A
A-25
Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
lending institutions to incorporate
affordable housing units in
development projects.
potential teacher/district employee
housing on city-owned site.

H.B.7.c Project Sentinel Housing counseling
and budget training
for seniors and
low/mod income
households
Support Project Sentinel’s program
to provide counseling to older
homeowners on home equity
conversion opportunities.

Timeframe: Ongoing. Information on
Project Sentinel's programs is
available on www.brisbaneca.org.

Retain
(See Program 4.A.2,

5.A.1, 5.A.2 and

5.A.7)
Policy H.B.8: Encourage owners of rental housing to participate in the Section 8 rent subsidy program and other rental assistance programs as they become available.

H.B.8.a Section 8 rent
subsidies
Keep informed of
opportunities from
County
Remain in close communication with
the County Housing Department and
the County Housing Authority to be
informed about the availability of
rent subsidies and to inform them of
the availability of units for rental
assistance programs.

Timeframe: Ongoing. Continuing
communication and coordination with
County Housing Department and
Housing Authority as opportunities
arise. City will invest additional
resources in 2023-2031 to increase
landlord participation in program.

Retain with
modifications
(See Program 3.B.1)
Policy H.B.9: Study alternatives to replace the City’s Redevelopment Low and Moderate Income Housing Fund, such as dedicating a portion of the ongoing year-over-year bump to property taxes that will come back to the City from the County equivalent to the 20% tax increment set-aside that had been generated through redevelopment, to provide affordable housing for extremely-low-, very-low-, low- and moderate-income households, including supportive housing for extremely-low income families and larger households, and support affordable housing proposals as opportunities arise and funds become available. Consider potential roles for the City Housing Authority in administering such funds.

H.B.9.a City/non-profit
partnerships
Develop
relationships with
nonprofit housing
organizations
Develop an ongoing relationship
with nonprofit housing development
corporations in order to take
advantage of opportunities to create
affordable housing.

Timeframe: Ongoing, annually.

Housing Element available on
www.brisbaneca.org. City held
exploratory discussions with HEART
and school district in 2018 regarding
potential teacher/district employee
housing on city-owned site.

Retain
(See Program 2.F.2)
H.B.9.b Land banking Acquire sites for
affordable housing
Purchase appropriate vacant sites
and small underdeveloped
properties in order to assemble
standard building sites to land bank
for future affordable housing
projects.

Timeframe: Ongoing. On hold pending
establishment of ongoing funding
source.

Retain
(See Program 2.F.3)
ATTACHMENT 5
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APPENDIX A CITY OF BRISBANE 2023-2031 HOUSING ELEMENT
A-26
Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
H.B.9.c Public parks and
facilities
Reserve surplus
lands for housing
development
Implement the public facilities and
parks (PFP) land use designation in
the General Plan so that the City has
the first opportunity to consider
surplus lands owned by public
agencies as potential housing sites
Timeframe: 12/1/2017. Program not
completed as it is inconsitent with and
superseded by recent updates to the
Surplus Land Act.

Delete.

H.B.9.d Rehab housing Preserve/provide
affordable units
Acquire and rehabilitate
vacant/abandoned/deteriorated
residences and make them available
as affordable housing, supportive
housing and other forms of housing
to help address unmet needs in the
community.

Timeframe: Ongoing. Opportunities
considered on a case-by-case basis
but constrained by limited funding.

Lost some BMR housing through
rehab of one building.

Replaced
(See Program 3.A.1)
H.B.9.e Affordable housing
subsidies
Investigate subsidies
for mixed use or
residential projects
Examine how City funds and
municipal and assessment bonds
could be used to subsidize
development costs in privately
financed residential and mixed-use
projects.

Timeframe: Ongoing, annually, as part
of the budget process. None identified
in 2020. City Council to consider
affordable housing master plan in
2021 to determine strategies to
program affordable housing funds.

Retain
(See Program 2.F.4)
H.B.9.f HEART Subsidize mortgage
costs for first-time
homebuyers
Continue to support the Housing
Endowment and Regional Trust of
San Mateo County (HEART) Opening
Doors Program to provide assistance
to the City’s first-time homebuyers.

Timeframe: Ongoing. City is a current
member of HEART.

Retain
(See Programs 4.A.8
and 3.A.1)
H.B.9.g County rehab
programs
Preserve affordable
housing
Collaborate with the County of San
Mateo and other agencies with verylow-, low- and moderate-income rehabilitation programs to expand
the scope and eligibility for
assistance.

Timeframe: Ongoing, annually.

Ongoing coordination with County
Housing Department as opportunities
arise.

Retain
(See Program 4.B.1,

5.A.4, also 3.A.1 and

5.A.1)
H.B.9.h Self-help/sweat
equity programs
Preserve and provide
affordable units
Assist self-help and sweat equity
construction and rehabilitation
projects.

Timeframe: Ongoing. Opportunities
considered on a case-by-case basis
but constrained by limited funding.

Replaced
(See Programs 4.B.1
and 4.B.2)
ATTACHMENT 5
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APPENDIX A
A-27
Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
H.B.9.i Leveraging
low/mod funds
Match state/federal
programs
Use City funds, if available, to
provide leverage for state and
federal programs for affordable
housing that require a local match.

Timeframe: Ongoing. Opportunities
considered on a case-by-case basis
but constrained by limited funding.

Replaced
(See Programs 4.B.1
and 4.B.2)
H.B.9.j Special needs
loans/grants
Retrofit existing
units
Provide financial assistance in the
form of loans or grants to retrofit
existing units for special needs
households.

Timeframe: Ongoing. Opportunities
considered on a case-by-case basis
but constrained by limited funding.

Retain with
modifications
(See Programs 3.A.4,

4.B.1 and 4.B.2)
H.B.9.k Fee schedule Subsidize affordable
housing
Evaluate City fee schedules for
processing development
applications and consider reducing
or waiving application development
fees for projects providing
affordable housing for extremelylow-, very-low- and low-income households, including supportive
housing for extremely-low-income
families and larger households.

Timeframe: Ongoing, annually, as part
of the budget process. Development
fee waiver requests are considered as
projects are submitted. No fee waiver
requests were received in 2020.

Replaced
(See Program 2.D.1
and 2.F.5,)
H.B.9.I State and Federal
programs
Encourage
affordable housing
Encourage the State of California
and the Federal Government to
restore and enhance subsidy
programs for affordable housing
similar to those that have proven
successful in the past in assisting
low- and very-low- income
households and households with
special needs, such as Section 202,
Section 8 New Construction, Section
8 Moderate Rehabilitation and
Rental Rehabilitation Programs.

Timeframe: Ongoing. City evaluates
projects for eligibility for
State/Federal funding programs and
potential matches as projects arise.

No such projects were eligible in 2020.

Continue to evaluate low- and
moderate-income resources, w.r.t
City, State, and Federal funds.

Replaced
(See Program 2.E.1)
Policy H.C.1: Promote rehabilitation of substandard residential structures while maintaining their affordability to very-low-, low- and moderate- income households
H.C.1.a Voluntary code
inspection program
Identify basic life
safety problems
Through the City’s website and
other appropriate means, assist the
public in identifying basic safety and
sanitation problems and
Timeframe: Ongoing. Ongoing
coordination with North County Fire
Authority.

Replaced
(See Program 4.B.2)
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APPENDIX A CITY OF BRISBANE 2023-2031 HOUSING ELEMENT
A-28
Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
disseminate information about basic
safety improvements, such as fire
extinguishers and smoke detectors.

H.C.1.b Low-interest rehab
loan program
Publicize and
encourage use.

Actively publicize and encourage the
use of County, State and Federal
programs for low-interest
rehabilitation loans by owners of
older residential units. Work with
the San Mateo County Housing
Rehabilitation Program to develop a
promotional strategy. Seek available
State and Federal funds.

Timeframe: Ongoing. Brochures
available at Building and Planning
Counter and information available on
www.brisbaneca.org
Replaced
(See Program 4.B.2.

Also see programs
under Policy 5.A
regarding engaging
and educating the
public)
H.C.1.c Nonconforming
provisions
Encourage
maintenance of
nonconforming units
Re-examine the zoning ordinance
regulations pertaining to
nonconforming residential uses and
structures to determine if further
amendments to the regulations
could facilitate private sector
maintenance and improvement of
these properties. Also see Program
H.I.1.e.

Timeframe: Ongoing. Ordinance 576
adopted May 19, 2016 made an
incremental change to the
Nonconforming Uses and Structures
ordinance. Need to shift to focus on
preservation of at risk affordable
units. Certain single family homes in
the NCRO district that are
nonconforming may be better
redeveloped to multifamily.

Deleted.
(Replaced with
Program 3.A.1,

3.A.4, 4.B.1, 4.B.2,
and 7.A.2)
H.C.1.d NCRO-2 district
rehab
Encourage
maintenance of units
Encourage maintenance of existing
units in the NCRO-2 Downtown
Brisbane Neighborhood Commercial
District through the use of County,
State and Federal rehabilitation
funds.

Timeframe: Ongoing. Ongoing
coordination with County Housing
Department. Focus should be made
clearer to address maintenance of
affordable units and not limited to the
NCRO district.

Revised.
(See Program 3.A.4,
under the policy of
preserving
affordable units, and

3.A.1 and 7.A.2)
Policy H.D.1: Retain the small-town character of existing residential neighborhoods, while allowing for increased housing density appropriate to the multifamily residential districts.

H.D.1.a Infrastructure
Master Plans
Update residential
infrastructure
Continue to develop master plans to
maintain and upgrade public
infrastructure in residential
neighborhoods. Seek grants and
other special funds to supplement
Timeframe: Ongoing. Ongoing
coordination with Public Works
Department. Water main replacement
project initiated in Sept 2018 was
completed in 2020.

Retain
(See Program

4.A.14)
ATTACHMENT 5
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APPENDIX A
A-29
Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
utility and gas tax funds to
implement improvement projects.

H.D.1.b Dwelling Groups Allow in R-2, R-3,
SCRO-1, and new
affordable housing
overlays
Continue to allow dwelling groups
(as defined by Brisbane Municipal
Code Section 17.02.240) as a
permitted use (instead of a
conditional use) in the R-2 and R-3
Districts, and also allow them in the
new affordable housing overlays.

Also allow dwelling groups as a
conditional use in the SCRO-1
District (see Program H.B.1.i).

Timeframe: 12/31/2018. Parkside Plan
adopted 10/30/2017. Implementing
housing overlay zones allow dwelling
groups, Ordinance 624 adopted
2/1/2018. R-2, R-3, and SCRO-1
currently allow dwelling groups.

Completed
(See Program 2.A.1
regarding
maintenance of
existing zoning to
accommodate the
RHNA)
H.D.1.c Affordable Housing
Overlays (allowing
increased density)
Guidelines for
affordable housing
overlay zoning.

For the new affordable housing
overlays intended to accommodate
affordable housing, adopt
appropriate zoning regulations
consistent with Government Code
Section 65583.2(i) that allow at least
three-story development and
provide objective, quantifiable
development standards including,
but not limited to, building form,
architecture, public space and
landscaping in the applicable
districts to non-subjectively address
concerns that would otherwise be
taken care of through discretionary
design review approval in
compliance with Government Code
Sections 65589.5(d), (i) & (j). To
encourage connectivity between
sites and neighboring districts,
require shared public access
easements (such as walkways and
fire lanes) as appropriate.

Incorporate design components
Timeframe: 1/31/2016. Parkside Plan
adopted 10/30/2017, contains
housing overlay development
regulations and design guidelines.

Implementing zoning Ordinance 624
adopted 2/1/2018.

Completed
(See Program 2.A.1
regarding
maintenance of
existing zoning to
accommodate the
RHNA)
ATTACHMENT 5
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APPENDIX A CITY OF BRISBANE 2023-2031 HOUSING ELEMENT
A-30
Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
which promote compatibility with
existing adjacent non-residentially
zoned and developed properties.

Include appropriate measures to
mitigate any potentially significant
environmental impacts.

Policy H.D.2: Use zoning as appropriate to establish suitable residential environments while maintaining the long-term viability of surrounding commercial and industrial uses.

H.D.2.a Affordable Housing
Overlays
(establishing
residential areas)
Consider
amendments to nonresidential zoning
districts adjacent to
affordable housing
overlays.

Review the zoning ordinance
regulations for the TC-1, NCRO-1
and NCRO-2 Districts to determine if
amendments are necessary to
establish suitable residential
environments under the new Park
Place Mixed Use Affordable Housing
Overlay and Park Lane Residential
Affordable Housing Overlay while
maintaining the long-term viability
of existing and permitted uses at
nearby pre-existing commercial and
industrial properties.

Timeframe: 12/31/2018. No revisions
to adjacent districts to PAOZ-1 and
PAOZ-2 housing overlays identified as
being warranted.

Completed.

Program deleted.

Policy H.E.1: Encourage housing that supports transit-oriented development (TOD), smart growth to minimize automobile trips, and reduce greenhouse gases.

H.E.1.a Mixed-use and
live/work housing
Encourage mixed use Consider revisions to the Zoning
regulations to include mixed-use
and live-work housing where
appropriate.

Timeframe: Ongoing. See H.B.1.a & b.

Mixed-use and live-work permitted in
most commercial districts. City
successfully applied for SB 2 Planning
Grants Program funds to create and
adopt zoning amendments in the
NCRO-2 and SCRO-1 districts to adopt
objective design guidelines and
development standards and allow
residential and mixed-use
development by-right. Work program
will extend from 2020-2022.

Completed for
SCRO-1 district.

See Program 7.A.2
for the NCRO-2
district. (See also
Program 2.A.1
regarding
maintenance of
existing zoning to
accommodate the
RHNA)
ATTACHMENT 5
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APPENDIX A
A-31
Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
H.E.1.b Mixed-use
development
Encourage mixed use Continue to allow residential uses
above or behind storefront uses in
the NCRO-2 Downtown Brisbane
Neighborhood Commercial District
and encourage residential uses in
new mixed-use developments in
designated zoning districts.

Timeframe: Ongoing. Mixed use is
permitted in NCRO-2 district. Zoning
amendment to adopt objective design
standards in the NCRO-2 district is still
needed. See also, the notes for
program H.E.1.a above.

Replaced.
(See Program 7.A.2)
H.E.1.c General Plan
revisions
Land Use Element
consistency for
Mobile Home park
zoning
Update the General Plan’s
Subregional/ Commercial/ Retail/
Office land use designation for the
central portion of the Southwest
Bayshore subarea that covers the
mobilehome park, as necessary to
maintain consistency with any
rezoning.

Timeframe: 12/31/2018. See H.B.1.i.

No General Plan amendments
identified; zoning amendments
consistent with existing general plan
land use designation.

