C. In addition to the State Auditor rights above, t he Town shall have the right to examine and audit all books, estimates, records, contracts, documents, bid documents, subcontracts, and other data of the Contractor (including computations and projections) related to negotiating, pricing, or performing the modifi cation in order to evaluate the accuracy and completeness of the cost or pricing data at no additional cost to the Town, for a period of four (4) years after final payment.
ARTICLE 52. SEPARATE CONTRACTS
A. The Town reserves the right to let other contracts in connection with this Work or on the Project site. Contractor shall permit other contractors reasonable access and storage of their materials and execution of their work and shall properly connect and coordinate its Work with theirs.
B. To ensure proper execution of it s subsequent Work, Contractor shall immediately inspect work already in place and shall at once report to the Engineer any problems with the Work in place or discrepancies with the Contract Documents.
C. Contractor shall ascertain to its own satisfaction the scope of the Project and nature of any other contracts that have been or may be awarded by the Town in prosecution of the Project to the end that Contractor may perform this Contract in the light of such other contracts, if any. Nothing herein contained s hall be interpreted as granting to Contractor exclusive occupancy at site of the Project. Contractor shall not cause any unnecessary hindrance or delay to any other contractor working on the Project. If simultaneous execution of any contract for the Proj ect is likely to cause interference with performance of some other contract or contracts, the Engineer shall decide which Contractor shall cease Work temporarily and which contractor shall continue or whether work can be coordinated so that contractors may proceed simultaneously.
The Town shall not be responsible for any damages suffered or for extra costs incurred by Contractor resulting directly or indirectly from award, performance, or attempted performance of any other contract or contracts on the Project site. 25977.00100\34209346.1
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ARTICLE 53. NOTICE AND SERVICE THEREOF
All notices shall be in writing and either served by personal delivery or mailed to the other party as designated in the Bid Forms . Written notice to the Contractor shall be addressed to Contractor’s principal place of business unless Contractor designates another address in writing for service of notice. Notice to Town shall be addressed to the Town as designated in the Notice Inviting Bids unless Town designates another address in writing for service of notice.
Notice shall be effective upon receipt or five (5) calendar days after being sent by first class mail, whichever is earlier. Notice given by facsimile shall not be effective unless acknowledged in writing by the receiving party.
ARTICLE 54. NOTICE OF THIRD PARTY CLAIMS
Pursuant to Public Contract Code section 9201, the Town shall provide the Contractor with timely notification of the receipt of any third -party claims relating to the Contract. The Town is entitled to recover reasonable costs incurred in providing such notification.
ARTICLE 55. STATE LICENSE BOARD NOTICE
Contractors are required by law to be licensed and regulated by the Contractors’ State License Board which has jurisdiction to investigate complaints against contractors if a complaint regarding a patent act or omission is filed within four (4) years of the date of the alleged violation. A complaint regarding a latent act or omission pertaining to structural defects must be filed within ten (10) years of the date of the alleged violation. Any questions concerning a contractor may be referred to the Registrar, Contractors’ State License Board, P.O. Box 26000, Sacramento, California 95826.
ARTICLE 56. INTEGRATION
A. Oral Modifications Ineffective. No oral order, objection, direction, claim or notice by any party or person shall affect or modify any of the terms or obligations contained in the Contract Documents.
B. Contract Documents Represent Entire Contract. The Contract Documents represent the entire agreement of the Town and Contractor.
ARTICLE 57. ASSIGNMENT OF CONTRACT
Contractor shall not assign, transfer, convey, sublet or otherwise dispose of the rights or title of interest of any or all of this contract without the prior written consent of the Town. Any assignment or change of Contractor’s name of legal entity without the written consent of the Town shall be void. Any assignment of money due or to become due under this Contract shall be subject to a prior lien for services rendered or Material supplied for performance of Work called for under the Contract Documents in favor of all persons, firms, or corporations rendering such services or supplying such Materials to the extent that claims are filed pursuant to the Civil Code, the Code of Civil Procedure or the Government Code.
ARTICLE 58. CHANGE IN NAME AND NATURE OF CONTRACTOR’S LEGAL ENTITY Should a change be contemplated in the name or nature of the Contractor’s legal entity, the Contractor shall first notify the Town in order that proper steps may be taken to have the change 25977.00100\34209346.1
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reflected on the Contract and all related documents. No change of Contractor’s name or nature will affect Town’s rights under the Contract, including but not limited to the bonds.
ARTICLE 59. ASSIGNMENT OF ANTITRUST ACTIONS
Pursuant to Public Contract Code section 7103.5, in entering into a public works contract or subcontract to supply goods, services, or materials pursuant to a public works contract, Contractor or subcontractor offers and agrees to assign to the T own all rights, title, and interest in and to all causes of action it may have under Section 4 of the Clayton Act (15 USC, Section 15) or under the Cartwright Act (Chapter 2 (commencing with Section 16700) of Part 2 of Division 7 of the Business and Professions Code), arising from the purchase of goods, services, or materials pursuant to this contract or any subcontract. This assignment shall be made and become effective at the time the Town tenders final payment to the Contractor, without further acknowledgment by the parties.
ARTICLE 60. PROHIBITED INTERESTS
No Town official or representative who is authorized in such capacity and on behalf of the Town to negotiate, supervise, make, accept, or approve, or to take part in negotiating, supervising, making, accepting or approving any engineering, inspection, construction or material supply contract or any subcontract in connection with construction of the project, shall be or become directly or indirectly interested financially in the Contract.
ARTICLE 61. CONTROLLING LAW
Notwithstanding any subcontract or other contract with any subcontractor, supplier, or other person or organization performing any part of the Work, this Contract shall be governed by the law of the State of California excluding any choice of law provisions.
ARTICLE 62. JURISDICTION; VENUE
Contractor and any subcontractor, supplier, or other person or organization performing any part of the Work agrees that any action or suits at law or in equity arising out of or related to the bidding, award, or performance of the Work shall be maintained in the Superior Court of San Mateo County, California, and expressly consent to the jurisdiction of said court, regardless of residence or domicile, and agree that said court shall be a proper venue for any such action.
ARTICLE 63. LAWS AND REGULATIONS
A. Contractor shall give all notices and comply with all laws, ordinances, rules and regulations bearing on conduct of work as indicated and specified. If Contractor observes that drawings and specifications are at variance therewith, it shall promptly notify th e Engineer in writing and any necessary changes shall be adjusted as provided for in this Contract for changes in work. If Contractor performs any work knowing it to be contrary to such laws, ordinances, rules and regulations, and without such notice to the Engineer, it shall bear all costs arising therefrom.
B. Contractor shall be responsible for familiarity with the Americans with Disabilities Act (“ADA”) (42 U.S.C. § 12101 et seq.). The Work will be performed in compliance with ADA regulations.
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ARTICLE 64. PATENTS
Contractor shall hold and save the Town , officials, officers , employees, and authorized volunteers harmless from liability of any nature or kind of claim therefrom including costs and expenses for or on account of any patented or unpatented invention, article or appliance manufactured, furnished or used by Contractor in the performance of this contract.
ARTICLE 65. OWNERSHIP OF CONTRACT DOCUMENTS
All Contract Documents furnished by the Town are Town property. They are not to be used by Contractor or any subcontractor on other work nor shall Contractor claim any right to such documents. With exception of one complete set of Contract Documents, all documents shall be returned to the Town on request at completion of the Work.
ARTICLE 66. NOTICE OF TAXABLE POSSESSORY INTEREST
In accordance with Revenue and Taxation Code section 107.6, the Contract Documents may create a possessory interest subject to personal property taxation for which Contractor will be responsible.
ARTICLE 67. SURVIVAL OF OBLIGATIONS
All reresentations, indemnifications, warranties, and guarantees made in, required by, or given in accordance with the Contract Documents, as well as all continuing obligations indicated in the Contract Documents, will survive final payment, completion, and acceptance of the Work or termination or completion of the Contract or termination of the services of Contractor.
END OF GENERAL CONDITIONS
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00 73 13 – SPECIAL CONDITIONS
1.1 Engineer of Record.
A. For purposes of this Project, the Engineer of Record or Engineer shall be: City Engineer Cyrus Kianpour.
1.2 Location of the Project.
A. The Project is located F Street in the Town of Colma.
B. The general location of the Project is shown on Town Drawing No. _____.
1.3 Shared Cost Savings for Reductions in Contract Price; Value Engineering. [NOT USED.]
1.4 Status of the Project Area and Rights-of-Way.
A. Town, at its expense, will provide all rights -of-way or permits, or both, covering the crossing of private property and public and private rights -of-way necessary for the permanent Work; provided, however, Contractor shall, at its expense, obtain any bonds or insurance policies or pay any fees and enter into any agreements required by a controlling authority, e.g., Caltrans or Union Pacific Railroad Company, before Contractor enters upon any property or right-of-way under the jurisdiction of any such controlling authority for the purpose of performing Work.
B. Town has acquired or is negotiating to acquire any rights -of-way, or both, necessary for the permanent Work.
C. If such permits are required, all operations of Contractor shall conform to the restrictions, regulations, and requirements set forth in said permits, copies of which will be included in the Contract Documents.
D. Contractor may be required, as a condition for receiving final payment, to obtain, and provide Town’s Representative with copies of, executed damage releases from the owners of public and private property whose property has been damaged by the Work. The damage releases will be on a form provided by Town.
E. Contractor shall, also, as a condition for receiving final payment, obtain, and provide Town’s Representative with copies of, executed damage releases from the owners of certain public and private property or areas which have been crossed by the Work or otherwise affected by the Work. The damage releases will be on a form provided by Town.
1.5 Site Data.
[NOT USED.]
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1.6 Pre-Purchased or Pre-Negotiated Material.
[NOT USED.]
1.7 Designation of Town’s Representative.
A. Unless otherwise modified by Town, Town’s Representative shall be Public Works Director Brad Donohue.
1.8 Modification of Hours of Work.
[NOT USED.]
1.9 Project Retention
In accordance with Public Contract Code § 7201, Town will withhold 5% of eac h progress payment as retention on the Project.
1.10 Reverse Liquidated Damages Due to Unreasonable Town Delay.
A. In compliance with the provisions of California Public Contract Code § 7102, the Contractor will be compensated for damages incurred due to delays in completing the Work due solely to the fault of the Town, where such delay is unreasonable under the circumstances and not contemplated by the parties and such delay is not the result of Additional Work. The Contractor and Town agree that determining actual damages is impracticable and extremely difficult. As such, the Contractor shall be entitled to the appropriate time extension and to payment of liquidated damages in the sum of $1,000 per Day of delay in excess of the time specified for the Completion of the Work. Such amount shall constitute the only payment allowed and shall necessarily include all overhead (direct or indirect), all profit, all administrative costs, all bond costs, all labor, materials, equipment and rental costs, and any other costs, expenses and fees incurred or sustained as a result of such delay. The Contractor expressly agrees to be limited solely to the liquidated damages for all such delays as defined in this subsection.
1.11 Liquidated Damages Due to Contractor Delay.
A. Time is of the essence. Should Contractor fail to complete all or any part of the Work within the time specified in the Contract Documents, Town will suffer damage, the amount of which is difficult, if not impossible, to ascertain and, pursuant to the authority of Government Code section 53069.85, Town shall therefore be entitled to $1,000 per Day as liquidated damages for each Day or part thereof that actual completion extends beyond the time specified.
B. Liquidated damages may be deducted from progress payments due Contractor, Project retention or may be collected directly from Contractor, or from Contractor's surety. These provisions for liquidated damages shall not prevent Town, in case of Contractor's default, from terminating the Contractor.
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1.12 Utility Outages – Notices to Residents.
A. Should Contractor’s operations require interruption of any utility service, Contractor shall notify Town at least ten (10) Days prior to the scheduled outage. Contractor will notify all impacted residents on a form provided by Town at least seven (7) Days prior to the scheduled outage.
B. Contractor shall be responsible for providing, at its cost, any temporary utility or facilities necessitated by the utility outage.
1.13 Schedule Constraints.
NOT USED.
1.14 Noise Restrictions
A. Contractor shall use only such equipment on the Work and in such state of repair so that the emission of sound therefrom is within the noise tolerance level of that equipment as established by Cal/OSHA.
B. Contractor shall comply with the most restrictive of the following: (1) local sound control and noise level rules, regulations and ordinances and (2) the requirements contained in these Contract Documents, including hours of operation requirements.
C. No internal combustion engine shall be operated on the Project without a muffler of the type recommended by the manufacturer. Should any muffler or other control device sustain damage or be determined to be ineffective or defective, the Contractor shall promptly remove the equipment and shall not return said equipment to the job until the device is repaired or replaced. Said noise and vibration level requirements shall apply to all equipment on the job or related to the job, including but not limited to, trucks, transit mixers or transit equipment that may or may not be owned by the Contractor.
1.15 Safety Programs.
A. In addition to all other safety requirements of the Contract Documents, Contractor must comply with CalOSHA safety programs at all times during the c ompletion of the Work.
B. Town has considered these Safety Programs when determining the Contract Times and no additional time or compensation will be added to the Contract due to these Programs.
1.16 Coordination with Other Contractors.
NOT USED.
END OF SPECIAL CONDITIONS
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01 00 00 – GENERAL REQUIREMENTS
PART 1 -- GENERAL
1.1 DESCRIPTION
To be added
1.2 RELATED REQUIREMENTS SPECIFIED ELSEWHERE
PART 2 -- PRODUCTS (NOT USED)
PART 3 -- EXECUTION
3.1 LAYOUT OF WORK AND QUANTITY SURVEYS
General. The Contractor shall utilize a properly licensed surveyor to perform all layout surveys required for the control and completion of the Work, and all necessary surveys to compute quantities of Work performed.
Town and/or the Engineer of Record has established primary control to be used by the Contractor for establishing lines and grades required for the Work.
Primary control consists of benchmarks and horizontal control points in the vicinity of the Work. A listing and identification of the primary control is provided on the Drawings. Before beginning any layout work or construction activity, the Contractor shall check and verify primary control, and shall advise the Town Representative of any discrepancies.
Quantity surveys. The Contractor shall perform such surveys and computations as are necessary to determine quantities of Work performed or placed during each progress payment period, and shall perform all surveys necessary for the Town Representative to determine final quantities of Work in place. The Town Representative will determine final quantities based upon the survey data provided by the Contractor, and the design lines and grades. If requested by the Town Representative, the Contractor shall provide an electronic copy of data used for quantity computations.
All surveys performed for measurement of final quantities of Work and material shall be subject to approval of Town’s Representative. Unless waived by Town’s Representative in each specific case, quantity surveys made by the Contractor shall be made in the presence of Town’s Representative.
Surveying
1. Accuracy. Degree of accuracy shall be an order high enough to satisfy tolerances specified for the Work and the following:
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(a) Right-of-way and alignment of tangents and curves shall be within 0.1 foot. (b) Structure points shall be set within 0.01 foot, except where operational function of the special features or installation of metalwork and equipment require closer tolerances. When formwork has been placed and is ready for concrete, the Contractor shall check the formwork for conformance with the drawings and to ensure that the forms are sufficiently wit hin the tolerance limits for the completed work.
(c) Cross-section points shall be located within 0.1 foot, horizontally and vertically.
(d) Aerial Mapping shall meet National Mapping Standards for 2-foot contour intervals.
Records. Survey data shall be recorded in accordance with recognized professional surveying standards. Original field notes, computations, and other surveying data shall be recorded on electronic data collectors or in standard field books and must be of sufficient quality to enable the Contractor to prepare accurate record drawings as required by the Contract Documents.
Cost. Unless otherwise called for by the Contract Documents, the cost of all material, equipment, and labor required for surveys for the layout of work and quantity surveys shall be included in the Schedule of Pay Items for items of work requiring the surveys.
No additional compensation shall be made to the Contractor for this Work.
3.2 SCHEDULE
Estimated Schedule. Within 14 Days after the issuance of the Notice to Proceed, Contractor shall prepare a Project schedule and shall submit this to the Engineer for Approval. The receipt or Approval of any schedules by the Engineer or the Town shall not in any way relieve t he Contractor of its obligations under the Contract Documents. The Contractor is fully responsible to determine and provide for any and all staffing and resources at levels which allow for good quality and timely completion of the Project. Contractor’s f ailure to incorporate all elements of Work required for the performance of the Contract or any inaccuracy in the schedule shall not excuse the Contractor from performing all Work required for a completed Project within the specified Contract time period. If the required schedule is not received by the time the first payment under the Contract is due, Contractor shall not be paid until the schedule is received, reviewed and accepted by the Engineer.
Schedule Contents. The schedule shall indicate the beginning and completion dates of all phases of construction; critical path for all critical, sequential time related activities; and “float time” for all “slack” or “gaps” in the non-critical activities. The schedule shall clearly identify all staffing and other resources which in the Contractor’s judgment are needed to complete the Project within the time specified for completion. The overall Project Schedule duration shall be within the Contract time.
Schedule Updates. Contractor shall continuously update i ts construction schedule.
Contractor shall submit an updated and accurate construction schedule to the 25977.00100\34209346.1
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Engineer monthly when requested to do so by Engineer. Contractor shall also submit schedules showing a three week detailed look -ahead at bi -weekly meetings conducted with the Town. The Engineer may withhold progress payments or other amounts due under the Contract Documents if Contractor fails to submit an updated and accurate construction schedule.
3.3 TEMPORARY FIELD OFFICE
NOT USED.
3.4 PROTECTION OF WORK AND PROPERTY
All traffic detector loops, fences, walls, culverts, property line monuments, or other obstructions (except property line monuments within five (5) feet of the centerline of the mains) which are removed, damaged, or destroyed in the course of the Work, shall be replaced or repaired to the original condition. If Contractor provides the Town with reasonable notice of the need for such repair or replacement, it shall be performed by the Town. If the Contractor fails to provide the Town with reasonable notice, the repair or replacement shall be performed by and at the expense of the Contractor to the satisfaction of the Town, whether or not those obstructions have been shown on the Plans, unless otherwise stated herein. It is then the Contractor’s responsibility to employ at its expense a Licensed Land Surveyor to restore all property line monuments located more than five (5) feet from the centerline of the mains, which are destroyed or obliterated. Property line monuments located within five (5) feet of the centerline of the mains will be replaced by the Town at no expense to the Contractor, provided the Town is notified at least 48 hours before the property line monuments are damaged.
Contractor shall provide such heat, covering, and enclosures as are necessary to protect all Work, materials, equipment, appliances, and tools against damage by weather conditions.
Contractor shall take adequate precautions to protect existing sidewalks, curbs, pavements, utilities, and other adjoining property and structures, and to avoid damage thereto, and Contractor shall repair any damage thereto caused by the Work operations. Contractor shall:
1. Enclose the working area with a substantial barricade, and arrange work to cause minimum amount of inconvenience and danger to the public.
2. Provide substantial barricades around any shrubs or trees indicated to be preserved.
3. Deliver materials to the Project site over a route designated by the Engineer.
4. Provide any and all dust control required and follow the Applicable air quality regulations as appropriate. If the Contractor does not comply, the Town shall have the immediate authority to provide dust control and deduct the cost from payments to the Contractor.
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5. Confine Contractor’s apparatus, the storage of materials, and the operations of its workers to limits required by law, ordinances, permits, or directions of the Engineer. Contractor shall not unreasonably encumber the Project site with its materials.
6. Take care to prevent disturbing or covering any survey markers, monuments, or other devices marking property boundaries or corners. If such markers are disturbed by accident, they shall be replaced by a civil engineer or land surveyor acceptable to the Town, at no cost to the Town.
7. Ensure that existing facilities, fences and other structures are all adequately protected and that, upon completion of all Work, all facilities that may have been damaged are restored to a condition acceptable to the Town.
8. Preserve and protect from injury all buildings, pole lines and all direction, warning and mileage signs that have been placed within the right-of-way.
9. At the completion of work each day, leave the Project site in a clean, safe condition.
10. Comply with any stage construction and traffic control plans. Access to residences and businesses shall be maintained at all times, unless otherwise permitted in writing by the Town.
These precautionary measures will apply continuously and not be limited to normal working hours. Full compensation for the Work involved in the preservation of life, safety and property as above specified shall be considered as included in the prices paid for the various contract items of Work, and no additional allowance will be made therefore.
Should damage to persons or property occur as a result of the Work, Contractor shall be responsible for proper investigation, documentation, including video or photography, to adequately memorialize and make a record of what transpired. The Town shall be entitled to inspect and copy any such docum entation, video, or photographs.
3.5 SITE CONDITIONS SURVEYS
Work Included.
Contractor shall conduct thorough pre -construction and post -construction site condition surveys of the entire project area. Site Conditions surveys shall include written documentation of the conditions found, as well as photographs and video recordings of the area within at least 80 feet of any construction area and staging area. The written notes, photographs, and video shall be suitable for forensic purposes to resolve any damage claims that may arise as a result of construction.
Submittals.
1. Written documentation of site condition survey at pre -construction and post - construction.
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2. Photographs as described herein of pre- construction and post -construction conditions.
3. Video recordings as described herein of pre- construction and post -construction conditions.
4. Submittals shall be made within three days of the surveys. All post -construction data shall be submitted prior to the final project inspection.
Site Condition Written Documentation.
Written documentation shall include the time, date, and conditions under which the site survey was made. The documentation shall note the condition of structures, pavement, sidewalks, utilities, fences, and etc. within the work areas.
Photographs.
1. General – Contractor shall take enough photographs during each site survey to provide a record of conditions existing prior to construction and conditions after construction. Pre -construction photographs shall be taken prior to any construction or mobilization of equipment, but not more that one week prior to actual start of work. The pre -construction photographs may be staged at different times to match the progression of the Work.
2. The photographs shall document existing damage to publ ic and private facilities, both prior to and after construction. Conditions to be documented include, but are not limited to: sidewalk cracks, broken curbs, separated property walls, improvements within public right -of-ways, access roads used, utility cov ers and markings, signs, pavement striping, pavement, unique or unusual conditions, adjacent driveways, landscaping, survey markers, and any feature directed by the Engineer. Private property that is adjacent to the public right -of-way shall be documented to the extent visible from the public right-of-way.
3. Photographs shall include items to indicate scale, as needed. In particular, scales or other items shall be laid next to close ups of structural cracks and other damaged areas being recorded. Scaling shall also be used to document elevation differences, as needed.
4. One set of color prints shall be submitted. Additional sets shall be available for reviewing in settling any construction disputes. A set of photos shall also be furnished in electronic format. The resolution shall be at least equal to 7 mega- pixels. All photos shall be documented as to time and date taken, photographer, project number, location, and orientation. Documentation shall include a brief description of objects photographed.
Video Recording.
1. Video recordings shall document the conditions of the entire area affected by construction, as well as near by structures and facilities. The general documentation requirements for videos are the same as for photographs. Video recorders shall accurately and continuously record the time and date. 25977.00100\34209346.1
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2. Video recordings shall include an audio portion made simultaneously during the videoing. The audio recording shall describe the location, time, orientation, and objects being recorded. Special commentary shall be provided for unusual conditions or damage noted.
3. Video equipment shall be capable of producing high resolution images and shall have zoom capabilities.
4. Video recordings shall provide an overall picture of the sites and shall provide detailed images of damaged areas. Video shall extend to the maximum height of structures.
5. The Engineer shall have the right to reject any audio vi deo recordings submitted with unintelligible audio, uncontrolled pan or zoom, or of poor quality. Video recordings shall be repeated when rejected.
6. Video recordings shall be submitted with labels indicating the project, date, recorder, and other pertinent information. Recordings shall be submitted on standard DVDs in a standard format.
Timing.
Contractor shall provide written notice of the time scheduled for the site conditions survey and the place it is to begin. Contractor shall obtain the Engineer’s concurrence prior to beginning the condition survey. The Engineer reserves the right to cancel the survey due to weather conditions or other problems. Videoing shall be done during times of good visibility and no videoing or photography shall be done during periods of visible precipitation or when standing water obscures pavement.
Contractor shall provide the Engineer with an opportunity to have a representative present when taking the photos and provide guidance during photographing.
Site Surveyor.
The s ite condition surveyor(s) shall be experienced in construction and potential damage concerns. The site condition surveyor(s) shall be familiar with the photography and video equipment being used.
Field Quality Control.
Prior to submitting videos and photographs, the Contractor shall spot check the photos and videos in the field to insure they accurately reflect the actual conditions and to insure they are correctly labeled.
Soils Compaction Testing.
1. All soils compaction testing will be done by a licensed geotechnical engineer furnished by the Town. Soils compaction testing will be done for all footings and foundations prior to placement of rebar or concrete.
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of the pipe bedding above the pipe; every two vertical feet of trench backfill; at the top of the trench backfill, which sould be the bot tom of the pavement section; and at the top of the aggregate base prior to pavement construction.
3.6 SUBMITTAL REQUIREMENTS AND RECORD DRAWINGS
General. The Contractor shall furnish all materials and perform all Work required for furnishing submittals to Town in accordance with Contract Documents.