Replaced.
(See Program

4.A.13)
H.E.1.d Transit-oriented
development
Encourage smart
growth
Consider changes to the zoning
ordinance for multifamily housing as
part of transit oriented development
(within ¼ mile of a transit stop),
such as:
• Reduce parking minimums
and establish parking caps
• Set building height limits to
allow at least three-story
development
• Provide for flexible
setbacks and increased lot
coverage
• Promote adaptive reuse of
existing buildings
• Allow TOD housing that
meets the requirements of
the zoning ordinance
Timeframe: Ongoing, in accordance
with General Plan Updates. City
Council amended General Plan to
allow up to 2,200 residential units
within 1/2 mile of Bayshore Caltrain
Station (GPA-1-18), approximately 26
times the City's current RHNA of 83
units. Also see program H.E.1.a above.

Replaced.
(See Programs 2.A.2
and 6.A.5)
ATTACHMENT 5
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APPENDIX A CITY OF BRISBANE 2023-2031 HOUSING ELEMENT
A-32
Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
without the requirement of
a use permit.

Policy H.F.1: Continue to implement the green building program.

H.F.1.a Green building
ordinance
Update as needed Periodically review and update the
green building ordinance as new
information becomes available.

Also see Program H.F.3.c.

Timeframe: Ongoing. City Council
adopted Ordinance 643 12/12/2019
to adopt 2019 CBC with local reach
provisions including limitations on
natural gas in new development. City
Council adopted Ordinance 644 on
12/12/2019 to adopt building energy
efficiency benchmarking ordinance
applicable to commercial and multifamily structures meeting certain size thresholds. Staff annually evaluates
CBC and best practices in green
building as applicable to local
ordinances.

Retain
(See Program 6.A.1)
Policy H.F.2: Assist in publicizing energy conservation programs and weatherization services that provide low or no cost energy conservation inspections and assistance
H.F.2.a Energy conservation Inform public via
various means
Provide information about home
energy conservation programs and
the financial benefits of energy
conservation through the City’s
website, articles in the Brisbane
Star, water bill inserts, flyers, bulk
mailing or other local sources of
public information.

Timeframe: Ongoing. Resources
regularly published on City website,
City STAR newsletter, social media
pages, and Housing Element is
published on www.brisbaneca.org
Replaced.
(See Program 5.A.1)
H.F.2.b Energy conservation
retrofitting
Inform public via
various means
Encourage energy conservation
retrofitting of existing homes in
conjunction with home repairs and
renovation by providing accessible
public information on code
requirements and recommended
improvements
Timeframe: Ongoing. Information and
Housing Element linked to
www.brisbaneca.org.

Replaced.
(See Program 5.A.1
and 6.A.2)
ATTACHMENT 5
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APPENDIX A
A-33
Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
H.F.2.c Renewable energy Inform public via
various means
Pursue funding opportunities and
provide public information on
programs to increase the energy
efficiency of existing homes, to
assist affordable housing developers
in incorporating energy efficient
designs and features, and to
increase the production of
renewable energy. Also see
Programs H.B.9.e, H.B.9.j & H.B.9.k.

Timeframe: Ongoing. City joined
Peninsula Clean Energy in 2016.

Information available on
www.brisbaneca.org
Replaced.
(See Program 5.A.1)
Policy H.F.3: Publicize water conservation programs and develop local measures to assist very-low-, low- and moderate-income households manage their utility costs
H.F.3.a Water conservation Inform the public via
various means
Provide information about water
conservation programs and the
financial benefits of water
conservation through the City’s
website, articles in the Brisbane
Star, water bill inserts, flyers, bulk
mailing or other local sources of
public information
Timeframe: Ongoing. Ordinance 607
adopted by the City Council on April 7,
2016 updating the City's water
conservation in landscaping
ordinance. Water conservation
information provided on the City's
website and advertised in City
newsletters and social media
accounts.

Replaced.
(See Program 5.A.1)
H.F.3.b Make low-flow and
other conservation
devices available to
very-low-, low- and
moderate-income
households
Provide counseling
to the public on
conservation
measures for
landscape irrigation
with a focus on verylow, low-, and
moderate-income
households
Consider opportunities to make lowflow and other conservation devices available to very-low-, low- and
moderate-income households and
provide available counseling on
conservation measures for
landscape irrigation
Timeframe: Ongoing. Continuing to
use City funds through the City
Manager’s Office and Dept of Public
Works for various conservation/cost
savings programs.

Replaced.
(See Program 5.A.1)
H.F.3.c Water conservation
in multi-family
development
Encourage water
conservation in
landscaping and
appliances in multifamily and mixeduse housing
Require water conserving measures,
such as multi-family unit submetering, dedicated landscape water meters for outdoor irrigation,
water-efficient clothes washers,
high efficiency toilets and/or
In coordination with program H.F.1.a
Ordinance 607 adopted April 7, 2016
updating City's water conservation in
landscaping ordinance. Planning staff
advises all applicants of conservation
opportunities and requirements in
Replaced.
(See Program 5.A.1)
ATTACHMENT 5
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APPENDIX A CITY OF BRISBANE 2023-2031 HOUSING ELEMENT
A-34
Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
automatic faucets, for new multifamily and/or mixed-use development.
new and re-landscaping projects.

Projects that meet ordinance
thresholds must include such things as
submetering.

Policy H.F.4: Promote sustainable development that addresses affordability through the use of solar sensitive design in new housing development projects
H.F.4.a Natural
heating/cooling
Encourage energy
conservation
Enforce Title 24 energy conservation
requirements and require project
design to take advantage of natural
heating and cooling and the benefits
of solar access to the extent possible
given site constraints.

Energy Reach Code Ordinances 643
and 644 adopted 12/12/2019. See
Program H.F.1.a above. Per state law
and City Building Code, Title 24
compliance is enforced and required
for all eligible building permit
applications without it being a
separate program.. Taking advantage
of natural cooling and heating may be
subjective, except where addressed
through the district’s objective design
standards.

Removed.

Addressed through
objective design
standards and
Building Reach
Codes (See Program

6.A.1)
Policy H.G.1: Participate in regional efforts to reduce greenhouse gas emissions.

H.G.1.a Regional Planning Cooperate in Plan
Bay Area process
Cooperate with the Metropolitan
Transportation Commission and the
Association of Bay Area
Governments in implementing Plan
Bay Area, including the Sustainable
Communities Strategy and 2040
Regional Transportation Plan.

City actively participated in Plan Bay
Area 2050 update in 2020
Ongoing
(See Programs 6.B.1
and 6.B.2)
H.G.1.b Congestion
management
Cooperate in
implementation of
C/CAG Congestion
Management
Program
Cooperate with the City/County
Association of Governments of San
Mateo County in implementing
C/CAG’s Congestion Management
Program.

Ongoing as development projects are
considered.

Ongoing
(See Program 6.B.1)
Policy H.H.1: Assure that new development absorbs the cost of mitigating the environmental, social, and service impacts it brings to the community H.H.1.a Development costs Minimize costs of
development
For new development applications,
condition approvals so that proper
fees and charges are levied to cover
City Council is considering
recommendations regarding funding
sources and fees through the
Replaced
(See Programs 2.D.1,

2.E.1 and 2.E.5)
ATTACHMENT 5
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APPENDIX A
A-35
Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
the costs of the development to the
community. Consider subsidizing
fees for projects which provide a
significant proportion of housing
units affordable to very-low- and/or
low-income households. Consider
adopting requirements to collect
housing impact fees from new
market-rate housing developments
and commercial linkage fees from
new non-residential developments.

Affordable Housing Strategic Plan,
scheduled for adoption by 6/30/23.

Note that all
projects must
comply with CEQA
and costs for certain
affordable projects
may be subsidized.

H.H.1.b Fiscal impact
studies
Study impact of large
residential projects
on city services
Require fiscal impact studies for
residential projects that could have
a significant effect on the City’s
ability to provide services
Implemented as new residential
projects with potential significant
impacts are considered.

Replaced
(See Programs 2.E.1
and 2.E.5) All
projects must
comply with CEQA
and costs for certain
affordable projects
may be subsidized.

Policy H.H.2: Regulate the development of environmentally sensitive and hazardous lands to assure the mitigation of significant impacts.

H.H.2.a
Sensitive/hazardous
lands
Identify/mitigate
impacts
Work with responsible agencies to
protect identified environmentally
sensitive areas, including, but not
limited to, wetlands, riparian habitat
and critical wildlife habitat. Deal
responsibly with geologically
hazardous areas, contaminated
lands, areas subject to flooding and
sea level rise, and electric
transmission line corridors.

Ordinance 562 adopted October 2011
for density transfer and clustered
development, to preserve potentially
sensitive lands.

Replaced
(See Program

2.G.1__ regarding
potential expansion
of density transfer
provisions) Ongoing
protection required
through HCP and
CEQA compliance.

H.H.2.b Clustered
development
Promote clustered
development in
areas near sensitive
habitat
Continue to permit clustered
development in the Brisbane Acres
subarea, consistent with the San
Bruno Mountain Area Habitat
Conservation Plan, to place housing
Ordinance 562 adopted October 2011
to relax certain development
standards if clustered development is
pursued.

Replaced
(See Program 2.A.1
regarding
maintaining existing
zoning to
ATTACHMENT 5
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APPENDIX A CITY OF BRISBANE 2023-2031 HOUSING ELEMENT
A-36
Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
development where it can be best
served by infrastructure and public
safety services.
accommodate the
RHNA and Program
_2.G.1_ regarding
potential expansion
of density transfer
provisions) Ongoing
protection of the
HCP area is required
through the HCP
and CEQA
compliance.

H.H.2.c Flood hazard
management
Comply with CGC
Sec. 65302
Amend the Safety and Conservation
Elements of the General Plan to
include analysis and policies
regarding flood hazard and
management information per
Government Code Section 65302.

Timeframe: 2021, in accordance with
General Plan update. Incorporate into
General Plan Update in 2021.

Completed.
(See Program 4.A.13
for future update)
Policy H.I.1: Seek to reduce regulatory constraints on the development of new housing, especially infill housing and housing that adds to the mix of types, size, tenure, and affordability.

H.I.1.a Regulatory
constraints
Streamline permit
processing
Continue to evaluate and implement
changes to the zoning ordinance and
permitting process to simplify and
streamline approval of projects that
meet the City’s housing goals.

Timeframe: Ongoing. Ord. 669
adopted in May 2022 established
objective design standards for new
residential development (2+ units)
and allow residential uses by right in
the SCRO-1 district. City initiated
multi-parcel biological assessment of
SCRO-1 district to streamline Habitat
Conservation Plan conformance for
development proposals. Ordinance
612 adopted December 8, 2016,
streamlining application process for
new condominium developments. City
Council adopted streamlining for
accessory dwelling units via Ordinance
615 adopted 2/2/2017 and Ordinance
626 adopted 5/17/2018.

Replaced. See
Programs 7.A.1,

7.A.2, 7.A.4, and

7.A.5
ATTACHMENT 5
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APPENDIX A
A-37
Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
H.I.1.b Parking
requirements
Revise parking
standards
Consider revision of the residential
parking requirements so as to be
based upon floor area and/or
number of bedrooms, consistent for
single-family dwellings, secondary
dwelling units, duplexes and multifamily dwelling units.

Timeframe: 12/1/2015. Ordinance 576
adopted on May 19, 2016 reduced
parking requirements for smaller
homes and minor additions.

Completed.
(See Program 6.A.5
for further
measures)
H.I.1.c Second Unit Parking Revise second unit
parking
requirements
Consider revision of the parking
requirements for secondary
dwelling units to encourage smaller,
more affordable units. Once the
revision is adopted, develop an
outreach program to publicize the
changes.

Timeframe: 12/1/2015. Ordinance 576
adopted by City Council May 19, 2016
to reduce accessory dwelling unit
parking requirements. Ordinance 615
adopted 2/2/2017 eliminated
accessory dwelling unit parking
requirements on most sites,
consistent with state provisions.

Completed.

H.I.1.d Design Permits Reduce unnecessary
constraints
Continue to refine the Design Permit
findings to address any unnecessary
constraints.

Timeframe: Ongoing. See Program
H.I.1.a above regarding SB 2 Planning
Grant work program. Ongoing as
development projects are submitted
for review. Design Permit for 16-unit
senior housing/commercial
development approved in October
2017.

Retain.
(See Program 7.A.2
for further
measures)
H.I.1.e Non-conforming
structures
Preserve housing
units
Continue to study ways in which
constraints upon nonconforming
residential structures may be
reduced. Also see Program H.C.1.c.

Timeframe: Ongoing. See notes under
Program H.C.1.c., provided above
Eliminated.
(Replaced with
Program 3.A.1, 3.A.4
and 7.A.2)
H.I.1.f City staffing Efficient permit
processing
procedures
Evaluate City staffing requirements
with regard to improving procedures
for processing development
applications.

Timeframe: Ongoing, annually, as part
of budget process. No need for
additional staffing identified in 2020
budget process. Reevaluate as part of
2021 budget process.

Retain
(See Program 7.A.5)
H.I.1.g Inform water/sewer
provider
Deliver Housing
Element to water
and sewer providers
Deliver the Housing Element, with a
cover letter noting the City’s share
of the regional housing need, to the
Timeframe: April 2015. Done with
adoption of new housing element.

Completed.

Retain. (See
Program 7.A.8).

ATTACHMENT 5
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APPENDIX A CITY OF BRISBANE 2023-2031 HOUSING ELEMENT
A-38
Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
San Francisco Public Utilities
Commission, the City of Brisbane’s
water and sewer provider,
immediately upon adoption. Send
any future Housing Element updates
or amendments within 1 month of
adoption.

H.I.1.h Annual Report Prepare annual
progress report
Prepare an annual report to the City
Council and California Department
of Housing and Community
Development on progress made in
implementing the General Plan and
Housing Element policies and
programs per Government Code
Section 65400. Include a review for
internal consistency and compliance
with Government Code Sections
65302(d)(3) and 65302(g)(2) as
amended by Chapter 369, Statutes
207 [AB 162]. Monitor to ensure
adequate development capacity will
be maintained throughout the
planning period to accommodate
past and current Regional Housing
Need Allocations.

Timeframe: Ongoing, annually. Annual
Report for 2020 calendar year
delivered to California Department of
Housing and Community
Development and Governor's Office of
Planning and Research prior to April 1,
2021 deadline.

Retain
(See Program 2.A.3)
Policy H.I.2: Identify and seek to remove unnecessary constraints on the provision of housing resulting from the authority of County, Regional, State and Federal agencies.

H.I.2.a Housing constraints Advise outside
agencies regarding
unnecessary
constraints
As issues arise regarding constraints
on affordable housing posed by the
authority of other agencies, act to
make the agencies aware of the
constraints and encourage them
take appropriate action.

Timeframe: Ongoing. Applies as
development projects are submitted
for consideration.

Delete. The City
does not have the
authority to
eliminate
constraints on
housing production
imposed by other
agencies at the
ATTACHMENT 5
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APPENDIX A
A-39
Housing Element Program
Name/Number
Program Description
and Objective
Program Text Timeframe, Achievements, and
Evaluation
Program Status
2023-2031
County, State, or
Federal level.