Record Drawings
1. The Contractor shall maintain one record set of Drawings at the Site. On these, it shall mark all Project conditions, locations, configurations, and any other changes or deviations which may vary from the information represented in the original Contract Documents, including buried or concealed construction an d utility features which are revealed during the course of construction. Special attention shall be given to recording the horizontal and vertical location of all buried utilities that differ from the locations indicated, or which were not indicated on the Contract Drawings. Said record drawings shall be supplemented by any detailed sketches as necessary or directed to fully indicate the Work as actually constructed. These master record drawings of the as-built conditions, including all revisions made necessary by Addenda and Change Orders shall be maintained up-to-date during the progress of the Project. Red ink shall be used for alterations and notes. Notes shall identify relevant Change Orders by number and date.
2. For all Projects involving the installation of any pipeline, Contractor shall survey and record the top of the pipe at a minimum of every 100 linear feet, and at each bend, recording both the horizontal and vertical locations.
3. Record drawings shall be accessible to Town’s Representative at all times during the construction period. Failure on the Contractor’s part to keep record drawings current could result in withholding partial payment.
4. Upon Completion of the Project and as a condition of final acceptance, the Contractor shall finalize and deliver a complete set of Record Drawings to Town’s Representative. The information submitted by the Contractor will be assumed to be correct, and the Contractor shall be responsible for, and liable to Town, for the accuracy of such information, and for any errors or omissions which may or may not appear on the Record Drawings.
Cost. Unless otherwise called for by the Contract Documents, the cost of all material, equipment, and labor required to complete the Manuals and Record Drawings shall be included in Contractor’s bid and distributed in the Schedule of Pay. No additional compensation shall be made to the Contractor for this Work.
3.7 MATERIALS
Materials to be Furnished by the Contractor
1. Inspection of Materials. Materials furnished by the Contractor which will become a part of the Project shall be subject to inspection at any one or more of the 25977.00100\34209346.1
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following locations, as determined by Town’s Representative: at the place of production or manufacture, at the shipping point, or at the site of the Work. To allow sufficient time to provide for inspection, the Contractor shall submit to Town’s Representative, at the time of issuance, copies of purchase orders or other written instrument confirming procurement of the materials, including drawings and other pertinent information, covering materials on which inspection will be made.
2. No later than fourteen (14) Days prior to manufacture of material, Contractor shall inform Town’s Representative, in writing, the date the material is to be manufactured.
3. Contractors Obligations. The inspection of materials at any of the locations specified above or the waiving of the inspection thereof shall not impact whether the materials and equipment conform to the Contract Documents. Contractor will not be relieved from furnishing materials meeting the requirements of the Contract Documents due to Town’s inspection or lack of inspection of the equipment or materials. Acceptance of any materials will be made only after materials are installed in the Project.
4. Cost. Unless otherwise called for by the Contract Documents, the cost of all material, equipment, and labor required to accommodate Town’s testing efforts, including any travel required by Contractor’s forces, shall be included in Contractor’s bid and distributed in the Schedule of Pay Items related to the materials requiring testing. No additional compensation shall be made to the Contractor for this Work.
3.8 LOCAL CONDITIONS AND REQUIREMENTS
Access to Work and Haul Routes
1. General. All work on the rights-of-way necessary for access to the Site shall be performed by the Contractor.
2. Access, Damage, Restoration. The Contractor shall make his own investigation of the condition of available public or private roads and of clearances, restrictions, bridge-load limits, permit or bond requirements, and other limitations that affect or may affect transportation and ingress or egress at the Site. Claims for changes in Contract Price or Contract Times arising out of the unavailability of transportation facilities or limitations thereon shall not be considered by Town.
3. The Contractor shall maintain and repair any damage arising out of Contractor’s operations to all roads used during construction of the Project, and upon completion of all Work, but prior to final acceptance, the roads shall be restored to their original condition. Prior to using any road for access to the Site, the Contractor shall conduct a photograph and/or video survey of the roadway with a copy submitted to Town’s Representative.
4. Cost. Unless otherwise called for by the Contract Documents, the cost of all material, equipment, and labor required to complete this Work, shall be included in 25977.00100\34209346.1
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Contractor’s bid and distributed in the Schedule of Pay Items. No additional compensation shall be made to the Contractor for this Work.
Power. Contractor shall provide at its own expense all necessary power required for operations under the contract. The Contractor shall provide and maintain in good order such modern equipment and installations as shall be adequate in the opinion of the Engineer to perform in a safe and satisfactory manner the Work required by the contract.
Construction Water.
1. Construction water shall not be used for purposes other than those required to satisfactorily complete the contract.
2. All connections to the Town's water system used for the purposes of obtaining construction water shall utilize a temporary construction meter and backflow prevention device supplied by the Town. The Town-furnished backflow prevention device shall be tested immediately after installation and the construction meter and backflow prevention device shall not be placed into service until the backflow prevention device passes such tests. Backflow prevention device testing shall be performed in accordance with appl icable standards, and test results shall be provided to the Engineer. If the temporary construction meter and backflow prevention device are moved to alternate location(s) during construction, the backflow prevention device shall again be tested as described above immediately after re-installation.
3. For each temporary construction meter requested by the Contractor for the performance of work under this contract, an amount equivalent to the deposit requirement for temporary construction meters listed in the c urrent approved version of the Town’s Policies and Procedures Manual shall be withheld from the final contract payment until the temporary construction meters are returned.
Operation of Existing Water Facilities
1. The Contractor shall not operate any of the existing water systems, including pumps, motors, and hydrants, but shall contact the Town two (2) working days in advance with a list and location of the water system facilities that will require operating, opening, stopping, or closure by the Town.
2. At the option of the Engineer, the Contractor may be permitted to operate valves for the purpose of making connections to existing mains. The Town will perform all notification to existing customers regarding temporary loss of service.
3. Contractor shall submit a request on Town’s standard form for any shut-down of existing water facilities.
Construction at Existing Utilities
1. General. Where the Work to be performed crosses or otherwise interferes with water, sewer, gas, or oil pipelines; buried cable; or other public or private utilities, the Contractor shall perform construction in such a manner so that no damage 25977.00100\34209346.1
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will result to either public or private utilities. It shall be the responsibility of the Contractor to deter mine the actual locations of, and make accommodates to maintain, all utilities.
2. Permission, Notice and Liability. Before any utility is taken out of service, permission shall be obtained by the Contractor from the owner. The owner, any impacted resident or business owner and the Town Representative will be advised of the nature and duration of the utility outage as well as the Contractor’s plan for providing temporary utilities if required by the owner. The Contractor shall be liable for all damage which m ay result from its failure to maintain utilities during the progress of the Work, and the Contractor shall indemnify Town as required by the Contract Documents from all claims arising out of or connected with damage to utilities encountered during construc tion; damages resulting from disruption of service; and injury to persons or damage to property resulting from the negligent, accidental, or intentional breaching of utilities.
3. Cost. Unless otherwise called for by the Contract Documents, the cost of all material, equipment, and labor required to complete this Work, shall be included in Contractor’s bid and distributed in the Schedule of Pay Items. No additional compensation shall be made to the Contractor for this Work.
Traffic Control
1. General. Contractor shall abide by traffic control plans approved by the appropriate jurisdiction.
2. Protections. Roads subject to interference by the Work shall be kept open or suitable temporary passages through the Work shall be provided and maintained by the Contractor. The Contractor shall provide, erect, and maintain all necessary barricades, suitable and sufficient flasher lights, flag persons, danger signals, and signs, and shall take all necessary precautions for the protection of the Work and the safety of the public. No construction work along public or private roads may proceed until the Contractor has proper barricades, flasher lights, flag persons, signals, and signs in place at the construction site.
3. Cost. Unless otherwise called for by the Contract Documents, the cost of all material, equipment, and labor required to complete this Work, shall be included in Contractor’s bid and distributed in the Schedule of Pay Items. No additional compensation shall be made to the Contractor for this Work.
Cleaning Up
1. Contractor at all times shall keep premises free from debris such as waste, rubbish, and excess materials and equipment. Contractor shall not store debris under, in, or about the premises. Contractor shall also clean all asphalt and concrete areas to the degree necessary to remove oil, grease, fuel, or other stains caused by Contractor operations or equipment. The use of water, resulting in mud on streets, will not be permitted as substitute for sweeping or other methods. Dust control m ay require having a water truck onsite for the 25977.00100\34209346.1
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duration of the project, and/or use of temporary hoses and pipelines to convey water.
2. Contractor shall fully clean up the site at the completion of the Work. If the Contractor fails to immediately clean up at the completion of the Work, the Town may do so and the cost of such clean up shall be charged back to the Contractor.
3.9 ENVIRONMENTAL QUALITY PROTECTION
Environmental Conditions
NOT USED.
Landscape and Vegetation Preservation
1. General. The Contractor shall exercise care to preserve the natural landscape and vegetation, and shall conduct operations so as to prevent unnecessary destruction, scarring, or defacing of the natural surroundings in the vicinity of the Work.
2. Damage and Restoration. Movement of crews and equipment within the rights-of- way and over routes provided for access to the Work shall be performed in a manner to prevent damage to property. When no longer required, construction roads shall be restored to original contours.
3. Upon completion of the Work, and following removal of construction facilities and required cleanup, land used for construction purposes and not required for the completed installation shall be scarified and regraded, as required, so that all surfaces are left in a condition that will facilitate natural revegetation, provide for proper drainage, and prevent erosion.
4. Cost. Unless otherwise called for by the Contract Documents, the cost of all material, equipment, and labor required to complete this Work, shall be included in Contractor’s bid and distributed in the Schedule of Pay Items. No additional compensation shall be made to the Contractor for this Work.
Protected Species
1. General. If, in the performance of the Work, evidence of the possible occurrence of any Federally listed threatened or endangered plant or animal is discovered, the Contractor shall notify the Town Representative immediately, giving the location and nature of the findings. Written confirmation of the evidence, location and nature of the findings shall be forwarded to Town within 2 Days.
2. Procedures. The Contractor shall immediately cease all construction activities in the immediate area of the discovery to the extent necessary to protect the endangered plant or animal.
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ensure full compliance with all applicable permits, laws and regulations. Any Town directed changes to the Work as a result of a siting will be pursuant to the Contract Documents.
3. False Siting. Any costs or delays incurred by Town or the Contractor due to unreasonable or false notification of an endangered plant or animal will be borne by the Contractor.
4. Cost. Unless otherwise called for by the Con tract Documents, the cost of all material, equipment, and labor required to comply with this paragraph, shall be included in Contractor’s bid and distributed in the Schedule of Pay Items. No additional compensation shall be made to the Contractor for this Work.
Preservation of Historical and Archeological Resources
1. General. If, in the performance of the Work, Contractor should unearth cultural resources ( for example, human remains, animal bones, stone tools, artifacts and/or midden deposits) through excavation, grading, watering or other means, the Contractor notify the Construction/Archeological Monitor and/or the Town Representative immediately, giving the location and nature of the findings. Written confirmation of the evidence, location and nature of the findings shall be forwarded to the Construction/Archeological Monitor and/or Town within 2 Days.
2. Procedures. The Contractor shall immediately cease all construction activities in the immediate area of the discovery to the extent necessary to protect the cultural resource.
If directed by the Town Representative, Contractor will refrain from working in the immediate area, suspend the Work in its entirety, or re-sequence and/or alter its performance to ensure full compliance with all applicable permits, laws and regulations. Should the presence of cultural resources be confirmed, the Contractor will assist the Town Representative and the
Construction/Archeological Monitor in the preparation and implementation of a data recovery plan. The Contractor shall provide such cooperation and assistance as may be necessary to preserve the cultural resources for removal or other disposition. Any Town directed changes to the Work as a result of the cultural resource will be pursuant to the Contract Documents.
3. Contractor’s Liability. Should Contractor, without permission, injure, destroy, excavate, appropriate, or remove any cultural resource on or adjacent to the Site, it will be subject to disciplinary action, arrest and penalty under applicable law.
The Contractor shall be principally responsible for all costs of mitigation and/or restoration of cultural resources related to the unauthorized actions identified above. Contractor shall be required to pay for unauthorized damage and mitigation costs to cultural resources (historical and archeological resources) as a result of unauthorized activities that damage cultural resources and shall indemnify Town pursuant to the Contract Documents.
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4. Cost. Unless otherwise called for by the Contract Documents, the cost of all material, equipment, and labor required to comply with this paragraph, shall be included in Contractor’s bid and distributed in the Schedule of Pay Items. No additional compensation shall be made to the Contractor for this Work.