H.I.2.b League of Cities Work with League of
Cities to identify and
address housing
constraints due to
preemption of
outside agencies
Work with the League of California
Cities to identify and address
constraints on housing due to the
preemption of other agencies.

Timeframe: Ongoing. Continue
advocacy through membership in
League of Cities.

Delete. The City
does not have the
authority to
eliminate
constraints on
housing production
imposed by other
agencies at the
County, State, or
Federal level.

ATTACHMENT 5
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B-1
APPENDIX B 2023-2031 Sites Inventory & Methodology
Table of Contents

1. Introduction..........................................................................................................................................2

2. Regional Housing Needs Allocation.....................................................................................................3

3. General Considerations in Identification of Sites................................................................................4

3.1 Site Size:..................................................................................................................................4

3.2 Housing Unit Density: ..............................................................................................................4

3.3 Zoned Density versus Realistic Capacity:...................................................................................5

3.4 AFFH Considerations:...............................................................................................................5

4. Development Potential ........................................................................................................................6

4.1 Vacant and Nonvacant Sites:....................................................................................................8

4.2 Mixed-Use Sites. ......................................................................................................................9

4.3 Residential Zones without a Minimum Density. ......................................................................10

4.4 Sites Already Zoned for Housing Development with Minimum Density....................................11

4.5 Sites to be Zoned for Housing Development with Minimum Density........................................12

4.6 Pipeline Projects: ...................................................................................................................13

4.7 Accessory Dwelling Units: ......................................................................................................14

5. Commitment to Fair Housing.............................................................................................................14

6. Distribution of Units by Affordability and “No Net Loss” .................................................................16

7. Site Inventory .....................................................................................................................................17 List of Figures:

B.5.1 - RHNA Capacity by Block Group and AFFH Indicators B.7.1 - Housing Sites Inventory Map
B.7.2 - Parkside and Central Brisbane Housing Sites Inventory Inset Map B.7.3 - Baylands Housing Sites Inventory Inset Map
List of Tables:

B.2.1 - Brisbane’s Regional Housing Needs Allocation
B.4.1 - Sites Inventory by Subarea Affordability Breakdown B.4.2 - Current Land Use and Development Standards for Residential and Mixed-Use Zoning Districts B.4.3 - Percentage of Lower Income RHNA on Nonvacant Sites B.4.4 - Planning Approvals du/ac in NCRO-2/SCRO-1 2018-2022 B.7.1 - Brisbane’s RHNA Capacity and Affordability Breakdown by Subarea B.7.2 - Housing Sites Inventory
B.7.3 - R-BA Density Sending Sites
B.7.4 - AFFH Housing Sites Inventory
ATTACHMENT 5
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APPENDIX B CITY OF BRISBANE 2023-2031 HOUSING ELEMENT
B-2

1. Introduction
A site-by-site review of all potential housing development sites was conducted citywide in accordance with Govt Code Sections 65583 and 65583.2 for this 6th RHNA Cycle. This appendix describes the methodology used in establishing Brisbane’s sites inventory and provides the detailed sites inventory tables and maps.

As demonstrated below, the RHNA, plus a buffer of 39% over the RHNA, can be accommodated within the existing zoned housing districts plus the Baylands subarea. The Baylands is the one new area identified in this Housing Element for rezoning to permit development of housing, while housing in the other areas was based on a combination of current zoning district standards, capacity and trends, as further described in this appendix.

Vacant and nonvacant, underutilized parcels in Brisbane were inventoried to determine what land is available for development at various levels of density per Government Code section 65583.2(a). Types of sites and the corresponding districts included:
• Vacant sites zoned for residential use (R-1, R-2, R-3, & R-BA residential zoning districts). • Vacant sites zoned for nonresidential uses that allow residential development (SCRO-1 & NCRO2 mixed-use zoning districts). • Residentially zoned sites, including non-vacant sites, underutilized sites, and non-residentially zoned sites with a residential overlay, that are capable of being developed at a higher density (PAOZ-1 & PAOZ-2 residential overlay districts).
• Sites zoned for nonresidential use that can be redeveloped for residential use and for which a program is included in Chapter 5 to rezone the site to permit residential use (C-1 mixed-use district to be rezoned per the Baylands Specific Plan).

The number of units that might be able to be developed at various affordability levels was then estimated.

This appendix details the following:
▪ Regional Housing Needs Allocation (RHNA)
▪ General Considerations in Identification of Sites
▪ Development Potential
▪ Commitment to Fair Housing
▪ Distribution of Units by Affordability and “No Net Loss” ▪ Sites Inventory
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2. Regional Housing Needs Allocation
State Housing Element law requires that a local jurisdiction accommodate its share of the region’s projected housing needs for the planning period. This share is called the RHNA and is provided for each jurisdiction and is specific to economic segments of the community. Compliance with this requirement is measured by the jurisdiction’s ability to identify adequate sites to accommodate the RHNA. The Association of Bay Area Governments (ABAG) is the Bay Area’s regional planning agency and is responsible for allocating the RHNA to individual jurisdictions within the region.

Brisbane’s RHNA for this sixth cycle Housing Element update is 1,588 housing units and is allocated by income category as a percentage of area mean income (AMI) as follows:

Table B.2.1
Brisbane’s Regional Housing Needs Allocation
Very Low
Income
Low
Income
Moderate
Income
Above-Moderate
Income
Total
Percentage of Area Mean
Income
<50% 51-80% 81-120% >120% -
2023-2031 RHNA (Cycle 6) 317 183 303 785 1,588
Where a jurisdiction does not have adequate sites to meet the RHNA with existing zoned sites, the jurisdiction must include a program to rezone adequate sites within 3 years of the statutory deadline, per Gov’t Code Section 65583(c)(1)(A). Brisbane does not have adequate sites to meet the RHNA and a program is included for rezoning on the Baylands, via adoption of a specific plan.

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3. General Considerations in Identification of Sites
As indicated in the RHNA table provided above and per Gov’t Code Section 65583.2(a), sites in the Inventory must also be classified as suitable for various income levels including very low, low, moderate and above moderate. Several housing laws impact how sites are selected for inclusion in the inventory and especially how they may be selected by income category.

3.1 Site Size:

Per Gov’t Code Section 65583.2(c)(2)(A), sites less than 0.5 acres generally cannot be considered as available for lower income development unless the jurisdiction demonstrates that it has a track record of affordable developments at this size of lot. For Brisbane’s inventory, no individual site less than 0.5 acres is allocated toward lower income units; however, as per State guidance, such small sites can be considered either for moderate income, above moderate income, or both.

Sites larger than 10 acres are generally not to be considered available for affordable housing, unless the Housing Element can demonstrate a track record for developing such sites of this size, or the city can demonstrate it is otherwise feasible to develop affordable housing.

In Brisbane’s inventory, there is only one (aggregated) site larger than 10 acres. The Baylands Specific Plan area is approximately 642 acres in total, of which about 52.8 acres are included in the housing inventory. The other areas of the Baylands would be developed with commercial uses, parks, etc. The property owner, Baylands Development Inc. (BDI), is actively engaged in redeveloping the entire area to repurpose the former railyard, already investing significant time and monies into remediation efforts to correct the decades of industrial uses of the land, and to establish a vibrant and connected community of housing, commercial, and parks and open spaces. The 52.8 acres of residential is planned to be subdivided to smaller blocks of less than 10 acres each, divided by a street network, as shown in the Baylands draft Specific Map provided in Appendix B.2

3.2 Housing Unit Density:

Per Gov’t Code Sections 65583.2(f) and 65583.2(h), Brisbane is classified as a “suburban jurisdiction” which assumes that land zoned at densities higher than 20 units to the acre on sites that can accommodate at least 16 units per site can facilitate affordable housing development.

The draft Specific Plan for the Baylands calls for approximately 42 du/ac, the minimum allowed would be 34 du/ac, but the City is conservatively projecting 516 below market units on the Baylands subarea, or 29% of the minimum number of housing units allowed (23% of the maximum allowed and currently proposed).

The Parkside PAOZ-1 and PAOZ-2 districts are already zone to 20 and 24 du/ac.

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3.3 Zoned Density versus Realistic Capacity:

When establishing the sites inventory, if sites do not meet the size and density considerations outlined above, then in determining the realistic unit capacity calculations, jurisdictions must consider current development trends of existing or approved residential developments at a similar affordability level in that jurisdiction, as well as the cumulative impact of standards such as maximum lot coverage, height, open space, parking, and floor area ratios. The capacity methodology must be adjusted to account for any limitation as a result of availability and accessibility of sufficient water, sewer, and dry utilities.

For nonvacant and non-residential zoned sites, the capacity methodology must account for the likelihood of residential development on these sites. For example, while a site may be zoned to accommodate 100 units, site constraints or other development standards may preclude development to the full 100 units.

3.4 AFFH Considerations:

New requirements to Affirmatively Further Fair Housing (AFFH; AB 686) dictate that the city avoid, to the extent possible, the location of potential affordable housing in the inventory in a manner that would exacerbate existing concentrations of poverty, as well as contribute to increasing the number of lowerincome households in lower-income neighborhoods. The city must also consider locating housing away from environmental constraints such as sea level rise, and near areas of higher or highest opportunities, including quality schools, parks, and educational opportunities. The State indicates that jurisdictions consider the following factors when determining the best locations for affordable housing:
• Proximity to transit.
• Access to high performing schools and jobs.
• Access to amenities, such as parks and services.
• Access to health care facilities and grocery stores.
• Locational scoring criteria for Low-income Housing Tax Credit (TCAC) Program funding. • Proximity to available infrastructure and utilities.
• Sites that do not require environmental mitigation.
• Presence of development streamlining processes, environmental exemptions, and other development incentives.

One measurement tool to evaluate neighborhood amenities and resources is the Tax Credit Allocation Committee (TCAC) Opportunity Area Map. The entirety of Brisbane is listed as a Moderate Resource area per the mapping tool. Accordingly, the Sites Inventory, which includes properties citywide complies with these requirements as the sites identified as suitable for lower income housing in Brisbane are located in a moderate resource area.

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4. Development Potential
Each site or aggregation of sites was analyzed to determine the likelihood and feasibility of development during the period 2023-2031. Factors such as underperforming or vacant uses, owner or developer interest, age and size of current improvements, site size, and site constraints were taken into account in determining realistic development capacity.

Most of the City’s inventory for meeting the RHNA falls within a large, multi-parceled site in the Baylands subarea with a single landowner/developer who is actively pursuing development of the site with housing via a Specific Plan currently under review by the City. It is a vacant site that requires environmental remediation, but provides extraordinary potential for development. While the City General Plan allows for 1800-2200 housing units within the Baylands, it is currently zoned commercial C1, which does not allow for housing. However, a specific plan is in process which will rezone the site for housing consistent with the adopted general plan. This is further described in Section 4.5 below.

The next largest group of sites for housing development potential are those within the Crocker Park Parkside overlay district. This is a group of sites with existing uses that could be redeveloped along with adjacent parcels, and certain office and warehouse developments that were determined to be underperforming and have a high potential for redevelopment to housing.

There are a number of infill sites in greater Central Brisbane area, including Brisbane Acres and Southwest Bayshore, that are generally smaller. Some of these have little or no opportunity for aggregation and/or are heavily constrained sites and were considered, but not identified to accommodate significant capacity.

While the City has seen an increase in the production of Accessory Dwelling Units (ADUs) in recent years due a number of state laws and local ordinances that have made these more feasible, they still make up the smallest group.

The development potential provided for this 6th Cycle RHNA was determined to total 2,220 housing units, as detailed by subarea and income category in following Table B.4.1, which provides a high-level summary of the sites listed on the Sites Inventory broken down by income. Figure B.7.1 shows a map of where each site is located within the City and the housing opportunity areas.

TABLE B.4.1
Sites Inventory by Subarea Affordability Breakdown
Subareas Total Units Very Low Low Moderate Above Moderate Pipeline Baylands 1,800 145 82 287 1,286 -
Parkside 246 159 87 0 0 -
Central Brisbane 134 1 2 4 127 39
ADUs 40 12 12 12 4 -
Totals 2,220 317 183 303 1,419 -
Table Source: Housing Resources Sites Inventory
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In summary, the Sites Inventory was developed to meet all applicable statutory requirements and provide a realistic and achievable roadmap for the city to meet and exceed its RHNA. The Sites Inventory is summarized as follows:
• The housing sites are spread throughout the city, with all located in a moderate resource area, to meet AFFH requirements.
• The housing projections utilize existing land use and zoning densities. • It includes conservative production and density assumptions for the identified housing sites. • The city has a significant rezoning program that is anticipated to be completed by the end of this housing cycle to adopt zoning via Specific Plan for 1,800 – 2,200 housing units in the Baylands subarea.
• The housing projections do not rely on new units developed under SB9. • The housing projections have a low reliance on new ADU production. • Less than 50% of the low income RHNA is accommodated on nonvacant sites.

The analytical process that went into creating the Sites Inventory and the justification for commercial site redevelopment are fully detailed in the Sites Inventory Approach and Methodology sections above.

The full list of sites adequate for housing development identified by the city is included in Table B.7.2.

For reference, Table B.4.2 provides an outline of the zoning district standards for all of the districts where housing is currently permitted either by-right or as a conditional use. Note that the Northeast Ridge PD district is a completed planned development district comprised of 499 housing units. As a PD district, no zoning standards are provided, but development of ADUs may occur within the existing development. The Baylands is not included in this table, since the zoning has not yet been adopted. Also, the Parkside PAOZ-1 and PAOZ-2 districts are the only districts where the existing zoning requires that new housing development be to a minimum density to 20 units per acre or more.