Dust and Pollution Control
1. Contractor shall provide all necessary material, equipment and labor to prevent and control the emission of dust and any other potential pollutant on site.
2. Contractor shall not discharge into the atmosphere from any source smoke, dust or other air contaminants in violation of the law, rules, and regulations of the governing agency.
3. Cost. Unless otherwise called for by the Contract Documents, the cost of all material, equipment, and labor required to comply with this paragraph, shall be included in Contractor’s bid and distributed in the Schedule of Pay Items. No additional compensation shall be made to the Contractor for this Work.
Fugitive Dust
1. In addition to all other environmental and air quality requirements of the Contract Documents, Contractor must also comply with the most recent version of any rules implemented by the Air Quality Management District (AQMD) with jurisdiction over the Project in order to reduce the amount of particulate matter entrained in the ambient air as a result of the Project. All equipment shall be AQMD compliant and permitted, as needed.
2. Town has considered these other requirements when determining the Contract Times and no additional time or compensation will be added to the Contract due to these requirements.
Management of Storm, Surface and Other Waters
1. Storm water, surface water, groundwater, and nuisance, or other waters may be encountered at various times during construction of the Project. Federal and State laws require the Town and its contractors to manage such waters pursuant to the requirements o f California State Water Resources Control Board Order Number 2009-0009-DWQ, the Federal Clean Water Act, and the California Porter Cologne Water Quality Control Act. Contractor acknowledges that it has investigated the risk arising from such waters in conjunction with the Project, and assumes any and all risks and liabilities arising therefrom.
2. The Contractor shall perform all construction operations in such a manner as to comply, and ensure all subcontractors to comply, with all applicable Federal, State, and local laws, orders, and regulations concerning the control and abatement of water pollution; and all terms and conditions of any applicable permits issued for the Project. In the event there is a conflict between Federal, State, and local laws, regulations, and requirements, the most stringent shall apply.
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3. Contractor violations. If noncompliance should occur, the Contractor shall report this to the Town Representative imm ediately, with the specific information submitted in writing within 2 Days. Consistent violations of applicable Federal, State, or local laws, orders, regulations, or Water Quality Standards may result in Town stopping all site activity until compliance is ensured. The Contractor shall not be entitled to any change in Contract Price or Contract Times, claim for damage, or additional compensation by reason of such a work stoppage.
Corrective measures required to bring activities into compliance shall be at the Contractor's expense.
4. Compliance with Construction General Storm water Permit. Contractor shall be required to comply with all aspects of the State Water Resources Control Board (State Board) Water Quality Order No. 2009-0009-DWQ, Nat ional Pollutant Discharge Elimination System General Permit for Storm Water Discharges Associated wi th Constructi on Activity (Permit) for all projects that involve construction on or disturbance of one acre or more of land or which are part of a larger common area of development.
(a) Contractor shall prepare and implement a Storm Water Pollut ion Prevention Plan (SWPPP) for the Project site based on the appropriate Risk Level requirements, and draft and coordinate submittal of all Permit related documents with Town’s Legally Responsible P erson and/or Authorized Signatory as those terms are defined in the Permit. The Contractor shall submit the SWPPP to the Town Representative for review not less than fifteen (15) Days prior to the start of on- site construction work. Town will file the Notice of Intent and pay the filing fee.
(b) The SWPPP shall be developed by a Qualified SWPPP Developer and implemented by a Qualified SWPPP Practitioner as those terms are defined in the Permit and shall include industry standard requirements for water quality control including but not be limited to the following:
(1) Sediment and erosion control measures to manage sediment and erosion including vegetative practices, st ructural cont rol, silt fences, straw dikes, sediment controls or operator controls as appropriate.
Storm water management measures shall be instituted as required, including velocity dissipate rs, and solid waste controls shall address controls for building materials and offsite tracking of sediment. (2) Wastewater and storm water management controls to divert offsite surface flows around the Project site and to divert surface flows within the Project area away from areas of open earth or stockpiles of building and other materials. Wastewater from general construction activities, such as drain water collection, aggregate processing, concrete batching, drilling, grouting, or other construction operations, shall not enter flowing or dry watercourses without having met the authorized non- storm water discharge requirements listed in State Board Water Quality Order No. 2009- 0009-DWQ, Section III.C., including proper notification to the Regional Water Board.
(3) Pollution prevention measures including methods of dewatering, unwatering, excavating, or stockpiling earth and rock materials which 25977.00100\34209346.1
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include prevention measures to control silting and erosion, and which will intercept and settle any runoff of sediment-laden waters. (4) Turbidity prevention measures for prevention of excess turbidity including, but are not restricted to, intercepting ditches, settling ponds, gravel filter entrapment dikes, flocculating processes, recirculation, combinations thereof, or other approved methods that are not harmful to aquatic life. All such wastewaters discharg ed into surface waters, shall contain the least concentration of settleable material possible, and shall meet all conditions of section 402, the National Pollutant Discharge Elimination System (NPDES) permit.
(5) Overall construction site management measures to address changes at the Project site as the Project moves through different phases and changes that account for rainy and dry season management practices. (6) Pollution c ontrol measures and construction activity methods that will prevent entrance, or accidental spillage, of solid matter, contaminants, debris, or other pollutants or wastes, into streams, flowing or dry watercourses, lakes, wetlands, reservoirs, or underground water sources. Such pollutants and wastes include, but are not restricted to: refuse, garbage, cement, sanitary waste, industrial waste, hazardous materials, radioactive substances, oil and other petroleum products, aggregate processi ng, tailings, mineral salts, and thermal pollution.
(7) Control measures for stockpiled or deposited materials prohibiting the stockpile or deposit of excavated materials, or other construction materials, near or on stream banks, lake shorelines, or other watercourse perimeters where they can be washed away by high water or storm runoff, or can, in any way, encroach upon the watercourse. (8) Develop and implement a Rain Event Action Plan (REAP), if required, that must be designed and implemented to protect all exposed portions of the site 48 hours prior to any likely precipitation event. (9) Monitoring, reporting and record keeping, as necessary to achieve compliance with applicable Permit requirements, including but not limited to annual reports and rain event reports.
(c) Before any Permit related documents, including the SWPPP, rain event reports, or annual reports may be submitted to the State Board or implemented on the Project site, they must first be reviewed and approved by Town.
(d) Town retains the right to procure and maintain coverage under the Permit for the Project site if the Contractor fails to draft a SWPPP or other Permit related document, or fails to proceed in a manner that is satisfactory to Town. Town reserves the right to implement its own SWPPP at the Project site, and hire additional contractors to maintain compliance. W hether Contractor has adequately maintained complian ce with the Permit shall be Town’s sole determination. In the event that Contractor has failed or is unable to maintain compliance with the Permit, any costs or fines incurred by 25977.00100\34209346.1
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Town in implementing a SWPPP, or otherwise maintaining compliance with the Construction General Permit shall be paid by the Contractor. (e) Failure to implement the SWPPP or otherwise comply with the Permit is a violation of federal and state law. Contractor hereby agrees to indemnify Town as required by the Contract Documents for any noncompliance or alleged noncompliance with the Permit arising out of or in connection wi th the Project, except for liability resulting from the sole established negligence, willful misconduct or active negligence of Town. Town may seek damages from Contractor for delay in completing the Contract in accordance with the Contract Documents, caused by Contractor’s failure to comply with the Permit.
5. In addition to compliance with the Permit, Contractor shall comply with the lawful requirements of any applicable municipality, district, drainage district, flood control district, and other local agencies regarding discharges of storm water, surface water, groundwater or other nuisance waters off of the Project site.
6. Oil storage tanks management.
(a) Storage tank placement. All oil or other petroleum product (hereinafter referred to collectively as oil) storage tanks shall be placed at least 20 feet from streams, flowing or dry watercourses, lakes, wetlands, reservoirs, and any other water source.
(b) Storage area dikes. Storage areas shall be diked at least 12 inches high or graded and sloped to permit safe containment of leaks and spills equal to the capacity of all tanks and/or containers locat ed within each area, plus a sufficient amount of freeboard to contain the 25-year rainstorm. (c) Diked area barriers. Diked areas shall have an impermeable barrier at least 10 mils thick. Areas used for refueling operations shall have an impermeable liner at least 10 mils thick buried under 2 to 4 inches of soil. (d) Spill Prevention Control and Countermeasure Plan (SPCC). Where the location of a construction site is such that oil from an accidental spillage could reasonably be expected to enter into or upon the navigable waters of the United States or adjoining shorelines, and the aggregate storage of oil at the site is over 1,320 gallons or a single container has a capacity in excess of 660 gallons, the Contractor shall prepare an SPCC Plan. The Contractor shall submit the SPCC Plan to the Engineer at least 30 days prior to delivery or storage of oil at the site. The Plan must have been reviewed and certified by a registered professional engineer in accordance with 40 C.F.R., part 112
7. Underground tank prohibition. The Contractor shall not use underground storage tanks.
8. Construction safety standards. The Contractor shall comply with the sanitation and potable water requirements of Section 7 of United States Bureau of Reclamation's publication “Reclamation Safety And Health Standards.”
9. Other Permits.
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(a) Other permits applicable to the Project are listed in the Special Conditions.
The Contractor shall obtain all other necessary licenses and permits. (b) Monitoring. The Contractor is required to conduct monitoring in order to meet the requirements of the permits, which may include sampling, testing and inspections.
(c) Recordkeeping. The Contractor shall retain all records and data required by the permits for the time specified in the contract.
10. Cost. Except as specified herein, the cost of complying with this section shall be included in the Schedule of Pay Items for work which necessitate the water pollution prevention measures required by this paragraph.
END OF GENERAL REQUIREMENTS
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02 00 00 TECHNICAL PROVISIONS
ARTICLE 1. MOBILIZATION
PART 1 -- GENERAL
Attention is directed to the provisions in Section 9- 1.16, "Mobilization," of the Standard Specifications, these technical provisions, and general conditions.
PART 2 -- PRODUCTS
[RESERVED]
PART 3 -- EXECUTION
[RESERVED]
PART 4 -- MEASUREMENT AND PAYMENT
Compensation for Mobilization (Bid Item No. 1 ), as specified herein and in the Standard Specifications, and as directed by the Engineer shall be paid by lump sum based on the percent complete.
END OF ARTICLE 1
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ARTICLE 2. LEAD COMPLIANCE
PART 1 -- GENERAL
Attention is directed to the provisions in Section 7-1.02k(6)(j)(ii), "Lead Compliance Plan," of the Standard Specifications, these technical provisions, and general conditions.
PART 2 -- PRODUCTS
[RESERVED]
PART 3 -- EXECUTION
[RESERVED]
PART 4 -- MEASUREMENT AND PAYMENT
Payment for complying with the Lead Compliance Plan (Bid Item No. 3) including provisions of this Section shall be paid by Lump Sum based on the percent complete with lead abatement.
END OF ARTICLE 2
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ARTICLE 3. DEVELOP CONSTRUCTION WATER SUPPLY
PART 1 -- GENERAL
Attention is directed to the provisions in Section 10- 6, "Watering," of the Standard Specifications, these technical provisions, and general requirements.
PART 2 -- PRODUCTS
[RESERVED]
PART 3 -- EXECUTION
Contractor shall apply, submit deposit for and obtain a fire h ydrant water meter from CalWater who is the water purveyor for the Town of Colma.
PART 4 -- MEASUREMENT AND PAYMENT
Compensation for Develop Construction Water Supply (Bid Item No. 4), as specified herein and in the Standard Specifications, and as directed by the Engineer shall be paid by lump sum.
END OF ARTICLE 3
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ARTICLE 4. TRAFFIC CONTROL AND NOTIFICATION
PART 1 -- GENERAL
Attention is directed to the provisions in Section 7 and Section 12 of the Standard Specifications related to Public Safety, Public Convenience, and Temporary Traffic Control , these technical provisions, and general conditions.
PART 2 -- PRODUCTS
[RESERVED]
PART 3 -- EXECUTION
[RESERVED]
PART 4 -- MEASUREMENT AND PAYMENT
Compensation for Traffic Control and Notification, as specified herein and in the Standard Specifications, and as directed by the Engineer shall include all necessary public notification, submittals, implementation, and maintenance of the approved traffic control plans, for all work in construction zones throughout the duration of the project. Traffic Control and Notification ( Bid Item No. 2 ), as specified herein and in the Standard Specifications, and as directed by the Engineer shall be paid by lump sum based on the percent complete.
END OF ARTICLE 4
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ARTICLE 5. STORMWATER POLLUTION PREVENTION PLAN
PART 1 -- GENERAL
1.01 WORK INCLUDED
A. Prohibit illicit discharge (non-rainwater) into the storm drain system.
B. Construct any and all necessary systems to eliminate contaminants from entering the storm water system.
C. Clean up and control of work site materials, spoils and debris.
D. Removal of contaminants produced by the project.
E. The work shall include the provision of all labor, materials, equipment and apparatus not specifically mentioned herein or noted on the plans, but which are incidental and necessary to complete the work specified.
1.02 APPLICABLE PUBLICATIONS
A. National Pollution Discharge Elimination system (NPDES) Permi t No. CAS612008 – latest version
B. California Storm Water Best Management Practice Handbooks:
1. Municipal
2. Industrial/Commercial
3. Construction Activity
C. C.3 Stormwater Technical Guidance Ver 5.0, June 2016 or the latest version.
D. California State Water Resources Control Board, Construction General Permit CAS000002 Order No.
2010-0014 DWQ (for sites greater than one acre).
E. Section 13 “Water Pollution Control” of the State Standard Specifications.
1.03 QUALITY ASSURANCE
A. The Contractor shall designate an individual (to be approved by the Town) available at all times of sufficient authority to halt work and implement BMPs and source control measures for the Contractor and all sub-contractors, suppliers, and other personnel that may be at the cons truction site(s), to prevent nonstormwater discharges from the 25977.00100\34209346.1
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construction site(s). This individual shall be the contact person for all matters of the project regarding non-stormwater discharges.
B. All work performed under this contract and all contractors and their associates and/or employees are required to comply with all applicable storm water regulations and to implement Best Management Practices (BMP’s) at all times.
C. All employees and subcontractors shall be trained on the storm water pollution prevention requirements contained in these specifications. Training records shall be submitted to the Town along with requests for progress payment.
D. A supply of spill clean- up materials such as rags or absorbents shall be kept readily accessible on-site.
1.04 ALLOWABLE DISCHARGES
A. Under current NPDES regulations, the following discharges to the storm drainage system are permitted, as long as the discharges are not significant pollutants:
1. Diverted stream flows, springs and natural drainage courses;
2. Rising flood waters;
3. Air conditioning condensation; and
4. Landscape irrigation.
B. Groundwater from dewatering and foundation drains will need additional certification that the groundwater has been tested or evaluated for the presence of pollutants subject to non- stormwater discharge regulations. In such a case, a Special Sewer Discharge Permit shall be required for the water to be discharged to the Sanitary Sewer System, as directed.
1.05 SUBMITTALS
A. The Contractor shall develop and implement a Water Pollution Control Plan (WPCP) which shall contain at a minimum the items included in this section. The WPCP shall show the locations of all storm drains, storm drain pipes, points of entry (catch basins, inlets, outlets), and other features through which stormwater flows. The WPCP shall include a protocol for allowing drainage to flow properly during rainfall events while still preventing non-stormwater discharges from entering the storm dr ains, creeks, and Bay.
Work shall not begin without the Public Works Director completing its review and finding no exceptions taken on the WPCP and finding at Public Works Director’ sole discretion that the WPCP meets the intent and goals of the project.
B. The WPCP shall include descriptions and sketches of all BMPs, show locations and describe protocols for implementing and maintaining the following BMPs for but not limited to material storage, dewatering operations, bypass pumping, saw -cutting operations, pavement operations, concrete operations, grading and excavation operations, spill prevention and control, vehicle and equipment cleaning, vehicle and 25977.00100\34209346.1
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equipment operation and maintenance, litter control, dust control, pavement cleaning, and construction waste management.
C. The WPCP shall be updated to meet changing stages of the construction site(s).
1.06 PENALTIES
The Contractor is responsible for penalties assessed or levied on the Contractor or the Town as a result of his failure to comply with the pr ovisions in this section including, but not limited to, compliance with the applicable provisions of the Manuals, and Federal, State, and local regulations and requirements as set forth therein. Penalties as used in this section shall include fines, penalt ies and damages, whether proposed, assessed, or levied against the Contractor or the County, including those levied under the Federal Clean Water Act and the State Water Quality Control Act, by governmental agencies or as a result of citizen suits. Penalties shall also include payments made or costs incurred in settlement for alleged violations of the Manuals, or applicable laws, regulations, or requirements. Costs incurred could include sums spent instead of penalties, in mitigation or to remediate or correct violations.
PART 2 – PRODUCTS
A. Materials used shall be in conformance with Caltrans’s Construction Site Best Management Practices (BMPs) Manual, latest edition, or the CASQA Construction BMP Handbook, latest edition.
B. A supply of spill clean- up materials such as drip pans, rags, or absorbents shall be kept readily accessible on-site.
PART 3 – EXECUTION
3.01 RECYCLING
A. At the end of each working day, all scrap, debris and waste material shall be collected and materials disposed of properly.
B. Dry, empty paint cans/buckets, old brushes, rollers, rags and drop cloths shall be disposed of in approved waste collection.
C. Dumpsters shall be inspected for leaks. As leaks are detected, the trash hauling contractor shall be contacted to replace or repair dumpsters that leak.
D. Water from cleaning dumpsters shall not be discharged on-site.
E. Regular waste collection shall be arranged for before dumpsters overflow.
3.02 HAZARDOUS MATERIAL/WASTE MANAGEMENT/MATERIALS MANAGEMENT A. Designated areas of the project site shall be proposed by the contractor for approval by the Public Works Director suitable for material delivery, storage and waste collection as far from catch basins, gutters, drainage courses and creeks as possible. 25977.00100\34209346.1
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B. All hazardous materials such as pesticides, paints, thinners, solvents and fuels; and all hazardous wastes such as waste oil and antifreeze shall be labeled and stored in accordance with State and Federal regulations.
C. All hazardous materials and all hazardous wastes shall be stored in accordance with secondary containment regulations, and it is recommended t hat these materials and wastes be covered as needed, to avoid potential management of collected rain water as a hazardous waste.
D. The contractor shall dispose of all excess thinners, solvents, chemicals, oil-based and water-based paint as hazardous waste.
E. Regular hazardous waste collection shall be arranged for to comply with time limits on the storage of hazardous wastes.
F. Granular materials shall be stored a minimum of ten feet from the closest catch basin and curb return. The contractor shall not allow these granular materials to enter the storm drain or creek.
G. Warning signs shall be posted in areas containing or treated with chemicals.
H. An accurate up -to-date inventory, including Material Safety Data Sheets (MSDS) of hazardous wastes stored on site shall be kept and available to assist emergency response personnel in the event of a hazardous materials incident.
I. Maintenance and fueling of vehicles and equipment shall be performed in a designated, bermed area, or over a drip pan that will not allow run-off of spills. Vehicles and equipment shall be regularly checked and have leaks repaired promptly. Secondary containment, shall be used to catch leaks or spills any time that vehicle or equipment fluids are dispensed, changed or poured.
3.03 CHEMICAL USAGE
A. When rain is forecast within 24 hours, or during wet weather, the Public Works Director may prevent the contractor from applying chemicals in outside areas.
B. Pesticides or fertilizers shall not be over -applied and material manufacturer’s instructions shall be followed regarding uses, protective equipment, ventilation, flammability and mixing of chemicals. Over-application of a pesticide constitutes a “label violation” subject to an enforcement action by the San Mateo County Agriculture Commissioner.
3.04 DUST CONTROL
A. Use means necessary to control dust on and near the work, and on and near off -site areas, if such dust is caused by the Contractor's operations during performance of the Work, or if resulting from the condition in which the Contractor leaves the site.
B. Thoroughly moisten surfaces as required to prevent dust being a nuisance to the public, neighbors, and personnel performing other work on the site. 25977.00100\34209346.1
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C. Use dust palliatives or reclaimed water (not potable water).
D. Reclaimed water shall be used to control dust on a daily basis or as directed by the Public Works Director.
E. At the end of each working day, or as directed by the Public Works Director, the roadways and on-site paved areas shall be cleaned and swept of all material s attributed to or involved in the work. Streets shall not be washed down into a storm drain or creek in lieu of street sweeping. Water wash may be picked up by a vacuum unit in lieu of sweeping.
3.05 SAWCUTTING
A. The contractor shall cover or barricade catch basins using control measures such as filter fabric, straw bales, sand bags and fine earthen dams to keep slurry out of the storm drain system. The contractor shall ensure that the entire opening is sealed.
B. Saw cutting debris and spoils be removed by shovel, absorption, vacuum or pick up of waste prior to moving to the next location or at the end of each working day, whichever is sooner.
3.06 DEWATERING OPERATIONS
A. Water shall be routed through a control measure as determined and approved by the Public Works Director such as a sediment trap, sediment basin or Baker tank to remove settleable solids prior to discharge to the storm drain system. Filtration of the water following the control measure may be required on a case-by-case basis.
B. The filtered water shall be reused for other purposes such as dust control or irrigation to the extent possible.
C. If the project is within an area of known groundwater contamination, the water from dewatering operations shall be tested prior to discharge. If the water meets the Regional Water Quality Control Board standards, it may be discharged into the storm drain.
Otherwise, the water shall be treated and hauled off-site for proper disposal.
3.07 CONCRETE GROUT AND MORTAR WASTE MANAGEMENT
A. Concrete, grout and mortar shall be stored away from the drainage areas and ensure that these materials do not enter the storm drain system.
B. Concrete trucks shall not be washed out into streets, gutters, storm drains, drainage channels or creeks.
C. Concrete trucks and equipment shall be washed out off -site or in a designated area on-site where the water will flow onto dirt or into a temporary pit or bermed area. The water shall percolate into the soil and the hardened concrete placed in a waste container for disposal. If a suitable soil or bermed area is not available on-site, the wash water shall be collected and removed off-site and disposed of properly. 25977.00100\34209346.1
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D. Water created by the washing of exposed aggregate concrete finish shall be collected in a suitable dirt area or filtered through straw bales or equivalent material before entering the storm drain system. Sweepings from exposed aggregate finish shall be collected and disposed of in a waste container or removed off -site and disposed of properly.
3.08 PAVING OPERATIONS
A. No paving while it is raining.
B. During wet weather store paving equipment indoors or cover with tarp or other waterproof covering.
C. Place drip pans or absorbent materials under paving equipment when not in use.
D. Catch basins and manholes shall be covered when paving or applying seal coat, tack coat, slurry seal or fog seal.
E. The Public Works Director may direct the contractor to protect drainage courses by using control measures such as earth di ke, straw bale and sand bag to divert run -off or trap filter sediment.
F. Excess sand (placed as part of a sand seal or to absorb excess oil) shall not be swept or washed down into gutters, storm drains or creeks. The sand shall be collected and returned to the stockpile or disposed of in a trash container or hauled to an approved dump site. Water shall not be used to wash down fresh asphalt concrete.
3.09 PAINTING
A. The cleaning of painting equipment and tools shall be performed in a designated area that will not enter the gutters, storm drains or creeks.
B. Excess paint shall be removed from brushes, rollers and equipment prior to cleanup.
C. Wash water from aqueous cleaning of water -based paint tools and equipment shall be disposed of in a sanitary sewer or onto a designated dirt area.
D. Paint thinners and solvents from oil -based paints shall be filtered and re- used when possible. Waste sludge, thinner and solvent from cleaning tools and equipment shall be disposed of as a hazardous waste.
3.10 SITE CLEANUP
A. The cleaning of equipment of materials shall not be performed on- site or in the street using soaps, solvents, degreasers, steam cleaning or equivalent methods.
B. All cleanup must be performed in a designated area that will not allow the cleaning rinse to flow off-site or into streets, gutters, storm drains, or creeks.
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PART 4 - MEASUREMENT AND PAYMENT
The contract price paid for Stormwater Pollution Prevention (Bid Item No. 5) shall include full compensation for performing the scope of work as specified. The contract price shall include performing all the work necessary to prepare and implementing the Water Pollution Control Plan, and furnish, install and maintain all best management practices for the duration of the project in accordance with City and State standards, and as directed by the Public Works Director. This work shall include, but is not limited to:
furnish, install and maintain temporary drainage inlet protection and fiber rolls, erosion control fiber blankets all cleaning activities , such as street sweeping, to prevent construction dust and debris from entering the storm drain system, disposal and removal of materials at the completion of the project. “Stormwater Pollution Prevention” shall be paid on a lump sum basis, determined by percentage complete in the project (e.g. 10% of the work is completed, 10% of Stormwater Pollution Prevention will be paid) and no additional compensation shall be made.