Table B.4.2
Current Land Use and Development Standards
for Residential and Mixed-Use Zoning Districts
Permitted Uses R-1 R-2 R-3 R-BA NCRO2SCRO1R-MHP PAOZ1PAOZ2NER -PD
Single-Family Unit Yes Yes Yes Yes No No No Yes No F
Accessory Dwelling
Unit
Yes No No Yes No Yes Yes Yes Yes Yes
Mobile
Homes/Mobile
Home Park
No No No No No No Yes No No F
Duplex No Yes Yes No No Yes No No No F
Multi-Family Units No Yes Yes No No Yes No Yes Yes F
Emergency Shelter No No No No No Yes No No No F
Mixed Use No No No No No YesH No No No F
Dwelling Group No Yes Yes No No Yes No Yes Yes F
Conditional Uses R-1 R-2 R-3 R-BA NCRO2SCRO1R-MHP PAOZ1PAOZ2NER -PD
Single-Family Unit No No No No YesC Yes No No No F
Duplex No No No No YesC No No No No F
Multi-Family Units No Yes Yes No YesC No No No No F
Dwelling Group No No No No YesC No No No No F
Mobile Home Park Yes Yes Yes No No Yes No No No F
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Mixed-Use No No No No Yes No No No No F
Live/Work Units No No No No Yes Yes No No No F
Group Care Home Yes Yes Yes Yes YesC Yes No No No F
Convalescent Home No No No No No Yes No No No F
Development
Standards
R-1 R-2 R-3 R-BA NCRO2SCRO1R-MHP PAOZ1PAOZ2NER
-PD
Density Transfer No No No Yes No No No No No No
Minimum Lot Size
(Sq. Ft.)
5,000A 5,000 A 5,000 A 20,000B 2,500 7,500 None NA NA F Minimum Density
(units/acre)
NA NA NA NA NA NA NA 20 24 F
Maximum Dwelling
Unit Density
(Unit/Sq. Ft.)
1/5,000 1/2,500 1/1,500 1/20,000 D E 1/1,500 28 28 F
Lot Coverage 40% 50% 60% 25% 90% 70% NA NA 60% F
Floor Area Ratio 0.72 0.72 0.72 0.72G NA NA NA NA NA F
Height Limit (Ft.) 28-30 28-30 28-30 35 28-35 35 20 38 40 F Front Setback (Ft.) ≤15 ≤15 ≤15 10 0 0 NA 5 – 15 5 – 20 F Side Setbacks (Ft.) 3-5 3-5 3-5 5-15 0-10 0-10 NA 5-10 5-10 F Rear Setback (Ft.) 10 10 10 10 10 10 NA 10 15 F
Notes:

A: With exceptions for substandard lots per Brisbane Municipal Code Sections 17.32.055.A, 17.08.040.B & 17.10.040.B B: No less than a 5,000 sq. ft. lot is possible in the R-BA under Use Permit for Density Transfer or Clustered Development.

C: Residential uses are as part of a mixed-use project in the NCRO-2.

D: Densities established in conjunction with Use Permit and/or Design Permit approval.

E: Densities in the SCRO-1 are Single-Family Unit: 1/7,500; Duplex: 1/3,750; Multi-Family Units: 1/1,500; Mixed-Use & Live/Work F: PD is subject to Specific Plan and PD Permit approval. The Northeast Ridge is a PD district and has been developed with 499 housing units.

G: 0.72 FAR up to a maximum floor area of 5,500 sq ft for SFR. Exception allowed for ADUs.

H: Mixed use in the SCRO-1 district must meet the definition of Housing Development Project or a Streamlined Housing Development Project, defined in BMC Section 17.02.

General Notes: Transitional housing, supportive housing and factory-built/manufactured housing (including mobilehomes) are treated as “dwellings” by definition per Brisbane Municipal Code Section 17.02.235; single-room-occupancy units are categorized as multiple-family dwellings per BMC Section 17.02.235.C.

The following subsections provide a discussion of how sites were identified in the categories of:
• Vacant and non-vacant sites
• Mixed Use Sites
• Residential Zones without a minimum density
• Sites Already Zoned for Housing Development with Minimum Density • Sites to be Zoned for Housing Development with Minimum Density • Pipeline Projects
• Accessory Dwelling Units

4.1 Vacant and Nonvacant Sites:

The City of Brisbane’s Sites Inventory for future housing development includes properties zoned for development of single and multi-family housing that are vacant, non-vacant land that is otherwise underutilized and is zoned at least 20 du/ac (see Section 4.4), and/or land that is non-residentially zoned and vacant that is identified for rezoning (see Section 4.5). Both vacant and nonvacant sites that are zoned mixed-use were included. As shown in Table B.7.1 below, the Housing Sites Inventory demonstrates that there is enough capacity in the sites inventory to meet the City's RHNA.

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All of City's affordable housing would be developed on land that is either underutilized or vacant. As shown in Table B.4.3, and per Government Code Section 65583.2(g)(2), the City does not rely on nonvacant sites to accommodate more than 50 percent of RHNA for lower income households; 51% of the City’s below market rate affordable housing would be developed on vacant land while nonvacant land would accommodate 49%.

The analysis of capacity for affordable housing units (extremely low-, very low-, and low-income households) utilizes the minimum density of at least 20 units to the acre, deemed to facilitate affordable housing development given Brisbane is considered a “suburban jurisdiction” based on its population being under 20,0001.

TABLE B.4.3
Percentage of Lower Income RHNA on Nonvacant Sites
Brisbane’s Lower Income RHNA 500
Units in Pipeline Projects 2
ADUs 24
Capacity on Vacant Sites 227
Total Capacity of Lower Income RHNA (not related to nonvacant sites) 253 Capacity on Nonvacant Sites to be Rezoned 247
Percentage of Lower Income RHNA Capacity on Nonvacant Sites 49% For reference, a table of current zoning district standards is provided as Table B.4.2 above.

4.2 Mixed-Use Sites.

Brisbane has two mixed-use zones that also allow residential development, the NCRO-2 Downtown Brisbane Neighborhood Commercial and SCRO-1 Southwest Bayshore Commercial districts. In the last five years, most projects located in the City’s mixed-use zones have included a residential component.

Table B.4.4 shows the dwelling units per acres of approved projects on sites in mixed-use zones from 2017-2021.

Although the percentage of residential uses in these projects varied widely, the average density was 42 units to the acre. State guidance is to extrapolate the trend by multiplying the probability times the 42 du/ac average. Since 100% of the mixed-use zoned sites historically included housing, the result remains 42 du/ac. For those sites that assume mixed use with residential components in the sites inventory, potential density is assumed more conservatively at 23 du/ac in the NCRO-2 Zoning District, except for one site, due to small lot sizes and 8 du/ac in the SCRO-1 Zoning District due to environmental constraints. The one exception applies to a site that was entitled for a mixed-use development at 73 du/ac prior to 2020 but was not developed, likely due in part to the COVID-19 pandemic and subsequent economic impacts depressing development rates across the country. For this site alone, the potential capacity utilized 42 du/ac (see Table B.7.2).
1 65583.2(e)
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TABLE B.4.4
Planning Approvals du/ac in NCRO-2/SCRO-1 2018-2022
Address
Development Type
Description No. of
Dwelling
Units
% of
Project
Residential
(approx.)
Base
Zone
Lot
Size
(Acres)
Dwelling
Units
per Acre
(du/ac)
213 Visitacion Ave
Mixed Use
Demo existing structure
and construct new 3-story
building
4 94% NCRO-2 .06 64
18 Visitacion Ave
Mixed Use
Construct new 3-story
building on vacant lot
2 95% NCRO-2 .06 35
36-50 San Bruno
Ave
Mixed Use
Demo existing parking lot
and construct 3-story
senior housing building
16 93% NCRO-2 .22 73
23 San Bruno Ave
Mixed Use
Demo existing structure
and construct new 3-story
building
4 90% NCRO-2 .11 35
3998 Bayshore Blvd
Single-Family
Construct new singlefamily home on vacant lot1 100% SCRO-1 .21 5 Total Projects 5
Total with Residential 5 (100%)
Average Dwelling Units per Acre for Projects with Residential 42

4.3 Residential Zones without a Minimum Density.

Only two of Brisbane’s residential zoning districts requires a minimum density. These are the Parkside PAOZ-1 and PAOZ-2 districts, discussed below. In these other zoning districts without a minimum unit density requirement, the Housing Element must demonstrate how the number of units determined for each site will be accommodated, taking land use controls and site improvement requirements (setbacks, building height, parking, etc.) into account. Housing development already exists within subareas that have residential zoning but no minimum densities established, including the Central Brisbane, Brisbane Acres and Southwest Bayshore subareas.

Of the 82 residential sites without a minimum density included on the inventory, just two sites are projected to contain more than one residential unit, both pipeline projects. Most of these sites, a total of 78, are located within a zoning district that only permits one single-family dwelling per lot. Of those 78 single-family lots, another 38 are further restricted by environmental, access and infrastructure constraints and have a realistic capacity of zero.

The land use and development standards for all of the current residential districts are provided in Table B.4.2.

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4.4 Sites Already Zoned for Housing Development with Minimum Density.

The sites inventory includes nonvacant sites that are zoned for by-right housing development at minimum densities of 20-24 du/ac with no discretionary design review in the Parkside Residential Overlay PAOZ-1 and PAOZ-2 zoning districts. These zoning districts were established in 2018 as part of the City’s 5th cycle rezoning program to accommodate a 4th cycle shortfall of sites (see Appendix A, Evaluation of the 2015-2022 Housing Element, for additional discussion of the rezoning program). With minimum densities of at least 20 du/ac (PAOZ-1) and 24 du/ac (PAOZ-2), these districts will accommodate housing units affordable for lower income households per Government Code Section 65583.2(c)(3)(B)(iii). . Because the sites are currently nonvacant, the City conducted the following analysis to evaluate the sites’ potential for development in the 2023-2031 cycle:
• Existing uses: Sites in the PAOZ-1 and PAOZ-2 districts are developed with exclusively concrete tilt-up warehouses built between 1966-1969 and at nearly 60 years old are approaching the end of their functional lifespan. These single-story structures are developed at significantly lower heights (14-25 feet) than the district maximum (38-40 feet for residential structures) and less overall intensity (0.19-0.47 FAR) compared to the district maximum (2.0 FAR for commercial development, no maximum for residential development). These characteristics indicate that residential redevelopment would maximize development potential of these sites compared to existing conditions.
• Trends: In the past fifteen years, the City has approved entitlements for five residential projects on nonvacant sites that included demolition of existing structures and redevelopment with higher density residential uses, summarized below:

Site Address Zoning District Existing Use Entitled Use
1 San Bruno Avenue NCRO-2 Gasoline service station 3-story mixed use (15 units above commercial)
23 San Bruno Avenue NCRO-2 Single-story warehouse 3-story mixed-use (4 units above commercial)
124 San Bruno Avenue R-3 Single-family dwelling Triplex 661 San Bruno R-3 Single-family dwelling Fourplex
213 Visitacion Avenue NCRO-2 Single-family dwelling 3-story mixed use (4 units above commercial)
• Current market demand: The Parkside at Brisbane Village Precise Plan (adopted 2017) contains the design objectives for the PAOZ-1 and PAOZ-2 overlay districts informed by an economic feasibility study.
2 This study found that the housing types permitted by the PAOZ-1 and PAOZ-2 districts to be economically feasible at the densities permitted. In 2020, the City had discussions with a national housing development firm with interest in developing sites in the PAOZ-2 district. The COVID-19 pandemic and subsequent economic impacts depressing development rates across the country, fueled by supply chain disruptions, labor costs, inflation and high interest rates, has likely dampened developer interest, but over the course of the eight year planning period it is likely these short-term economic impacts will shift. • Existing tenancies: The properties are currently 100% occupied and current lease information is not publicly available with the exception of 25 Park Place, for which a 10-year lease exceeding 2 Strategic Economics, 2016. Reference: Parkside Plan Documents | City of Brisbane, CA (brisbaneca.org) ATTACHMENT 5
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the current planning cycle was recently signed by the City of Brisbane (this property’s development capacity has been adjusted to zero to reflect this lease term). However, given the existing use characteristics, development trends and market analysis, existing tenancies are not sufficient to eliminate the development potential of these districts. • Additional standards to encourage residential development: To facilitate development of sites within these districts, the Parkside at Brisbane Village Precise Plan and PAOZ-1 and PAOZ-2 district standards provide a streamlined, ministerial design review process for projects that comply with the objective zoning and design standards established in the Precise Plan and district regulations. This review process would expedite project review substantially, eliminating from six months to one year of processing time to similar development proposals in other zoning districts. This is in addition to permitting residential development by-right at minimum densities of 20 and 24 du/ac, which no other zoning districts currently permit (note the rezoning of the Baylands subarea via adoption of a Specific Plan will allow minimum densities of at least 20 du/ac, but this zoning has not yet been adopted).

In summary, while there are warehouses on these properties, they were developed in the 1960’s and are considered to be near the end of their functional lifespan. Housing would represent a higher and better use, and there was interest by potential developers in 2019, prior to the Covid-19 pandemic.

While construction slow-downs due to Covid-19 may have delayed development, the sites remain viable for redevelopment to housing, and per Government Code Section 65583.2(c)(1) jurisdictions can utilize that minimum density to determine the capacity of a site.

Housing development of affordable units in the Parkside areas meets the requirements of AFFH, in that the area was identified for housing given its various qualities of being an extension of the existing Central Brisbane residential areas, having existing infrastructure, and having walkable access to various amenities, including:
• Schools (Silverspot Nursery School, Brisbane Elementary School and Lipman Middle School) • Public Transportation (SamTrans Route 292 and shuttle services) • Central Brisbane Shops and Restaurants
• Community Park and other parks and walking trails
• Senior Center
• City Hall

4.5 Sites to be Zoned for Housing Development with Minimum Density.

The above outlined zoning provides existing residential zoned sites for a total of 426 housing units.

Since this is short of Brisbane’s RHNA of 1,588, including 803 in the moderate- and lower-income categories, Government Code Section 65583(c)(1)(A) calls for a program to provide zoning within 3 years of the statutory deadline to establish zoning by right. The zoning is also to be by-right to a minimum of 20 units per acre on sites that can accommodate at least 16 units, with not more than 50 percent of the requirement in mixed use.

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and deliberations by the Planning Commission and City Council, the City crossed the milestone in 2018 of approving ballot Measure JJ, which allowed for development of 1,800 to 2,200 housing units on the vacant lands in the northwest quadrant of the Baylands. Measure JJ also allowed for up to 7 million square feet of new commercial development, plus parklands and infrastructure. In 2019, a general plan amendment was adopted by City Council as the first implementation task of Measure JJ. Measure JJ also requires the developer to prepare a Specific Plan implementing the land use program to address the following:
• Ensure that the site is remediated to safely accommodate residential uses • Secure an adequate water supply
• Ensure that development is revenue-positive for the City • Incorporate sustainability principles including reduction in vehicle miles traveled • Protect/restore habitat and historic resources
• Address long-term sea level rise and flood protection On April 18, 2022, the developer submitted an updated draft Specific Plan. That specific plan is in process, with adoption by Brisbane’s City Council anticipated within the first 3 years of the housing element, to establish the zoning consistent with Measure JJ and the General Plan amendment. As indicated in Program 2.A.2 (see Chapter 5 – Housing Plan) the zoning will be completed by the statutory deadline. Sites that are within the boundaries of the draft Specific Plan are included in the Sites Inventory (Table B.7.2) and identified as a “Rezoning Project.” The draft Specific Plan calls for 2,200 housing units but the City is conservatively calculating the realistic capacity of the Baylands utilizing the minimum number of housing units designated in Measure JJ and the General Plan (1,800 housing units), or approximately 34 du/ac, exceeding the minimum 20 du/ac required to facilitate affordable housing development.

Finally, this vacant site requires site remediation (environmental clean-up), as indicated above.

Remedial Action Plans have been approved by both the State Department of Toxic Substances Control and the Regional Water Quality Control Board and there are no known environmental conditions that would preclude residential development as provided for in this Housing Element cycle. This is further discussed, with links to the remedial action plans provided in Chapter 3 – Resources, Section 3.1.2 - Site Inventory. Environmental clean-up under the approved Remedial Action Plans is estimated between three to four years to complete.