END OF ARTICLE 5
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ARTICLE 6. STRUCTURE REHABILITATION
PART 1 -- GENERAL
Attention is directed to the provisions in Section 15 “Existing Facilities”, Section 60 -3.05, "Repairing Structures", Section 73 , "Concrete Curbs and Sidewalks", and Section 78- 4.03, “Painting Concrete of the Caltrans Standard Specifications and these technical provisions.
1.01 WORK INCLUDED
A. This section includes specifications for repairing cracks and concrete spalls in the existing concrete retaining wall structure.
PART 2 -- PRODUCTS
2.1 GENERAL
Materials for crack repair injection epoxy and concrete spall repair where shown on the plans shall be as specified in the Standard Specifcations and Project plans.
Materials for bar reinforcing steel where shown on the plans shall be as specified in the Standard Specifcations and Project plans.
PART 3 -- EXECUTION
3.1 GENERAL
Preparing concrete surfaces to receive concrete spall repairs and concrete crack repairs where shown on the plans shall be as specified in these specifications and Project plans.
PART 4 -- MEASUREMENT AND PAYMENT
Payment for structure rehabilitation shall include full compensation for mobilization, furnishing all labor, materials, tools, equipment, site preparation, and other incidentals deemed necessary for completing all work specified in these Project Specificat ions, the Project Plans, and as directed by the Engineer.
Payment for complying with the provisions of this Section shall be paid as follows:
Bid Item No. 6
Prepare Concrete Spall Areas Per Square Foot
Bid Item No. 7
Inject Crack (Epoxy) Per Linear Foot
Bid Item No. 8
Repair Concrete Spall Areas Per Cubic Yard
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Bid Item No. 9
Clean and Paint Upper and Lower
Walls and Butress Surfaces
(Revocable)
Per Square Foot
Bid Item No. 10
Bar Reinforcing Steel (Retaining
Wall)
Per Pound
END OF ARTICLE 6
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ARTICLE 7. DRAINAGE IMPROVEMENTS
PART 1 -- GENERAL
Attention is directed to the provisions in Section 19- 3 “Structure Excavation and Backfill”, Section 21 “Erosion Control”, Section 60- 4.04 “Coring Concrete”, Section 70 “Miscellaneous Drainage Facilities ”, and Sec tion 73 “Concrete Curbs and Sidewalks” of the Standard Specifications and these technical provisions.
1.01 WORK INCLUDED
A. This section includes specifications for filling existing sink holes, removing and replacing existing concrete gutters, removing existing timber rail tie retaining walls and coring new weep holes..
PART 2 -- PRODUCTS
2.1 GENERAL
Materials for structure backfill where shown on the plans shall be as specified in the Standard Specifcations and Project plans.
Materials for erosion control products where shown on the plans shall be as specified in the Standard Specifcations and Project plans.
Materials for concrete gutter where shown on the plans shall be as specified in the Standard Specifcations and Project plans.
PART 3 -- EXECUTION
3.1 STRUCTURE BACKFILL
Class II AB
PART 4 -- MEASUREMENT AND PAYMENT
Payment for drainage improvements shall include full compensation for mobilization, furnishing all labor, materials, tools, equipment, site preparation, shoring and bracing existing structures, and other incidentals deemed necessary for completing all work specified in these Project Specifications, the Project Plans, and as directed by the Engineer.
Payment for complying with the provisions of this Section shall paid be as follows:
Bid Item No. 11
Structure Backfill Per Cubic Yard
Bid Item No. 12
Core Concrete Hole (4” Dia) Each
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Bid Item No. 13
Remove and Replace
Concrete Gutter
Per Lump Sum
END OF ARTICLE 7
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ARTICLE 8. TIMBER RETAINING WALL
PART 1 -- GENERAL
Attention is directed to the provisions in Section 19- 3 “Structure Excavation and Backfill”, Section 52 “Reinforcement”, and Section 57-2 “Wood Structures” of the Standard Specifications and these technical provisions.
1.01 WORK INCLUDED
A. This section includes specifications for constructing the upper and lower timber retaining walls as shown on the plans.
PART 2 -- PRODUCTS
2.1 GENERAL
Materials for structure pervious backfill and concrete pier for timber retaining wall where shown on the plans shall be as specified in the Standard Specifications and Project plans.
Timber products where shown on the plans shall be as specified in the Sta ndard Specifications and Project plans.
Materials for erosion control products where shown on the plans shall be as specified in the Standard Specifcations and Project plans.
Cobbles shall be two to eight inch (2” to 8”) washed river rock. All fines shall be screened from the aggregate within a one- quarter inch (1/4”) tolerance. Cobbles shall be composed of round rocks that may be varied in color. The material shall be free of organic and inorganic debris and trash.
PART 3 -- EXECUTION
3.1 STRUCURE EXCAVATION
Excavate only to the minimum extent as required to complete the work. Do not overexcavate unless directed to do so by the Engineer.
Do not excavate with heavy equipment.
3.2 PERVIOUS BACKFILL
Place pervious material backfill at lower timber retaining wall as shown on the plans and as directed by the Engineer. Compact the permeable backfill at the lower wall to the extent allowed using small equipment and hand tools only. 25977.00100\34209346.1
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3.3 COBBLES
Cobbles may be placed by dumping and may be spread by small equipment and hand tools only.
PART 4 -- MEASUREMENT AND PAYMENT
Payment for complying with the provisions of this Section shall be paid as follows:
Bid Item No. 14
Structure Excavation (Retaining Wall
for sinkhole repair and other
excavated areas shown on the plans)
Per Cubic Yard
Bid Item No. 15
Pervious Backfill Material Per Cubic Yard
Bid Item No. 16
Timber Retaining Wall Per Linear Foot
Bid Item No. 17
Rolled Erosion Control Blanket
Product (Netting non-seeded)
Per Square Foot
Bid Item No. 18
Fiber Rolls Per Linear Foot
Bid Item No. 19
2”-8” Cobble Blend with Double
Layer Filter Fabric
Per Cubic Yard
END OF ARTICLE 8
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ARTICLE 9. MINOR CONCRETE (REPLACE CONCRETE FLATWORK)
PART 1 -- GENERAL
Attention is directed to the provisions in Section 90-2 “Minor Concrete ”, Section 52 “Reinforcement” and Section 15-1.03B “Removing Concrete” of the Standard Specifications and these technical provisions.
1.01 WORK INCLUDED
A. This section includes specifications for removing and replacing existing concrete flatwork on an existing walkway as required to backfill an existing sink hole.
PART 2 -- PRODUCTS
[RESERVED]
PART 3 -- EXECUTION
3.1 GENERAL
Notify the Town Engineer at least 48 hrs prior to demolishing the existing flatwork.
Saw cut to the limits as described on the plans and standard specifications and as determined by the Engineer before demolishing concrete.
Break existing concrete with a maximum 15 lb air hammer.
3.2 PERMEABLE BACKFILL
Place permeable material backfill at lower timber retaining wall as shown on the plans and as directed by the Engineer. Compact the permeable backfill at the lower wall to the extent allowed using small equipment and hand tools only.
PART 4 -- MEASUREMENT AND PAYMENT
Payment for complying with the provisions of this Section shall be paid as follows:
Bid Item No. 20
Minor Concrete
(Replace Concrete Flatwork –
6 inches thick)
Per Square Foot
END OF ARTICLE 9
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ARTICLE 10. BID ALTERNATIVE 1 - ARCHITECTURAL PILASTERS (REVOCABLE) PART 1 -- GENERAL
Bid Alternatives as shown on the plans, specifications and bid item list are independent or stand-alone tasks and are revocable items of work that are to be performed only if directed by the Town. Contractor shall include all bid alternatives in the cost proposal.
Attention is directed to the p rovisions in Section 51 “Concrete Structures” and Section 60 “Existing Structures” of the Standard Specifications and these technical provisions.
1.01 WORK INCLUDED
A. The Contractor shall prepare existing concrete surface and construct architectural pilasters on the face of the lower wall at each buttress wall location as shown on the plans.
PART 2 -- PRODUCTS
[RESERVED]
PART 3 -- EXECUTION
[RESERVED]
PART 4 -- MEASUREMENT AND PAYMENT
Full compensation for conforming to the requirements of this section shall be considered as included in the contract prices paid for the various contract items of work and no additional compensation will be allowed.
Payment for complying with the provisions of this Section shall be paid as follows:
Bid Alt 1
Architectural Pilasters (Revocable) Per Each
END OF ARTICLE 10
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ARTICLE 11. BID ALTERNATIVE 2 - STUCCO FINISH LOWER WALL (REVOCABLE) PART 1 -- GENERAL
Bid Alternatives as shown on the plans, specifications and bid item list are independent or stand-alone tasks and are revocable items of work that are to be performed only if directed by the Town. Contractor shall include all bid alternatives in the cost proposal.
Attention is directed to the provisions these technical provisions.
1.01 WORK INCLUDED
A. The Contractor shall apply stucco to the entire lower wall surface as indicated on the plans. Prepare surface and apply stucco and construction per ASTM C1063-16a Standard Specification for Installation of Lathing and Furring to Receive Cement-Based Plaster, and ASTM C926-16a, Standard Specification for Application of Portland Cement-Based Plaster.
PART 2 -- PRODUCTS
[RESERVED]
PART 3 -- EXECUTION
3.1 STUCCO APPLICATION
Paper backed and furred expanded metal lathing with edge beads and expansion joints.
Perimeter and edge nailing at 6” on center
Field nailing at 6” on center horizontally and 12” on center vertically 3/8” stucco base coat
1/8” stucco finish coat (color to be determined by the Town) Smooth surface finish
Submit a 2’-0” x 2’-0” square Stucco Test Panel for Town approval prior to applying finish stucco finish coat.
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PART 4 -- MEASUREMENT AND PAYMENT
Full compensation for conforming to the requirements of this section shall be considered as included in the contract prices paid for the various contract items of work and no additional compensation will be allowed.
Payment for complying with the provisions of this Section shall be paid as follows:
Bid Alt 2
Stucco Finish Lower Wall
(Revocable)
Per Square Foot
END OF ARTICLE 11
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-- 153 -- EXHIBIT “A”
Change Order Form
EXHIBIT “A”
CHANGE ORDER FORM
Town of Colma
Contract Change Order #
Project: Change Order No.:
Orig. Contract Amt.:
$
Days
Contract No.:
Contractor: Prev. Appvd. Changes: $ Days
Owner: Town of Colma This Change: $ Days
Revised Contract Amt.: $ Days
This Change Order covers changes to the subject contract as described herein. The Contractor shall construct, furnish equipment and materials, and perform all work as necessary or required to complete the Change Order items for a lump sum price agreed upon between the Contractor and Town of Colma, otherwise referred to as Owner.
Item
No.
Description of Changes
Increase/
(Decrease)
in Contract
Amount
Contract
Time
Extension,
Days
1 2
Totals
$
This Contract Change Order consists of 2 pages and any exhibits attached to this Contract Change Order shall not be part of the Contract Change Order unless specifically initialed by or on behalf of both the Contractor and the Town of Colma.
Contract Change Order # Page 1 of 2
1198 El Camino Real
Colma, CA 94014
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-- 154 -- EXHIBIT “A”
Change Order Form
The amount of the contr act will be increased by the sum of $ and the contract time shall be extended by working days. The undersigned Contractor approves the foregoing Change Order # as to the changes, if any, in the contract price specified for each item including any and all supervision costs and other miscellaneous costs relating to the change in work, and as to the extension of time allowed, if any, for completion of the entire work on account of said Change Order #. The Contractor agrees to furnish all labor and materials and perform all other necessary work, inclusive of the directly or indirectly related to the approved time extension, required to complete the Change order items.
This document will become a supplement of the contract and all provisions will apply hereto. It is understood that the Change Order shall be effective when approved by the Owner.
Contractor accepts the terms and conditions stated above as full and final settlement of any and all claims arising out of or related to the subject of this Cha nge Order and acknowledges that the compensation (time and cost) set forth herein comprises the total compensation due for the work or change defined in the Change Order, including all impact on any unchanged work. By signing this Change Order, the Contrac tor acknowledges and agrees that the stipulated compensation includes payment for all Work contained in the Change Order, plus all payment for any acceleration or interruption of schedules, extended overhead costs, delay, and all impact or cumulative impac t on all Work under this Contract. The signing of this Change Order acknowledges full mutual accord and satisfaction for the change and that the stated time and/or cost constitute the total equitable adjustment owed the Contractor as a result of the change . The Contractor hereby releases and agrees to waive all rights, without exception or reservation of any kind whatsoever, to file any further claim or request for equitable adjustment of any type, for any reasonably foreseeable cause that shall arise out of, or as a result of, this Change Order and/or its impact on the remainder of the Work under the Contract.