4.6 Pipeline Projects:

In addition to the sites potentially available for development or redevelopment, projects that have been approved, permitted, or received a certificate of occupancy since the beginning of the RHNA projected period may be credited toward meeting the RHNA allocation based on the affordability and unit count of the development. For these projects, affordability is based on the actual or projected sale prices, rent levels, or other mechanisms establishing affordability in the planning period of the units within the project. As noted in Table B.4.1, there are currently 39 units that have been entitled since the beginning of the RHNA projected period and these sites are included in the Sites Inventory (Table B.7.2), as each is presumed to receive its Certificate of Occupancy (C of 0) after June 30, 2022. If any of these sites receive their C of O before this date, or the project does not continue, the spreadsheet will be modified accordingly.

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4.7 Accessory Dwelling Units:

The State now allows jurisdictions to count projected development of accessory dwelling units (ADUs) based on prior years' production averages. Substantial changes in State law pertaining to ADUs in the last several years have made it much easier for homeowners to create ADUs within Brisbane. According to City records, 7 ADUs were permitted in 2021, demonstrating an increase in development over the prior years, where 2 permits were issued in 2020 and 6 in 2019. This inventory includes a projection of 5 ADUs annually over the eight-year Housing Element period, resulting in 40 new ADUs.

A study conducted by the Association of Bay Area Governments (ABAG) from September 2021 found that ADUs are rented at a variety of rates and often meet lower income affordability requirements based on the incomes of the occupants and/or their rental rates. Based on these findings, local jurisdictions are justified in using certain percentages to meet their affordable housing allocations.

Although the State has not yet officially approved the conclusions of the study, it has agreed that jurisdictions can allocate ADUs towards a range of income levels.

The study's recommended affordability breakdown that a Bay Area jurisdiction can use for ADUs, which is as noted as being conservative, is 30% very low, 30% low, 30% moderate and 10% above moderate.

Thus, the Sites Inventory will be using this affordability mix (12/12/12/4) to estimate ADU affordability in Brisbane.

5. Commitment to Fair Housing.

State Assembly Bill 686 requires an analysis of sites identified to meet RHNA obligations for their ability to affirmatively further fair housing. The data below provides a summary of the information available through ABAG’s HESS mapping tool for evaluating the fair housing impacts of the RHNA sites chosen.

The City of Brisbane consists of one Census tract made up of 5 block groups. Per ABAG’s HESS mapping tool, Brisbane has no substandard housing, no racially or ethnically concentrated areas of poverty or affluence, and the displacement risk is “stable moderate/mixed income.” Furthermore, 37% of households earn less than 80% AMI, 9% of households have a disability, 29% of households are cost burdened, and 1% of households are over-crowded (Table B.7.4).

Figure B.5.1 shows Brisbane’s capacity by block group and shows eight AFFH indicators for each block group, further identifying which block group rate or median that is either 25% higher or lower than the overall city rate. The greatest share of units falls within Block Group 2, an area that encompasses the residences on the Northeast Ridge, but also the Baylands and Parkside Subareas, which has a 25% higher rate of families with children, overcrowded housing units, non-white population, and median household income than the citywide average. The remaining AFFH indicators – disability, poverty rate, and owner and renter cost burden are lower than city averages. Generally, the City’s projected low-income housing capacity are in areas with equal access to existing resources in the City, and greater access to planned improvements and resources in the Baylands subarea (e.g., enhanced public open spaces, high quality transit access, and new residential neighborhoods) than the remainder of Central Brisbane.

Additional information about AFFH requirements for the Sites Inventory and 2020 Census Block Group Analysis is included in Appendix C.

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FIGURE B.5.1
RHNA Capacity by Block Group and AFFH Indicators
Capacity
(units) Disability
Families
with
Children
Overcrowded
Housing Units
Below
Poverty
Rate
Renter
Cost
Burden
Owner
Cost
Burden
Non-White
Population
Median
Household
Income
Block
Group 1 11 10.6% 9.2% 0.0% 9.1% 73.8% 39.4% 28.5% $103,150 Block
Group 2 2,046 8.6% 33.0% 8.6% 2.9% 34.6% 27.4% 82.7% $163,516 Block
Group 3 48 3.6% 13.0% 8.5% 2.9% 30.2% 37.4% 79.9% $135,724 Block
Group 4 25 3.1% 14.3% 5.0% 0.0% 37.5% 36.9% 56.8% n/a
Block
Group 5 44 6.6% 22.0% 0.0% 2.8% 28.6% 35.1% 49.2% $108,583 City of
Brisbane 9.0% 19.4% 4.2% 3.4% 44.7% 35.9% 57.8% $114,583 San Mateo
County 4.9% 29% 7% 6% 46% 30% 61% $128,091
25% above City average
25% below City average
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6. Distribution of Units by Affordability and “No Net Loss” Consistent with State guidance, individual sites less than 0.5 acres were assumed to be developed with above-moderate income, unless the site was in the pipeline, then the actual proposed distribution of units by affordability was included.

For the sites larger than 0.5 acres, the distribution of units by income category fell into two types:

1. For site sites already zoned for housing development with a minimum density, Parkside PAOZ-1 and PAOZ-2 zoning districts, 100% of the units are in the lower income category per Government Code Section 65583.2(c)(3)(B)(iii).

2. For sites to be zoned for housing development with a minimum density, the northwest quadrant of the Baylands, the distribution of units by affordability is 8% very low-income, 5% low- income, 16% moderate-income, and 71% above moderate.

Because of new rules in the Housing Accountability Act's "No Net Loss" provisions (SB 166 of 2017), the land inventory and site identification programs in the Housing Element must always include sufficient sites to accommodate the unmet RHNA, in terms of the number of housing units, as well as the level of affordability. When a site identified in the Element as available for the development of housing to accommodate the lower-income portion of the RHNA is developed at a higher income level, the locality must either:
✓ Identify and rezone, if necessary, an adequate substitute site, or ✓ Demonstrate that the land inventory already contains an adequate substitute site.

Brisbane’s Sites Inventory includes capacity for 2,220 units, for an excess capacity of 632 units, or a buffer of 40% over the City’s RHNA to accommodate unmet RHNA throughout the planning period. The Sites Inventory also included the minimum number of 1,800 units allowed on the Baylands, consistent with Measure JJ.

This provides a secondary buffer of 400 units, since a total of 2,200 units could be permitted in the Baylands subarea and is currently proposed by the developer. If 2,200 units are ultimately approved with the Specific Plan adoption, a buffer of 65% would be provided, well beyond HCD’s recommended 15 to 30%.

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APPENDIX B
B-17

7. Site Inventory
Government Code Section 65583(a)(3) requires local governments to prepare an inventory of land suitable for residential development, including vacant sites and sites having the potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites. The inventory of land suitable for residential development shall be used to identify sites that can be developed for housing within the planning period (Section 65583.2). To create this list, vacant and underutilized parcels in Brisbane were inventoried to determine what land is available for development at various levels of density per Government Code section 65583.2(a). Types of sites included:
• Vacant sites zoned for residential use.
• Vacant sites zoned for nonresidential uses that allow residential development. • Residentially zoned sites, including non-vacant sites, underutilized sites, and non-residentially. zoned sites with a residential overlay, that are capable of being developed at a higher density. • Sites zoned for nonresidential use that can be redeveloped for residential use and a program is included to rezone the site to permit residential use.

Beginning in March 2021, City staff began a series of citizen outreach workshops on the 2023-2030 Housing Element update, which included the utilization of an online community engagement tool called, “Balance Brisbane”. This tool was used to gather input on potential housing sites from the community.

Based in part on the results of Balance Brisbane (summary report in Appendix E) and the expertise of staff, consultants, and developers, the City identified the Baylands subarea as the most logical site to be put forward as meeting the RHNA plus the buffer, given a range of 1,800 to 2,200 housing units is permitted per a General Plan Amendment completed in 2019, a single landowner/developer owns the multi-parceled site is and actively pursuing development of the site with housing, and it is vacant.

The next largest group of sites for housing development potential are those within the Parkside overlay district. This is a group of sites with existing uses that could be redeveloped along with adjacent parcels, and certain office and warehouse developments that were determined to be underperforming and have a high potential for redevelopment to housing. There are a number of infill sites in Central Brisbane, including Brisbane Acres and Southwest Bayshore, that are generally smaller. Some of these have little or no opportunity for aggregation and/or are heavily constrained sites and were considered, but not identified to accommodate significant capacity. Lastly, while the City has seen an increase in the production of Accessory Dwelling Units (ADUs) in recent years due to a number of recent ordinances that have made development of these units more feasible, they make up the smallest group.

The development potential provided for this 6th Cycle RHNA was determined to total 2,220 housing units, with more than 50% of the City’s capacity located on sites that are vacant. The affordability breakdown of these sites is 317 Very Low- Income units, 183 Low-Income units, 303 Moderate-Income units, and 1,419 Above Moderate-Income units (Table B.7.1). As detailed in Chapter 3, the sites for affordable developments are all located in a moderate resource area and not located in any Racially/Ethnically Concentrated Areas of Poverty (RECAP) or Racially/Ethnically Concentrated Areas of Wealth.

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APPENDIX B
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APPENDIX B CITY OF BRISBANE 2023-2031 HOUSING ELEMENT
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APPENDIX B
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TABLE B.7.1
Brisbane’s RHNA Capacity and Affordability Breakdown by Subarea Subareas Pipeline Very Low Low Moderate Above Moderate Total Units Baylands 145 82 287 1,286 1,800
Parkside 159 87 0 0 246
Central Brisbane 39 1 2 4 131 134
ADUs 12 12 12 4 40
Totals 317 183 303 1,419 2,220
RHNA 317 183 303 785 1,588
Buffer 632-1,032* (40-65%)
Table Source: Housing Resources Sites Inventory, 2022
* The Baylands allows for 1,800-2,200 dwelling units; the developer is currently proposing 2,200 while the Housing Element is using 1,800 for its capacity analysis
To see the full list of adequate housing development identified by the City, see Table B.7.2 ATTACHMENT 5
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1.12 Warehouse (Industrial) YES-Current NO - Privately-Owned Used 5th RHNA Cycles Available 23 23
One-story, 60 year old
building; larger than .5
acres; underutilized use
Adjacent to Downtown,
minimum residential
density 20 du/ac;
economic feasibility study
found density viable
Current height 14-25 ft
whereas 38-40 ft
allowed; current FAR less
than 0.49 whereas no
max for residential
Brisbane 280 Old County Rd, Brisbane Ca 94005 94005 005-202-210 PR -TC PAOZ-1 20 28 1.5 Post Office YES-Current NO - Privately-Owned Used 5th RHNA Cycles Available 30 30 "" "" "" Brisbane 25 Park Ln, Brisbane Ca 94005 94005 005-212-100 PR -TC PAOZ-1 20 28 1.27 Warehouse (Industrial) YES-Current NO - Privately-Owned Used 5th RHNA Cycles Available 26 26 "" "" "" Brisbane 145 Park Ln, Brisbane Ca 94005 94005 005-190-100 PR -TC PAOZ-2 24 28

2.88 Warehouse (Industrial) YES-Current NO - Privately-Owned Used 5th RHNA Cycles Available 70 70 ""
Adjacent to Downtown,
minimum residential
density 24 du/ac;
economic feasibility study
found density viable ""
Brisbane 105 Park Ln, Brisbane Ca 94005 94005 005-202-150 PR -TC PAOZ-2 24 28 2.13 Warehouse (Industrial) YES-Current NO - Privately-Owned Used 5th RHNA Cycles Available 52 52 "" "" "" Brisbane 91-99 Park Ln, Brisbane Ca 94005 94005 005-202-200 PR -TC PAOZ-2 24 28 1.86 Warehouse (Industrial) YES-Current NO - Privately-Owned Used 5th RHNA Cycles Available 45 45 "" "" "" Brisbane 258 Humboldt Rd, Brisbane Ca 94005 94005 007-202-020 R R-1 0 8.7 0.13 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 Conforming, vacant lot in
single-family district
No discretionary review
required for single-family
homes
Brisbane 114 Santa Clara St, Brisbane Ca 94005 94005 007-233-200 R R-1 0 8.7 0.13 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 90 Kings Rd, Brisbane Ca 94005 94005 007-303-120 R R-1 0 8.7 0.16 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 250 Sierra Point Rd, Brisbane Ca 94005 94005 007-313-230 R R-1 0 8.7 0.18 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 221 Mendocino St, Brisbane Ca 94005 94005 007-332-080 R R-1 0 8.7 0.06 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 231 Santa Clara St, Brisbane Ca 94005 94005 007-342-170 R R-1 0 8.7 0.06 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 625 Humboldt Rd, Brisbane Ca 94005 94005 007-401-070 R R-1 0 8.7 0.11 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 20 Margaret Ave, Brisbane Ca 94005 94005 007-410-010 R R-1 0 8.7 0.1 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 180 Kings Rd, Brisbane Ca 94005 94005 007-410-090 R R-1 0 8.7 0.18 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 160 Kings Rd, Brisbane Ca 94005 94005 007-410-100 R R-1 0 8.7 0.22 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 20 Tulare St, Brisbane Ca 94005 94005 007-242-090 R R-1 0 8.7 0.13 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 94 Paul Ave, Brisbane Ca 94005 94005 007-410-200 R R-1 0 8.7 0.18 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 92 Paul Ave, Brisbane Ca 94005 94005 007-410-210 R R-1 0 8.7 0.1 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 50 Paul Ave, Brisbane Ca 94005 94005 007-410-300 R R-1 0 8.7 0.12 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 298 Kings Rd, Brisbane Ca 94005 94005 007-423-010 R R-1 0 8.7 0.12 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 262 Kings Rd, Brisbane Ca 94005 94005 007-423-050 R R-1 0 8.7 0.12 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 11 Margaret Ave, Brisbane Ca 94005 94005 007-423-120 R R-1 0 8.7 0.12 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 779 Humboldt Rd, Brisbane Ca 94005 94005 007-431-230 R R-1 0 8.7 0.08 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 783 Humboldt Rd, Brisbane Ca 94005 94005 007-431-250 R R-1 0 8.7 0.14 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 730 Humboldt Rd, Brisbane Ca 94005 94005 007-432-090 R R-1 0 8.7 0.11 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" APPENDIX B: Table B.7.2 - Housing Sites Inventory
CITY OF BRISBANE 2023-2031 HOUSING ELEMENT
B-22
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Jurisdiction Name Site Address/Intersection 5 Digit ZIP Code
Assessor
Parcel
Number
Consolidated
Sites
General Plan
Designation (Current)
Zoning
Designation
(Current)
Minimum Density
Allowed
(units/acre)
Max Density
Allowed
(units/acre)
Parcel Size
(Gross
Acres)
Existing Use/Vacancy Infrastructure Publicly-Owned Identified in Last/Last Two Planning Cycle(s)
Site Status
Lower
Income
Capacity
Moderate
Income
Capacity
Above Moderate
Income Capacity
Total
Capacity
Optional Information 1 Optional Information 2 Optional Information 3 Brisbane 788 Humboldt Rd, Brisbane Ca 94005 94005 007-432-380 R R-1 0 8.7 0.09 Vacant YES-Current NO - Privately-Owned Not Used in Previous RHNA Cycles Available 1 1 "" "" Brisbane 462 Kings Rd, Brisbane Ca 94005 94005 007-443-110 R R-1 0 8.7 0.13 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 466 Kings Rd, Brisbane Ca 94005 94005 007-443-120 R R-1 0 8.7 0.13 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 150 Lake St, Brisbane Ca 94005 94005 007-461-010 R R-1 0 8.7 0.07 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 808 Sierra Point Rd, Brisbane Ca 94005 94005 007-521-090 R R-1 0 8.7 0.14 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 855 Sierra Point Rd, Brisbane Ca 94005 94005 007-522-140 R R-1 0 8.7 0.16 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 865 Sierra Point Rd, Brisbane Ca 94005 94005 007-522-150 R R-1 0 8.7 0.15 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 850 San Bruno Ave, Brisbane Ca 94005 94005 007-551-030 R R-1 0 8.7 0.44 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 2 2 "" "" Brisbane 240 Trinity Rd, Brisbane Ca 94005 94005 007-202-060 R R-1 0 8.7 0.29 Single Family Residential YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 Large lot with singlefamily home that could be
split into 2 conforming
lots
2 projects within last 5
years demolished existing
home, split lot, and
developed 2 new homes
each with an ADU
Brisbane 460 Klamath St, Brisbane Ca 94005 94005 007-262-190 R R-1 0 8.7 0.23 Single Family Residential YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 50 Kings Rd, Brisbane Ca 94005 94005 007-303-060 R R-1 0 8.7 0.3 Single Family Residential YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 24 Kings Rd, Brisbane Ca 94005 94005 007-303-070 R R-1 0 8.7 0.39 Single Family Residential YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 150 Kings Rd, Brisbane Ca 94005 94005 007-410-110 R R-1 0 8.7 0.33 Single Family Residential YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 280 Kings Rd, Brisbane Ca 94005 94005 007-423-030 R R-1 0 8.7 0.27 Single Family Residential YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 303 Kings Rd, Brisbane Ca 94005 94005 007-432-140 R R-1 0 8.7 0.3 Single Family Residential YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 372 Kings Rd, Brisbane Ca 94005 94005 007-471-020 R R-1 0 8.7 0.27 Single Family Residential YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" Brisbane 335 Mariposa St, Brisbane Ca 94005 94005 007-271-060 R R-2 0 17.6 0.05 Parking YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 Conforming, underutilized lot in multi-family
district
No discretionary review
required for single-family
homes
Preliminary discussion
with owner to
consolidate and develop
with 4 units
Brisbane 335 Mariposa St, Brisbane Ca 94005 94005 007-271-070 R R-2 0 17.6 0.05 Parking YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 "" "" "" Brisbane 219 Tulare St, Brisbane Ca 94005 94005 007-361-210 R R-3 0 29 0.06 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 1 1 Conforming, vacant lot in
single-family district
No discretionary review
required for single-family
homes
Brisbane 221 Tulare St, Brisbane Ca 94005 94005 007-361-220 R R-3 0 29 0.15 Single Family Residential YES-Current NO - Privately-Owned Not Used in Previous RHNA Cycles Pipeline Project 3 3 Interest from property
owner to redevelop; onestory single-family home
Entitled under DP/EX-2-
18; extension granted
until June 2023
Brisbane Bayshore Blvd, Tulare St, Santa Clara St, Brisbane Ca 94005 (Nijem) 94005 007-250-010 R R-BA 0 2.2 2.28 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 Environmental, access, and infrastructure constraints Brisbane Bayshore Blvd, Tulare St, Santa Clara St, Brisbane Ca 94005 (Nijem) 94005 007-250-120 R R-BA 0 2.2 0.75 Vacant YES-Current NO - Privately-Owned Not Used in Previous RHNA Cycles Available *See cmt 0 "" Brisbane Bayshore Blvd, Tulare St, Brisbane Ca 94005 (Nijem, Lot 106) 94005 007-350-160 R R-BA 0 2.2 1.24 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane Bayshore Blvd, Tulare St, Brisbane Ca 94005 (Sabharwal, Lots 3 & 4) 94005 007-350-190 R R-BA 0 2.2 2.35 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane Bayshore Blvd, Tulare St, Brisbane Ca 94005 (Sabharwal, Lots 6 & 7) 94005 007-350-220 R R-BA 0 2.2 2.19 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane 8 Joy Ave, Brisbane Ca 94005 94005 007-350-240 R R-BA 0 2.2 0.93 Single Family Residential YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane Bayshore Blvd, Tulare St, Brisbane Ca 94005 (Peters Lot, 107) 94005 007-350-350 R R-BA 0 2.2 0.79 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane 81 Paul Ave, Brisbane Ca 94005 94005 007-481-090 R R-BA 0 2.2 0.92 Single Family Residential Yes-Potential NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane 41 Margaret Ave, Brisbane Ca 94005 94005 007-482-010 R R-BA 0 2.2 0.46 Single Family Residential Yes-Potential NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane Margaret Ave, Beatrice Rd, Kings Rd, Brisbane Ca 94005 (Lavasani, Lot 84A) 94005 007-482-070 R R-BA 0 2.2 0.39 Vacant Yes-Potential NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane Beatrice Rd, Margaret Ave, Brisbane Ca 94005 (Kelly, Lot 87) 94005 007-482-080 R R-BA 0 2.2 1.2 Vacant Yes-Potential NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane 88 Beatrice Rd, Brisbane Ca 94005 94005 007-501-010 R R-BA 0 2.2 1.27 Single Family Residential Yes-Potential NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane Beatrice Rd, Margaret Ave, Brisbane Ca 94005 (Bednar, Lot 89) 94005 007-502-010 R R-BA 0 2.2 1.05 Vacant Yes-Potential NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane Beatrice Rd, Margaret Ave, Brisbane Ca 94005 (Ibrahim, Lot 90) 94005 007-502-020 R R-BA 0 2.2 1.1 Vacant Yes-Potential NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane 490 Kings Rd, Brisbane Ca 94005 94005 007-502-040 R R-BA 0 2.2 0.73 Single Family Residential YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane Beatrice Rd, Margaret Ave, Brisbane Ca 94005 (Li Lot 90) 94005 007-502-050 R R-BA 0 2.2 1.09 Vacant Yes-Potential NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane 1020 Humboldt Rd, Brisbane Ca 94005 94005 007-502-120 R R-BA 0 2.2 1.14 Single Family Residential YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane 950 Humboldt Rd, Brisbane Ca 94005 94005 007-502-130 R R-BA 0 2.2 0.8 Residential-Vacant Land YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane 930 Humboldt Rd, Brisbane Ca 94005 94005 007-502-150 R R-BA 0 2.2 0.88 Single Family Residential YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane Humboldt Rd, Annis Rd, Brisbane Ca 94005 (Trinh, Lot 35) 94005 007-541-010 R R-BA 0 2.2 1.04 Vacant Yes-Potential NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane 100 Harold Rd, Brisbane Ca 94005 94005 007-542-010 R R-BA 0 2.2 1.28 Single Family Residential Yes-Potential NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane 301 Harold Rd, Brisbane Ca 94005 94005 007-542-020 R R-BA 0 2.2 1.5 Single Family Residential Yes-Potential NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane 401 Harold Rd, Brisbane Ca 94005 94005 007-542-030 R R-BA 0 2.2 0.65 Single Family Residential Yes-Potential NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane San Bruno Ave, Joy Ave, Brisbane Ca 94005 (Dharma, Lot 10) 94005 007-552-030 R R-BA 0 2.2 0.86 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane San Bruno Ave, Joy Ave, Brisbane Ca 94005 (Wong, Lot 9) 94005 007-553-170 R R-BA 0 2.2 0.79 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane Harold Rd, Brisbane Ca 94005 (Gonzales, Lot 16) 94005 007-555-060 R R-BA 0 2.2 0.55 Vacant Yes-Potential NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane 200 Harold Rd, Brisbane Ca 94005 94005 007-555-070 R R-BA 0 2.2 0.5 Single Family Residential Yes-Potential NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane Annis Rd, Brisbane Ca 94005 (Kelly, Lot 15 ptn) 94005 007-555-160 R R-BA 0 2.2 0.46 Vacant Yes-Potential NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane 260 Annis Rd, Brisbane Ca 94005 94005 007-555-170 R R-BA 0 2.2 0.52 Single Family Residential Yes-Potential NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane 45 Gladys Ave, Brisbane Ca 94005 94005 007-555-180 R R-BA 0 2.2 0.62 Single Family Residential Yes-Potential NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane Gladys Ave, Brisbane Ca 94005 (Lau, Lot 22) 94005 007-560-150 R R-BA 0 2.2 1.06 Vacant Yes-Potential NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane Gladys Ave, Brisbane Ca 94005 (Cheung, Lot 19) 94005 007-560-160 R R-BA 0 2.2 0.45 Vacant Yes-Potential NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane Harold Rd, Brisbane Ca 94005 (Cheung, Lot 20) 94005 007-560-170 R R-BA 0 2.2 1.21 Vacant Yes-Potential NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane Harold Rd, Brisbane Ca 94005 (Jurkota, Lot 21) 94005 007-560-190 R R-BA 0 2.2 1.19 Vacant Yes-Potential NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available *See cmt 0 "" Brisbane 3852 Bayshore Blvd, Brisbane Ca 94005 94005 007-553-060 S C/R/O SCRO-1 0 29 0.21 Storage Yard, Open Storage (Light
Equipment, Material) YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available*** 2 2 Underutilized, contractor's
storage yard; less than .5
acres
District recently changed
to allow residential by
right; allows up to 30
du/ac
Housing development
projects not subject to
discretionary design
standards
Brisbane 4090 Bayshore Blvd, Brisbane Ca 94005 94005 007-560-010 S C/R/O SCRO-1 0 29 0.29 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available*** 1 1 Vacant lot; less than .5
acres "" ""
Brisbane 4070 Bayshore Blvd, Brisbane Ca 94005 94005 007-560-020 S C/R/O SCRO-1 0 29 0.36 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available*** 4 4 Vacant lot; larger than .5
acres; owned in common
and could be consolidated "" ""
Brisbane 4070 Bayshore Blvd, Brisbane Ca 94005 94005 007-560-030 S C/R/O SCRO-1 0 29 0.52 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available*** 5 5 Vacant lot; larger than .5
acres; owned in common
and could be consolidated "" ""
Brisbane 4010-30 Bayshore Blvd, Brisbane Ca 94005 94005 007-560-060 S C/R/O SCRO-1 0 29 0.26 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available*** 2 2 Vacant lot; larger than .5
acres; owned in common
and could be consolidated "" ""
Brisbane 3998 Bayshore Blvd, Brisbane Ca 94005 94005 007-560-080 S C/R/O SCRO-1 0 29 0.26 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available*** 2 2 Vacant lot; less than .5
acres "" ""
Brisbane 3900 Bayshore Blvd, Brisbane Ca 94005 94005 007-560-210 S C/R/O SCRO-1 0 29 0.56 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available*** 2 2 Vacant lot; larger than .5
acres "" ""
Brisbane 4010-30 Bayshore Blvd, Brisbane Ca 94005 94005 007-560-240 S C/R/O SCRO-1 0 29 0.23 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available*** 2 2 Vacant lot; larger than .5
acres; owned in common
and could be consolidated "" ""
Brisbane 4010-30 Bayshore Blvd, Brisbane Ca 94005 94005 007-560-250 S C/R/O SCRO-1 0 29 0.52 Vacant YES-Current NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available*** 5 5 Vacant lot; larger than .5
acres; owned in common
and could be consolidated "" ""
* The realistic capacity for parcels in the R-BA Zoning District is 2 above moderate units, including any potential units from density sending sites (Table B.7.3) ** Includes total acreage of any parcel currently located within the Balyands Draft Specific Plan where residential is proposed and permitted under the General Plan; the total acreage of land that permits residential uses under the draft Specific Plan is 52.8 acres - see Figure B.7.1 and B.7.3 *** Potential Emergency Shelter Site

APPENDIX B
B-23
ATTACHMENT 5
339
K.

Jurisdiction Name Site Address/Lot Number 5 Digit ZIP
Code
Assessor Parcel
Number
General Plan
Designation
(Current)
Zoning
Designation
(Current)
Minimum Density
Allowed
(units/acre)
Max Density
Allowed
(units/acre)
Parcel Size
(Gross Acres)
Existing
Use/Vacancy Infrastructure Publicly-Owned Identified in Last/Last Two Planning Cycle(s) Site Status Lower Income Capacity Moderate
Income
Capacity
Above Moderate
Income Capacity
Total
Capacity
Brisbane Lot 26 (SFPUC) 94005 007-254-010 R R-BA 0 0.5 1.22 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Lot 79 (Wang) 94005 007-481-040 R R-BA 0 0.5 1.03 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Lot 86 (Kelly) 94005 007-482-100 R R-BA 0 0.5 1.02 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Beatrice Rd. PS (Nijem) 94005 007-483-080 R R-BA 0 0.5 0.23 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Beatrice Rd. PS (Nijem) 94005 007-483-090 R R-BA 0 0.5 0.34 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Lot 70 (Kiser) 94005 007-490-030 R R-BA 0 0.5 1.83 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Lot 96 (Dayal) 94005 007-502-090 R R-BA 0 0.5 1.01 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Lot 98 (Tostanoski) 94005 007-502-110 R R-BA 0 0.5 1.01 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Alpine Terr. PS (Nijem) 94005 007-502-170 R R-BA 0 0.5 1.1 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Lot 58 (Ouano) 94005 007-530-040 R R-BA 0 0.5 1.02 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Lot 59 (Ouano) 94005 007-503-050 R R-BA 0 0.5 1.08 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Lot 36 (Shehadeh) 94005 007-541-020 R R-BA 0 0.5 1.03 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Alpine Terr. PS (Nijem) 94005 007-542-070 R R-BA 0 0.5 0.53 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Lot 25 (Lau) 94005 007-560-200 R R-BA 0 0.5 1.25 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Lot 105 (Fung) 94005 007-570-010 R R-BA 0 0.5 1.07 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Lot 104 (Fung) 94005 007-570-020 R R-BA 0 0.5 0.95 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Lot 103 ptn. (Fung) 94005 007-570-030 R R-BA 0 0.5 0.49 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Lot 103 ptn. (Fung) 94005 007-570-040 R R-BA 0 0.5 0.52 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Lot 102 (Fung) 94005 007-570-050 R R-BA 0 0.5 1.09 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Lot 101 (Fung) 94005 007-570-060 R R-BA 0 0.5 1.24 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Lot 27 (Vu) 94005 007-570-070 R R-BA 0 0.5 1.14 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Lot 41 (Fung) 94005 007-570-120 R R-BA 0 0.5 0.94 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Lot 42 (Fisher) 94005 007-570-130 R R-BA 0 0.5 1.01 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Lot 48 (Fung) 94005 007-570-200 R R-BA 0 0.5 1.09 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Lot 47 (Eng) 94005 007-570-210 R R-BA 0 0.5 1.01 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Lot 29 (Cooper Pugeda) 94005 007-570-220 R R-BA 0 0.5 0.58 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Lot 28 (Leung) 94005 007-570-240 R R-BA 0 0.5 0.55 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Brisbane Annis Rd. PS (Nijem) 94005 007-570-280 R R-BA 0 0.5 0.32 Vacant NO NO - Privately-Owned Used in 4th and 5th RHNA Cycles Available 0 Note: The realistic capacity of all sites within the R-BA is 2 above moderate units, including any units sent from density sending sites identified in this table.