Accepted:
(Signature) Contractor’s Authorized Representative Date
Recommended:
(Signature) [**INSERT NAME, TITLE**] Date
Approved:
(Signature) [**INSERT NAME, TITLE**] Date
Item
No.
Justification for Change(s)
1 2
This Contract Change Order consists of 2 pages and any exhibits attached to this Contract Change Order shall not be part of the Contract Change Order unless specifically initialed by or on behalf of both the Contractor and the Town of Colma.
Contract Change Order # Page 2 of 2
Staff Report - Housing Element Update Page 1 of 7
STAFF REPORT
T
O: Mayor and Members of the City Council
FROM: Farhad Mortazavi APA, City Planner
Alvin Jen, Assistant Planner
VIA: Brian Dossey, City Manager
DATE: June 8, 2022
SUBJECT: Public Hearing for Draft Housing Element
RECOMMENDATION
Staff recommends that the City Council adopt a:
M
OTION DIRECTING THE CITY MANAGER TO TRANSMIT THE DRAFT HOUSING
ELEMENT WITH COMMENTS TO THE DEPARTMENT OF HOUSING AND COMMUNITY
DEVELOPMENT FOR REVIEW
E
XECUTIVE SUMMARY
The 2023 Draft Housing Element includes programs and policies to maintain, provide and remove barriers to the production of housing, including affordable housing. The 2023 Draft Housing Element also includes the obligation to affirmatively further fair housing (AFFH) as part of the Town’s planning process and guiding documents for community development. The 2023 Draft Housing Element is an update to the Housing Element adopted by the town in 2014 (2015-2022 Housing Element). A discussion of key policies and issues is included in the body of the report and summarized below. In addition, the document identifies sites for the development of more than 202 units based on the Town’s Regional Housing Needs Allocation (RHNA) during the 2023-2031 Housing Element timeframe (6 th Cycle).
A summary of the key issues discussed in this report are as follows:
The feasibility with the 202 units identified in the document will be built before 2031. The development of at least 202 units of housing is feasible during the eight-year planning period, as further detailed in this report and the 2023 Draft Housing Element. Colma’s RHNA number of 202 units includes 83 units for very low- and low-income levels.
Second Unit Ordinance. The 2023 Draft Housing Element identifies the use of Town’s existing Accessory Dwelling Unit (ADU) ordinance adopted in 2017. While there was no new construction of ADU or Junior Accessory Dwelling Unit (JADU) in 5th Cycle Housing Element (2015 – 2022) this ordinance would help provide future affordable housing opportunities in Item #8
Staff Report - Housing Element Update Page 2 of 7
Colma. The objective is to increase the number of ADUs and encourage development in areas of the town where they are permitted or conditionally permitted. Staff will continue to provide information to interested homeowners and monitor the activity related to ADUs. This is noted in Program 2.2. There is no action required as a part of this policy (only that it be studied and reviewed by the City Council).
Planned Development Districts and Mixed Use. Program 3.1 in the 2023 Draft Housing Element is pursuant to the Colma Zoning Ordinance - parcels zoned as “Planned Development (PD)” permit a mix of uses, including residential and commercial uses. PD may be established in any R or C zone upon application of a property owner(s), or upon the initiative of City Council. This program would optimize the residential use by maximizing the General Plan density of each developable site and allow for implementation of the Density Bonus provisions when appropriate. There is no action required as a part of this policy (only that each PD proposal be studied and reviewed by the City Council).
Address needs of Extremely Low-Income Households. Program 5.5 addresses the housing needs of extremely low, very low-, low-, and moderate-income households, where the town will meet with property owners and nonprofit builders annually who specialize in building housing for extremely low-income households including those with special needs and veterans. This effort is designed to build a long-term partnership in development, assist potential developers in gaining access to specialized funding sources, identify the range of local resources and assistance needed to facilitate the development of housing for extremely low-income households, and to promote a variety of housing types including higher density multi-family and shared housing. The policy recommendation is to conduct a study to determine the feasibility of this type of program. The objective of this program is to assist developers and property owners in making affordable units available, which in turn, provide equal housing opportunities. There is no action required as part of this policy (only that it be studied and reviewed by the City Council).
Staff has selected these items for City Council discussion to highlight the most significant policy items from the document.
FISCAL IMPACT
Adoption of the Housing Element will not require an adjustment to the town's budget.
BACKGROUND AND PROCESS
State law mandates that all cities in the San Francisco Bay Area have a state certified Housing Element by January 31, 2023. The Housing Element must consider the housing needs assessment numbers, or what is called Regional Housing Needs Allocation (RHNA), assigned to jurisdictions by the Association of Bay Area Government (ABAG) for the years 2023 through 2031. Planning Staff has worked with San Mateo County jurisdictions and consultants in the preparation of the Draft Housing Element. Sections of the document include updated demographic information that is common to all San Mateo County jurisdictions.
The draft Housing Element was released on April 29, 2022, for a 30-days public review and comment period, ending on May 28, 2022. An additional 10-day period thereafter is scheduled for incorporation of comments received on the draft. The draft included a total of 53 very-low,
Staff Report - Housing Element Update Page 3 of 7
30 low, 40 moderate, and 142 above-moderate units, for a total of 265 units. During the comment period, staff was notified by the Italian Cemetery for its desire not to be as part of the housing inventory for their site located at El Camino Real and F Street. Therefore, staff revised the housing inventory and the draft to eliminate the 3.07-acre property owned by the Italian Cemetery. By doing so, staff needed to recalculate the possibilities for the remaining six properties, which resulted in a total of 256 units that includes 53 very-low, 30 low, 44 moderate, and 129 above-moderate (market rate) units
The updated draft will then be submitted to the State Housing and Community Development Department (HCD) by June 17, 2022, for their 90-plus days review. Comments and questions based on HCD’s review will be incorporated into the document. Staff then plans to hold a second public hearing on November 23, 2022, for the City Council to adopt the Housing Element and associated environmental document. The adopted document will be returned to HCD for a final review, with the expectation that HCD will certify the document by mid-January 2023. Jurisdictions without an approved Housing Element by the end of January 2023 will need to update their Housing Elements twice as often (every 4 years instead of every 8 years) as penalty. HCD may grant exceptions to the deadline for jurisdictions that are in the process of updating their Housing Elements.
ANALYSIS AND DISCUSSION
The 2023 Draft Housing Element raises legal and policy issues for the City Council to consider.
Generally, these issues arise from the recommendations in the 2023 Draft Housing Element for new, substantially modified, or potentially controversial goals and programs. The purpose of this public hearing is to highlight these issues and for staff to obtain Council input prior to City Council consideration or adoption of the 2023 Housing Element at the November 23, 2022, meeting.
The following is a list of discussion issues and topics for City Council consideration:
1. Is the following representation supportable by the evidence: “is it feasible to believe that the development of additional 202 units before the close of the planning period (2031) is possible?”
In the 2023 Draft Housing Element introduction (page 3) there is a statement that the development of an additional 202 units before the close of the planning period (December 2031) is feasible. Staff believes this to be a true statement.
The 2015 Housing Element was required to identify sites for the development of at least 59 units of housing in Colma, in comparison, the RHNA number established for the 2023-2031(6
th Cycle) Housing Element has increased to 202 units. Even though the town met and exceeded its required RHNA numbers of 59 units for the previous planning cycle with 75 total units (built since 2015), there will be no “credit” given to reduce the number of required units for the upcoming cycle. As a result, in the “Ability to Meet Housing Needs” section of the Housing Element, there is an in-depth analysis of all potentially developable sites in town, which were identified as vacant and/or underutilized sites - except for the 3.07-acre vacant site on El Camino Real at F Street, per property owner’s request.
Staff Report - Housing Element Update Page 4 of 7
These sites were based on several different categories: a) proximity to high-quality transit and El Camino Real, b) parcel size, c) the need for lot consolidation, d) General Plan designation, e) underperforming or vacant uses, f) proximity to public services and amenities, g) developer interest in the site, and h) if environmental remediation is required. Sites were scored between 0-1, 1 being most likely to be redeveloped as affordable housing. All sites that scored above 0.5 were assumed to be suitable for affordable housing development and are included in the town’s sites inventory. The minimum 202 units will need to provide the following affordability categories:
• Very Low Income: 44 Units
• Low Income: 25 Units
• Moderate Income: 37 Units
• Above Moderate (Market Rate): 96 Units
During the 5
th housing cycle, a total of 75 units were developed, 9 of which are at 13 dwelling units per acre (du/ac) and 66 of which are at 30 du/ac. The average density was approximately 28 du/ac. The state guidance is to extrapolate the trend by multiplying by 75% times the average which results in 21 du/ac. Given the most recent development trends in Colma, the realistic capacity for sites suitable for housing development are assumed to be developed at a conservative estimate of 20 du/ac which meets HCD’s requirement for lower income housing. Although the revised inventory - in order to eliminate the 3.07-acre vacant property and at the same time meet the RHNA requirements - utilized an increase density around Colma BART station to 30 du/ac and the Kohl’s site to 25 du/ac.
The minimum 202 units RHNA compliance that are identified in the now-revised draft Housing Element include the following sites:
• 7733 El Camino Real - Sandblaster’s Property: In 2007, this 0.53-acre parcel was proposed as a total of 15 residential units, with 2 single family detached units on C street and 13 residential units above commercial space facing El Camino Real to its west. Plans were put on hold in 2007 due to the economy. The realistic capacity determined that 16 total units could be built, which 8 are for very-low plus 8 for above-moderate (market rate) income units.
• 1200 El Camino Real, Kohl’s Site: This 8.06-acre parcel on the southwest corner of El Camino Real and Serramonte Boulevard is currently occupied by Kohl’s department store. This parcel is identified in the adopted 2040 General Plan Update (GP) as a site suitable for a mixed-use development with commercial and restaurant spaces at ground level, residential uses above, entertainment uses and public gathering spaces. The realistic capacity determined that 202 total units could be built, which 45 are very-low, 23 are low, 44 are moderate, and 90 are above-moderate units.
• 7778 El Camino Real, Bocci Property: This 0.6-acre parcel is adjacent to Colma BART station. A preliminary development proposal for 24 units with ground floor retail was submitted to the town and was a feasible level of development for the site. Again, due to the economy, development of the property was not pursued.
Staff Report - Housing Element Update Page 5 of 7
The realistic capacity determined that 15 total units could be built, which 7 are low and 8 are above-moderate income units
• Between 461 and 469 B Street: This 0.11-acre vacant parcel can be subdivided per SB 9, which allows for lots to be subdivided and developed at a higher density. However due to the given character of the existing size of the lot, it is predicted that 1 above-moderate income unit could be built. • El Camino and Collins Avenue: This 0.41-acre site, located on the northwest corner of El Camino and Collins Avenue. This parcel is currently vacant. The realistic capacity determined that 8 above-moderate units could be built. • 240 Collins Avenue: This 0.72-acre site, located at 240 Collins Avenue. This parcel is used for overflow parking which currently is not utilized for that purpose. The realistic capacity determined that 14 above-moderate units could be built
For the CEQA process, the associated Mitigated Negative Declaration that the City Council will be considering with the Housing Element analyzes the impacts of development of these sites, potentially streamlining the ultimate development of these sites.
2. Secondary Unit Ordinance
The Town of Colma currently has an Accessory Dwelling Unit (ADU) ordinance, pursuant to the Town’s zoning code, second dwelling units are permitted in the “R” residential zone - in accordance with state law. They are also permitted in the “C” zone with a conditional use permit. This ordinance was amended in 2020 to comply with state law.
Furthermore, the Town’s zoning regulations allow ADU and Junior Accessory Dwelling Unit (JADU) subject to only a building permit under subsection 5.19.040 (A)in residential or mixed-use zones.
To maximize ADU development, additional provisions - beyond the required state law - are included in the following:
• Seek planning grants to reimburse ADU building fees
• Conduct a survey of homeowner interest in ADUs and JADU • Develop ADU and JADU outreach materials
• Notify residents of ADU/JADU eligibility
3.Planned Development Districts and Mixed-Use
Pursuant to the Town’s Zoning Ordinance, parcels zoned as ”Planned Development (PD)” permit a mix of uses, including both residential and commercial uses. Higher density, multi-unit developments are permitted in PD zones. PD districts may be established in any R or C zones upon application by a property owner or owners, or upon the initiative by the City Council.