APPENDIX B: Table B.7.3 – R-BA Density Sending Sites
CITY OF BRISBANE 2023-2031 HOUSING ELEMENT
B-24
340
K.

Site Address/Intersection Assessor Parcel
Number Consolidated Sites
Zoning
Designation
(Current)
Lower
Income
Capacity
Moderate
Income
Capacity
Above Moderate
Income Capacity
Total
Capacity
0-50%
AMI (%)
50%-80%
AMI (%)
80%-100%
AMI (%)
> 100%
AMI (%)
Non-Hispanic
Black (%)
Non-Hispanic
White (%)
NonHispanic API
(%)
NonHispanic
Other (%)
Hispanic/L
atinx (%)
Disablity
Status (%)
Family
Households
(%)
Non-Family
Households
(%)
Single-person
Households
(%)
Households
with Children
(%)
Cost-burdened
Households (%)
Over-crowded
Households (%)
Substandard
Housing (%)
Displacement Risk
Racially/ Ethnically
Concentrated Area
of Poverty
Racially
Concentrated
Area of Affluence
Citywide - ADUs NA NA 24 12 4 40 24 13 10 53 NA NA NA NA NA 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 50 San Bruno Ave, Brisbane Ca 94005 007-222-020 A NCRO-2 0 24 13 10 53 0 48 22 6 23 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 36 San Bruno Ave, Brisbane Ca 94005 007-222-030 A NCRO-2 1 9 10 24 13 10 53 0 48 22 6 23 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 100 Industrial Way, Brisbane Ca 94005 005-311-070 B M-1 24 13 10 53 3 25 58 7 8 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 55 Industrial Way, Brisbane Ca 94005 005-312-070 B M-1 24 13 10 53 3 25 58 7 8 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 21 Industrial Way, Brisbane Ca 94005 005-312-120 B M-1 24 13 10 53 3 25 58 7 8 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO Baylands 005-340-060 B C-1 227 287 1,287 1,800 24 13 10 53 3 25 58 7 8 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO Baylands 005-340-080 B C-1 24 13 10 53 3 25 58 7 8 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO Baylands 005-340-090 B C-1 24 13 10 53 3 25 58 7 8 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO Baylands 005-340-100 B C-1 24 13 10 53 3 25 58 7 8 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 2635 Bayshore Blvd, Brisbane Ca 94005 005-340-120 B C-1 24 13 10 53 3 25 58 7 8 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO Baylands 005-340-998 B C-1 24 13 10 53 3 25 58 7 8 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO Baylands 005-350-070 B C-1 24 13 10 53 3 25 58 7 8 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 96 Paul Ave, Brisbane Ca 94005 007-410-270 C R-1 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 96 Paul Ave, Brisbane Ca 94005 007-410-280 C R-1 1 1 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 600 Humboldt Rd, Brisbane Ca 94005 007-402-040 D R-1 24 13 10 53 2 52 18 11 17 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 600 Humboldt Rd, Brisbane Ca 94005 007-402-050 D R-1 1 1 24 13 10 53 2 52 18 11 17 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 1100 San Bruno Ave, Brisbane Ca 94005 007-556-010 E R-BA 1 5 6 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 1100 San Bruno Ave, Brisbane Ca 94005 007-560-120 E R-BA 0 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 1100 San Bruno Ave, Brisbane Ca 94005 007-560-130 E R-BA 0 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 1100 San Bruno Ave, Brisbane Ca 94005 007-560-140 E R-BA 0 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 3750-3780 Bayshore Blvd, Brisbane Ca 94005 007-350-040 F SCRO-1 2 3 25 30 24 13 10 53 2 38 23 9 27 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 3750-3780 Bayshore Blvd, Brisbane Ca 94005 007-350-050 F SCRO-1 24 13 10 53 2 38 23 9 27 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 3750-3780 Bayshore Blvd, Brisbane Ca 94005 007-350-060 F SCRO-1 24 13 10 53 2 38 23 9 27 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 3750-3780 Bayshore Blvd, Brisbane Ca 94005 007-350-070 F SCRO-1 24 13 10 53 2 38 23 9 27 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 3750-3780 Bayshore Blvd, Brisbane Ca 94005 007-350-080 F SCRO-1 24 13 10 53 2 38 23 9 27 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 3750-3780 Bayshore Blvd, Brisbane Ca 94005 007-350-090 F SCRO-1 24 13 10 53 2 38 23 9 27 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 3700 Bayshore Blvd, Brisbane Ca 94005 007-350-130 G SCRO-1 5 5 24 13 10 53 2 38 23 9 27 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 3700 Bayshore Blvd, Brisbane Ca 94005 007-350-140 G SCRO-1 24 13 10 53 2 38 23 9 27 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 145 Park Ln, Brisbane Ca 94005 005-190-100 PAOZ-2 70 70 24 13 10 53 3 25 58 7 8 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 105 Park Ln, Brisbane Ca 94005 005-202-150 PAOZ-2 52 52 24 13 10 53 3 25 58 7 8 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 43 Park Pl, Brisbane Ca 94005 005-202-160 PAOZ-1 23 23 24 13 10 53 3 25 58 7 8 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 91-99 Park Ln, Brisbane Ca 94005 005-202-200 PAOZ-2 45 45 24 13 10 53 3 25 58 7 8 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 280 Old County Rd, Brisbane Ca 94005 005-202-210 PAOZ-1 30 30 24 13 10 53 3 25 58 7 8 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 25 Park Ln, Brisbane Ca 94005 005-212-100 PAOZ-1 26 26 24 13 10 53 3 25 58 7 8 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 258 Humboldt Rd, Brisbane Ca 94005 007-202-020 R-1 1 1 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 240 Trinity Rd, Brisbane Ca 94005 007-202-060 R-1 1 1 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 114 Santa Clara St, Brisbane Ca 94005 007-233-200 R-1 1 1 24 13 10 53 2 38 23 9 27 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 20 Tulare St, Brisbane Ca 94005 007-242-090 R-1 1 1 24 13 10 53 2 38 23 9 27 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO Bayshore Blvd, Tulare St, Santa Clara St, Brisbane Ca 94005 (Nijem) 007-250-010 R-BA *See cmt 0 24 13 10 53 2 38 23 9 27 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO Bayshore Blvd, Tulare St, Santa Clara St, Brisbane Ca 94005 (Nijem) 007-250-120 R-BA *See cmt 0 24 13 10 53 2 38 23 9 27 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 460 Klamath St, Brisbane Ca 94005 007-262-190 R-1 1 1 24 13 10 53 2 52 18 11 17 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 335 Mariposa St, Brisbane Ca 94005 007-271-060 R-2 1 1 24 13 10 53 2 52 18 11 17 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 335 Mariposa St, Brisbane Ca 94005 007-271-070 R-2 1 1 24 13 10 53 2 52 18 11 17 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 248 Visitacion Ave, Brisbane Ca 94005 007-272-030 NCRO-2 2 2 24 13 10 53 2 52 18 11 17 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 213 Visitacion Ave, Brisbane Ca 94005 007-283-080 NCRO-2 4 4 24 13 10 53 0 48 22 6 23 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 185 Visitacion Ave, Brisbane Ca 94005 007-281-090 NCRO-2 3 3 24 13 10 53 0 48 22 6 23 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 18 Visitacion Ave, Brisbane Ca 94005 007-221-190 NCRO-2 2 2 24 13 10 53 2 52 18 11 17 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 50 Kings Rd, Brisbane Ca 94005 007-303-060 R-1 1 1 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 24 Kings Rd, Brisbane Ca 94005 007-303-070 R-1 1 1 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 90 Kings Rd, Brisbane Ca 94005 007-303-120 R-1 1 1 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 250 Sierra Point Rd, Brisbane Ca 94005 007-313-230 R-1 1 1 24 13 10 53 2 52 18 11 17 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 221 Mendocino St, Brisbane Ca 94005 007-332-080 R-1 1 1 24 13 10 53 0 48 22 6 23 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 231 Santa Clara St, Brisbane Ca 94005 007-342-170 R-1 1 1 24 13 10 53 2 38 23 9 27 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO Bayshore Blvd, Tulare St, Brisbane Ca 94005 (Nijem, Lot 106) 007-350-160 R-BA *See cmt 0 24 13 10 53 2 38 23 9 27 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO Bayshore Blvd, Tulare St, Brisbane Ca 94005 (Sabharwal, Lots 3 & 4) 007-350-190 R-BA *See cmt 0 24 13 10 53 2 38 23 9 27 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO Bayshore Blvd, Tulare St, Brisbane Ca 94005 (Sabharwal, Lots 6 & 7) 007-350-220 R-BA *See cmt 0 24 13 10 53 2 38 23 9 27 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 8 Joy Ave, Brisbane Ca 94005 007-350-240 R-BA *See cmt 0 24 13 10 53 2 38 23 9 27 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO Bayshore Blvd, Tulare St, Brisbane Ca 94005 (Peters Lot, 107) 007-350-350 R-BA *See cmt 0 24 13 10 53 2 38 23 9 27 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 219 Tulare St, Brisbane Ca 94005 007-361-210 R-3 1 1 24 13 10 53 2 38 23 9 27 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 221 Tulare St, Brisbane Ca 94005 007-361-220 R-3 3 3 24 13 10 53 2 38 23 9 27 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 625 Humboldt Rd, Brisbane Ca 94005 007-401-070 R-1 1 1 24 13 10 53 2 52 18 11 17 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 20 Margaret Ave, Brisbane Ca 94005 007-410-010 R-1 1 1 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 180 Kings Rd, Brisbane Ca 94005 007-410-090 R-1 1 1 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 160 Kings Rd, Brisbane Ca 94005 007-410-100 R-1 1 1 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 150 Kings Rd, Brisbane Ca 94005 007-410-110 R-1 1 1 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 94 Paul Ave, Brisbane Ca 94005 007-410-200 R-1 1 1 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 92 Paul Ave, Brisbane Ca 94005 007-410-210 R-1 1 1 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 50 Paul Ave, Brisbane Ca 94005 007-410-300 R-1 1 1 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 298 Kings Rd, Brisbane Ca 94005 007-423-010 R-1 1 1 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 280 Kings Rd, Brisbane Ca 94005 007-423-030 R-1 1 1 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 262 Kings Rd, Brisbane Ca 94005 007-423-050 R-1 1 1 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 11 Margaret Ave, Brisbane Ca 94005 007-423-120 R-1 1 1 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 779 Humboldt Rd, Brisbane Ca 94005 007-431-230 R-1 1 1 24 13 10 53 2 52 18 11 17 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 783 Humboldt Rd, Brisbane Ca 94005 007-431-250 R-1 1 1 24 13 10 53 2 52 18 11 17 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 730 Humboldt Rd, Brisbane Ca 94005 007-432-090 R-1 1 1 24 13 10 53 2 52 18 11 17 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 303 Kings Rd, Brisbane Ca 94005 007-432-140 R-1 1 1 24 13 10 53 2 52 18 11 17 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 788 Humboldt Rd, Brisbane Ca 94005 007-432-380 R-1 1 1 24 13 10 53 2 52 18 11 17 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 462 Kings Rd, Brisbane Ca 94005 007-443-110 R-1 1 1 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 466 Kings Rd, Brisbane Ca 94005 007-443-120 R-1 1 1 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 150 Lake St, Brisbane Ca 94005 007-461-010 R-1 1 1 24 13 10 53 0 48 22 6 23 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 372 Kings Rd, Brisbane Ca 94005 007-471-020 R-1 1 1 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 81 Paul Ave, Brisbane Ca 94005 007-481-090 R-BA *See cmt 0 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 41 Margaret Ave, Brisbane Ca 94005 007-482-010 R-BA *See cmt 0 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO Margaret Ave, Beatrice Rd, Kings Rd, Brisbane Ca 94005 (Lavasani, Lot 84A) 007-482-070 R-BA *See cmt 0 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO Beatrice Rd, Mararet Ave, Brisbane Ca 94005 (Kelly, Lot 87) 007-482-080 R-BA *See cmt 0 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 88 Beatrice Rd, Brisbane Ca 94005 007-501-010 R-BA *See cmt 0 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO Beatrice Rd, Mararet Ave, Brisbane Ca 94005 (Bednar, Lot 89) 007-502-010 R-BA *See cmt 0 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO Beatrice Rd, Mararet Ave, Brisbane Ca 94005 (Ibrahim, Lot 90) 007-502-020 R-BA *See cmt 0 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 490 Kings Rd, Brisbane Ca 94005 007-502-040 R-BA *See cmt 0 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO Beatrice Rd, Mararet Ave, Brisbane Ca 94005 (Li Lot 90) 007-502-050 R-BA *See cmt 0 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO 1020 Humboldt Rd, Brisbane Ca 94005 007-502-120 R-BA *See cmt 0 24 13 10 53 1 26 47 5 20 8 61 39 31 24 29 1 0 Stable Moderate/Mixed Income NO NO APPENDIX B: Table B.7.4 - AFFH Housing Sites Inventory

APPENDIX B
B-25
341
K.

C-1
Appendix C: Brisbane Fair Housing Assessment
Appendix C: Brisbane Fair Housing Assessment ...................................................................................1 What is AFFH? ................................................................................................................................... 3 Primary Findings................................................................................................................................ 8 Contributing factors and Fair Housing Action Plan.......................................................................9 SECTION I. Fair Housing Enforcement and Outreach Capacity ...........................................................13 Outreach and capacity. ...............................................................................................................14 Compliance with state law..........................................................................................................15 Housing policies enacted locally. ................................................................................................16 SECTION II. Integration and Segregation ............................................................................................19 Integration and Segregation .......................................................................................................19 Household income. .....................................................................................................................22 R/ECAPs.......................................................................................................................................23 RCAAs..........................................................................................................................................24 SECTION III. Access to Opportunity.....................................................................................................25 Education. ...................................................................................................................................28 Employment................................................................................................................................29 Transportation. ...........................................................................................................................30 Environment................................................................................................................................31 Disparities in access to opportunity............................................................................................32 Disparities specific to the population living with a disability......................................................32 Disability......................................................................................................................................32 SECTION IV. Disparate Housing Needs................................................................................................34 Disproportionate Housing Needs................................................................................................34 Housing needs.............................................................................................................................34 Cost burden and severe cost burden. .........................................................................................35 Overcrowding..............................................................................................................................35 Substandard housing...................................................................................................................36 Homelessness..............................................................................................................................36 Displacement...............................................................................................................................36 ATTACHMENT 5
343
K.

APPENDIX C CITY OF BRISBANE 2023-2031 HOUSING ELEMENT
C-2
Access to mortgage loans. ..........................................................................................................38 Section V. Site Inventory Analysis.......................................................................................................40 Block group analysis........................................................................................................................ 40 Individual indicators........................................................................................................................ 42 Considerations unique to the Baylands site. .................................................................................. 46 Site Remediation.........................................................................................................................46 Educational Opportunity.............................................................................................................47 Figures
C.1 Example of Racial Covenant from 1940 Deed for Bayshore Boulevard Property........................... 5 C.2 Major Public and Legal Actions that Influence Fair Access to Housing ......................................... 6 C.3 Fair Housing Complaints and Inquiries......................................................................................... 15 C.4 Geographic Distribution of Reasonable Accommodation Requests and Elevator/Ramp Permits, 2005-2022........................................................................................................................................... 21 C.5 Segregation and Integration ........................................................................................................ 23 C.6 Capital Improvement Plan Approved and Funded Projects 2015-2022 ....................................... 26 C.7 Access to Opportunity .................................................................................................................. 33 C.8 Disproportionate Housing Needs ................................................................................................. 38 C.9 Block Groups in Brisbane .............................................................................................................. 41 Tables
Table C.1: Disabled Residents Top Three Accessibility Improvements Needed................................. 39 Table C.2: RHNA Units by Block Group and AFFH Indicators, City of Brisbane................................... 42 Table C.3: Share of RHNA Units by Income and Share of Households with Children......................... 43 Table C.4: Share of RHNA Units by Income and Share of Households with Overcrowding................ 43 Table C.5: Share of RHNA Units by Income and Share of People Below the Poverty Line ................. 45 Table C.6: Share of RHNA Units by Income and Share of Cost Burdened Households (Rent)............ 44 Table C.7: Share of RHNA Units by Income and Share of Cost Burdened Households (Own)............ 45 Table C.8: Share of RHNA Units by Income and Share of People of Color ......................................... 45 Table C.9: Share of RHNA Units by Income and Share of People with a Disability............................. 46 Attachments
C.1: Maps and Data Tables......................................................................................................................

C.2: Access to education supplement.....................................................................................................

C.3: Resident survey results....................................................................................................................

C.4: AFFH Segregation Report.................................................................................................................

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Executive Summary
What is AFFH?
The State of California’s 2018 Assembly Bill (AB 686) requires that all public agencies in the state take deliberate actions to affirmatively further fair housing (AFFH). AB 686 requires all public agencies to “administer programs and activities relating to housing and community development in a manner that affirmatively furthers fair housing, and take no action inconsistent with this obligation.” 1 AB 686 also requires cities to incorporate requirements to AFFH into the housing element and general plan, including an analysis of fair housing outreach and capacity, integration and segregation, access to opportunity, disparate housing needs, and the city’s current fair housing practices.

Affirmatively Furthering Fair Housing
“Affirmatively furthering fair housing” means taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics. Specifically, affirmatively furthering fair housing means taking meaningful actions that, taken together, address significant disparities in housing needs and in access to opportunity, replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity, and fostering and maintaining compliance with civil rights and fair housing laws. The duty to affirmatively further fair housing extends to all of a public agency’s activities and programs relating to housing and community development. (Gov. Code, § 8899.50, subd. (a)(1).)”
Source: California Department of Housing and Community Development Guidance, 2021, page 14.

History of segregation in the Bay Area and Brisbane. The United States’ oldest cities have a history of mandating segregated living patterns—and Bay Area cities are no exception. ABAG, in its recent Fair Housing Equity Assessment, attributes segregation in the Bay Area to historically discriminatory practices—highlighting redlining and discriminatory mortgage approvals—as well as “structural inequities” in society, and “self-segregation” (i.e., preferences to live near similar people).

According to the San Mateo County Historical Association, expansion of jobs, particularly related to shipbuilding during and after World War II, attracted many new residents into the County, including the first sizable migration of African Americans. African American residents worked in a variety of industries, from logging, to agriculture, to restaurants and entertainment.

In his 2017 book The Color of Law: A Forgotten History of How Our Government Segregated America, researcher Richard Rothstein highlights several significant developments in the Bay Area that limited where the region’s non-White residents settled2. Rothstein found that pre-civil rights (ca. 1968 and earlier) San Mateo County faced resistance to racial integration, in the form of “blockbusting,” actions 1 California Department of Housing and Community Development Guidance, 2021, page 9. 2 Unless otherwise noted, all information in the “History of segregation in the region and Brisbane” is taken from Richard Rothstein’s A Color of Law: A Forgotten History of How Our Government Segregated America.

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taken to discourage neighborhood integration and recordation of racial covenants attached to property deeds that outright prohibited sale of property to non-white buyers, and exclusionary zoning.

In blockbusting, residents of color were denied homeownership except in cases where prices had been artificially raised. The segregating effect of blockbusting activities is illustrated in an East Palo Alto example. In 1954, after a White family in East Palo Alto sold their home to an African American family, the then-president of the California Real Estate Association set up an office in East Palo Alto to scare White families into selling their homes (“for fear of declining property values”) to agents and speculators. These agents then sold these homes at over-inflated prices to African American buyers, some of whom had trouble making their payments. Within six years, East Palo Alto—initially established with “whites only” neighborhoods—became 82% African American. The FHA prevented re-integration by refusing to insure mortgages held by White buyers residing in East Palo Alto.

Enforcement of racial covenants after the Second World War forced the County’s African American residents into housing segregated in less desirable areas, next to highways, and concentrated in public housing and urban renewal
developments. “White only” covenants were common in
homeownership developments in San Mateo County, as were large lot and exclusive zoning practices. David Bohannon, a prominent developer whose deeds specified that only “members of the Caucasian or White race shall be permitted” to occupy sold homes—the exception being “domestics in the employ[ment] on the premises”3—went on to develop many race-restricted
neighborhoods in the Bay Area, became president of the National Association of Home Builders (NAHB), became national president of the Urban Land Institute (ULI), and was inducted into California’s Homebuilding Foundation Hall of Fame. Throughout the county, neighborhood associations and city leaders
attempted to thwart integration of communities. Although some residents supported integration, most did not, and it was not unusual for neighborhood associations to require approval of all new buyers. Builders with intentions to develop for all types of buyers (regardless of race) found that their development sites were rezoned by planning councils, required very large minimum lot sizes, and/or were denied public infrastructure to support their developments or charged prohibitively high amounts for infrastructure.

Redlining in Brisbane. In Brisbane, examples of racial covenants and redlining appear in nearly every deed recorded in the City prior to the passage of the Federal Civil Rights Act of 1964, an example of which is shown below in an excerpt from a deed recorded in 1940 for sale of a property on Bayshore Boulevard. Such covenants became unenforceable following civil rights legislation at the Federal and State levels beginning in the 1960’s, but they still appear in title searches as reminders of institutionalized racial and ethnic discrimination.
3 https://www.nytimes.com/2020/08/14/opinion/sunday/blm-residential-segregation.html This history of segregation
in the Bay Area is important
not only to understand how
residential settlement
patterns came about—but,
more importantly, to
explain differences in
housing opportunity among
residents today. In sum, not
all residents had the ability
to build housing wealth or
achieve economic
opportunity. This historically
unequal playing field in part
determines why residents
have different housing
needs today.

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Figure C.1: Example of Racial Covenant from 1940 Deed for Bayshore Boulevard Property In addition to historical discriminatory practices that embedded segregation into living patterns throughout the Bay Area, the City of Brisbane also recognizes the historical impacts of colonization and genocide on Indigenous populations and how the effects of those atrocities are still being felt today by Indigenous residents. The original inhabitants of present-day San Mateo County are the Ramaytush Ohlone, who have “…lived on the San Francisco Peninsula for thousands of years and continue to live here as respectful stewards of the land.”4 However, “[d]ue to the devastating policies and practices of a succession of explorers, missionaries, settlers, and various levels of government over the centuries since European expansion, the Ramaytush Ohlone lost the vast majority of their population as well as their land.”5The lasting influence of these policies and practices have contributed directly to the disparate housing and economic outcomes collectively experienced by Native populations today.6 As shown in Chapter 2 of the Housing Element, today households identifying as Native American/Indigenous represent approximately 1 percent of the City’s population.

Fair Housing Law Evolution
As shown in the timeline of major federal statutes and court decisions related to fair housing choice and zoning and land use below, exclusive zoning practices were common in the early 1900s. Courts struck down only the most discriminatory zoning, and allowed those that would be considered today to have a “disparate impact” on classes protected by the Fair Housing Act. For example, the 1926 case Village of Euclid v. Amber Realty Co. (272 U.S. 365) supported the segregation of residential, business, and industrial uses, justifying separation by characterizing apartment buildings as “mere parasite(s)” with the potential to “utterly destroy” the character and desirability of neighborhoods. At that time, multifamily apartments were the only housing options for people of color, including immigrants. The Federal Fair Housing Act was not enacted until nearly 60 years after the first racial zoning ordinances appeared in U.S. cities. This coincided with a shift away from federal control over low income housing toward locally-tailored approaches (block grants) and market-oriented choice (Housing Choice Voucher/Section 8 subsidies)—the latter of which is only effective when adequate affordable rental units are available and landlords abide by their legal obligation not to discriminate on the basis of source of income.
4 https://www.smcoe.org/for-communities/indigenous-people-of-san-mateo-county.html 5 https://www.smcoe.org/for-communities/indigenous-people-of-san-mateo-county.html 6 https://www.americanprogress.org/article/systemic-inequality-displacement-exclusion-segregation/ ATTACHMENT 5
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Figure C.2: Major Public and Legal Actions that Influence Fair Access to Housing ATTACHMENT 5
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Maps and data referenced in this section. Throughout this section, there are references to maps and data tables created by HCD, the Association of Bay Area Governments (ABAG), and the consultant team. Those maps and tables appear in Section V of this Appendix and follow the organization of the preceding sections, consistent with the state’s guidance. The maps, in particular, are useful in demonstrating how Brisbane compares with surrounding jurisdictions and the county overall in offering housing choices and access to opportunity.

Report content and organization. This Fair Housing Assessment follows the April 2021 State of California State Guidance for AFFH. The study was conducted as part of the 21 Elements process, which facilitates the completion of Housing Elements for all San Mateo County jurisdictions.

Primary Findings, Contributing Factors, and Fair Housing Action Plan identifies the primary factors contributing to fair housing challenges and the City’s Fair Housing Action Plan for taking meaningful actions to improve access to housing and economic opportunity.

Section I. Fair Housing Enforcement and Outreach Capacity reviews lawsuits/enforcement actions/complaints against the jurisdiction (none in Brisbane); compliance with state fair housing laws and regulations; and Brisbane’s jurisdictional capacity to conduct fair housing outreach and education.

Section II. Integration and Segregation identifies areas of concentrated segregation (there are none) degrees of segregation, and the groups that experience the highest levels of segregation.

Section III. Access to Opportunity examines differences in access to education, transportation, economic development, and healthy environments.

Section IV. Disparate Housing Needs identifies which groups have disproportionate housing needs, including displacement risk.

Section V. Sites Inventory Analysis evaluates the City’s RHNA capacity for the 2023-2031 Housing Element cycle against AFFH indicators.

Attachments
 C.1: Maps and Data Tables containing the data cited throughout this Appendix to support the City’s fair housing assessment and fair housing action plan, including Fair Housing Organizations in San Mateo County and their mission, services, and contact information.  C.2: Access to education supplement—findings from a countywide analysis of access to education and educational outcomes by protected class.
 C.3: Resident survey results—findings from a survey of Brisbane residents on their experience finding and remaining in housing, with comparisons to the experience of county residents overall.  C.4: AFFH Segregation Report: Brisbane; prepared by UC Merced Urban Policy Lab and ABAG/MTC Staff
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Primary Findings
 No fair housing complaints were filed in the City of Brisbane from 2017 to 20217.  Some racial and ethnic minority populations are disproportionately impacted by low household incomes, overcrowding, and are more likely to be denied for a home mortgage loan compared to the non-Hispanic White population in the City of Brisbane. Specifically, ➢ Black/African American and Other/Multiple race households have lower incomes than non-Hispanic White households (Figure II-4). However, the non-Hispanic White population has the highest rate of poverty in Brisbane in 2019 (Figure II-5). ➢ Asian and Hispanic households are more likely than non-Hispanic White households to experience overcrowding (Figure IV-17).8Low and moderate income households are also more likely to be overcrowded (Figure IV-18).
➢ People who identify as American Indian or Alaskan Native, Black/African American, White, and Hispanic are overrepresented in the homeless population compared to their share of the general population countywide (Figure IV-22). ➢ Black/African American and Hispanic households, who make up a relatively small proportion of the City’s overall population, experienced disproportionately high denial rates for mortgage loan applications in 2018 and 2019 (Figure IV-33).  Geospatially, downtown Brisbane has a slight concentration of residents with median household incomes lower than the state average.

While the City of Brisbane is impacted by low to moderate educational opportunity, low environmental scores, concentration of cost burdened households and is vulnerable to displacement, it does boast high economic opportunity, moderate resource area scores, and low social vulnerability. The city has:
➢ An education opportunity score between 0.25 and 0.5, meaning relatively lower access to education compared to the rest of the county (Figure III-1). ➢ Low environmental scores, which account for PM2.5, diesel PM, drinking water, pesticides, toxic release, traffic, cleanup sites, groundwater threats, hazardous waste, impaired water bodies, and solid waste sites (Figure III-9). Specifically, the City of Brisbane’s score is most impacted by hazardous waste, cleanup sites, and groundwater threats.
➢ A moderately-high proportion (40% to 60% of households) of cost burdened households (Figure IV-13).
7 For complaint data prior to 2017, refer to the San Mateo Assessment of Fair Housing report produced in 2017:
https://smcd92021.prod.acquia-sites.com/housing/assessment-fair-housing 8 Although it is customary for Hispanic and Asian households to live in multigenerational settings, which may account for higher rates of perceived overcrowding, overcrowding is also an indicator of lack of access to affordable and rightsized housing.

Brisbane City CouncilMay 18, 2023

Brisbane City Council
May 18, 2023