Staff Report - Housing Element Update Page 6 of 7
The Town’s Planned Development Ordinance provides for residential development proposals that would not be possible under the available conventional zoning. By establishing a PD zone, it allows for site-specific constraints to be considered when setting the regulations for development, such as design, setback, and parking standards.
By allowing for PDs in the Zoning Code, the Zoning Code becomes more flexible and accommodating for residential proposals that responds to the site-specific conditions.
4. Housing Accessible to Persons with Special Needs, Seniors, Disabled, and Homeless Persons
In January 2007, the Town adopted an ordinance amending the Town’s municipal code to provide a procedure by which persons with disabilities can request reasonable accommodation in seeking equal access to housing. In March 2015, the Town amended its Reasonable Accommodation Ordinance to remove provisions that are not in compliance with fair housing laws. The Town will continue to provide public information in order to continue to allow for reasonable accommodation for persons with special needs. The Town will regularly monitor the implementation of the Town’s code, policies, and procedures to ensure that they comply with the ”reasonable accommodation” for disabled provisions and all fair housing laws.
Staff will work to reach out to local service providers of special needs groups to assist in the identification and analysis of constraints to the provision of housing for persons with disabilities. This is a developing program, and its implementation is ongoing.
5. Locating and Retaining Affordable Housing
The planning department currently retains a list of major agencies and organizations active in housing-related services in nearby cities and a list of regional, state, and federal offices providing project funding and individual assistance. In particular, persons requesting information or assistance relative to fair housing discrimination complaints shall be referred to the County Community Services Department and provide State and Federal information concerning Fair Housing Law and rights.
To address the needs of extremely low-income, very low-income, low-income, and moderate-income households, the Town will identify and meet with property owners and nonprofit builders annually who specialize in building housing for extremely low-income households including those with special needs and veterans. This effort is designed to build a long-term partnership in development, assist potential developers in gaining access to specialized funding sources, identify the range of local resources and assistance needed to facilitate the development of housing for extremely low-income households and to promote a variety of housing types, including higher density, multi- family, and shared housing.
6. Policies Recommended by Housing Advocates.
At the time of this draft, staff is awaiting written comments from housing advocates. On May 6, 2022, staff presented the 2023 Housing Element “Goals, Policies, Programs, and Objectives” to San Mateo County Equity Advisory Group (the Group). A summary from that meeting is provided below:
Staff Report - Housing Element Update Page 7 of 7
• There was concern that the Town did not have a displacement strategy for low- income households described in town’s “Goals, Policies, Programs, and Objectives”. While staff did not cover displacement strategies in the presentation, in Table H-44: AFFH Action Plan (page 49), Action Area 3 addresses this concern, and Action 3.1 provides guidance.
• There was a comment regarding code enforcement and nuisance abatement.
The Group would like to see equitable ways for households that are extremely low-, very low-, and low-incomes. Staff responded with Program 7.4 (page 92) Organizing Community Clean Up Days. This program is aimed to promote rehabilitation, renovation, and home care. The Town provided painting and other renovation supplies and organizing volunteers.
• There was a comment from Housing Leadership Council of San Mateo County (HLC) regarding funding for affordable housing development. HLC recommended that the Town includes in its 2023-2031 Housing Element for the commitment to exploring local funding sources that lead to affordable housing development.
Staff will consider the input by HLC during the final efforts for the Update. • Peninsula for Everyone group inquired about the density for parcels along El Camino Real, specifically close to Colma BART. Staff identified the parcel at El Camino Real and F Street as 30 dwelling units per acre. Peninsula for Everyone suggested to look at 50 dwelling units per acre to include more affordable housing units.
• There was an inquiry about the Town’s strategy for multi-language outreach specifically towards those who are unaware of renter’s rights, programs, and policies. Also mentioned these households are typically from extremely low- to low-income households that may not speak English. Staff responded that flyers mailed to households marketing the 2023-2031 Housing Element included sections written in Chinese, Spanish, and Tagalog - providing translation services through ABAG. As of May 6, 2022, there were no requests for assistance from the community.
COUNCIL ADOPTED VALUES
The recommendation is consistent with the Council’s value of vision in considering the broader regional and statewide implications of the town’s decisions and issues.
CONCLUSION
Staff recommends that the City Council consider the staff report and staff presentation, receive comments from the public and housing advocates, and direct the City Manager to transmit the Housing Element to HCD.
ATTACHMENTS
A. Draft Housing Element
H-1
INTRODUCTION
Section 65302(c) of the California Government Code requires every county and city in the state to include a housing element as part of their adopted general plans. In stipulating the content of this element, Article 10.6 of the Government Code indicates that the element shall consist of “an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, and scheduled programs for the preservation, improvement, and development of housing.” Housing element law mandates that local governments adequately plan to meet the existing and projected housing needs of all economic segments of the community.
PURPOSE OF THE HOUSING ELEMENT
The purpose of the 2023 Housing Element of the Town of Colma General Plan is to plan for the Town’s housing needs and establish the housing-related goals, objectives, and programs necessary to allow for and encourage the development and maintenance of housing for all economic segments of the community over the 2023 – 2031 planning period. The Housing Element is designed to comply with State Housing Element Law and guidelines for the preparation and adoption of Housing Elements.
SETTING, CONTEXT AND HOUSING NEED
Colma’s location just south of San Francisco and Daly City makes it a desirable and slightly more affordable location to live than San Francisco, with easy transit into San Francisco from Attachment A
H-2
the Colma and South San Francisco BART stations. Colma is also a regional shopping destination for automobiles and retail goods. Colma has limited land available for new development given that about 75% of its two square miles is devoted to cemetery land uses.
Remaining land uses include developed residential properties and commercial uses.
The San Francisco Bay Area continues to be one of the most desirable and expensive real estate markets in the country. Despite the economic downturn and a lowering of housing prices that began in 2008, rents generally continued to rise throughout the region. Housing sales prices have regained losses associated with the recession and most Bay Area homes are too expensive for families with average household incomes to afford. Despite its small size and limited land resources, opportunities exist within Colma to provide new and affordable housing with good transit access.
In a collaborative process, the 20 cities of San Mateo County and the County of San Mateo formed a countywide “Sub-region,” an ad-hoc joint powers authority formed to specifically administer ABAG’s Regional Housing Needs Allocation (RHNA) process. From this process, it was The Town’s historic cemetery uses make Colma a truly unique community, but also place constraints on the development of housing. Here townhomes in the Villa Hoffman development look out over Olivet Cemetery.
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determined that Colma’s allocation for the 6th RHNA cycle is 202 units, 106 of which are allocated as units affordable to moderate, low, and very-low income households. The RHNA applies to the years 2023 to 2031. A total of 75 units have been developed within Colma since 2015, meeting the 2015-2023 5th cycle RHNA. Colma has the capacity for these 202 units through the development of vacant and underutilized parcels located throughout the Town.
Colma has also adopted goals, policies and programs to encourage and facilitate the development of these units.
Development of an additional 202 units before the close of the planning period is feasible (since the sites are zoned for housing and mixed-use commercial) but construction before the end of the planning period is unpredictable due to the economy. Colma, however, faces significant non-governmental constraints to the development of housing units, the most pressing and unique of which is Colma’s cemetery land uses. Cemetery and related land uses comprise approximately 75% of the Town’s total land area, and are an historic use in Colma, a Town originally incorporated to protect cemetery land uses and accommodate the regional need for these uses. By State law, the dedication of property for cemetery uses makes these lands unavailable for housing projects.
Cemeteries tend to suffer from vandalism when residential uses are built nearby. Furthermore, some cultural groups and some individuals may avoid living near cemeteries if possible; however, Colma’s cemeteries are easily visible from many development sites within the Town.
Cemetery uses also place fiscal constraints on the Town, which receives no tax revenue from cemetery uses or burials. This financial constraint increases the dependence of the Town on its regional commercial and retail uses to fund Town services. See the Governmental Constraints Section and Non-Governmental Constraints Section for more information regarding constraints to residential development in Colma.
CONTENTS AND ORGANIZATION OF THE HOUSING ELEMENT
The contents of the 2023 Housing Element include an analysis of population, employment and housing trends, an evaluation of housing needs, statements of goals and policies, a schedule of programs and actions, and an estimate of the number of housing units the Town expects to be developed, improved and maintained in the local housing stock. Programs and policies in the 2015 - 2023 Housing Element were evaluated and modified where necessary to reflect changing market conditions and policy priorities. The Housing Element is organized into the following sections:
Introduction to the Housing Element
Population, Housing and Employment Trends
Existing and Projected Housing Needs
Ability to Meet Housing Needs
Evaluation of Housing Programs
Housing Program Strategy
H-4
Housing Goals, Policies, and Programs
BACKGROUND AND HISTORY OF THE HOUSING ELEMENT
The Town of Colma has previously adopted several Housing Elements, as follows:
1991 Housing Element (1988-1995 Planning Period);
1999 Housing Element (prepared with comprehensive General Plan update, 1995-1999 Planning Period);
2004 Housing Element (1999-2007 Planning Period);
2009 Housing Element (2007-2014 Planning Period; adopted October 2012); and 2015 Housing Element (2015-2023 Planning Period; January 2015) When referred to in the text of this document, previous Housing Elements will be referenced primarily by date and title and not planning period. This Housing Element is an update and revision of the 2015 Housing Element, adopted in January 2015. This current Housing Element is titled and referenced as the 2023 Housing Element throughout this document. The State of California requires housing element updates at regularly designated time periods or when a city or town makes any change in its policies, zoning and land use designations. State law mandates that all cities in the San Francisco Bay Area submit an adopted housing element by January 31, 2023 which takes into account the housing needs assessment numbers allocated to the jurisdiction by the Association of Bay Area Governments, or ABAG for 2023 through 2031.
To meet this requirement, policies from the 2015 Housing Element were reviewed, projected housing needs of all economic segments of Colma evaluated, and new policies and programs aimed at the preservation and improvement of housing have been developed.
RELATED PLANS AND PROGRAMS
Relationship to other General Plan Elements
The Housing Element is closely related to the Land Use, Conservation/Open Space and Circulation Elements of the Town of Colma General Plan.
The Land Use Element sets forth the amount and type of residential development permitted under the General Plan, thereby establishing housing opportunity in Colma. In addition, the Land Use Element contains policies directed at maintaining the existing housing stock, as well as ensuring the quality of new residential development. The adopted 2040 General Plan Update (March 2022) includes a newly created Commercial Overlay Districts including a 40-acres designated area north of Hillside Boulevard and to the west of Lawndale Boulevard, in addition to a vacant 3.07-acre parcel on the north side of Town east side of El Camino Real and south of BART rail road track.
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The Circulation Element contains policies to minimize traffic spillover into residential neighborhoods and includes complete street considerations for alternate transportation such as transit, bicycling and walking. The Conservation/Open Space Element establishes policies to minimize the impact of residential development on sensitive resources, such as ecological habitat, and scenic viewsheds.
Finally, the Safety Element sets forth policies to ensure the safety of the Colma’s housing stock through such measures as mitigation of environmental hazards as a condition to development.
The Housing Element has been reviewed for consistency with Colma’s other General Plan elements, and the policies and programs in this Element reflect the policy direction contained in other parts of the General Plan. As portions of the General Plan are amended in the future, this Housing Element will be reviewed to ensure that internal consistency is maintained – that it is entirely consistent with the policies and proposals set forth by the Plan.
Pursuant to Government Code Section 65400, the Town will annually review its progress in implementing this Housing Element and ensuring consistency between this and the City’s other General Plan Elements.
Climate Action Plan
The Town of Colma joins a growing number of California cities which have adopted a Climate Action Plan to reduce greenhouse gas emissions and meet State emission reduction targets. The Town adopted the Plan in May of 2013. The Plan includes programs such as energy efficiency, water conservation, and improved recycling programs for residents and businesses. Colma will also see an increase of bicycle lanes, green business program participation and a new green building program. These programs not only reduce emissions, they also help residents and businesses save money and conserve natural resources.
The 2023 Housing Element is fully consistent with the Climate Action Plan. Housing Element policies that encourage the maintenance and upgrades to existing residences are inherently sustainable since new resources are not used to reconstruct units. New housing units will be required to be constructed to the latest energy and water saving standards, which will make them efficient and economical to maintain.
HOPE Plan to End Homelessness
HOPE (Housing Our People Effectively) is a ten-year action plan initiated by San Mateo County that brings together the business, nonprofit, and public sector communities to address the challenging issue of homelessness. This plan reflects the Board of Supervisors' goal that housing should exist in our community for people at all income levels and all generations of families, including those who are extremely low-income or who are homeless. To end homelessness, San Mateo County must follow the housing strategy successfully documented in other communities around the country. The HOPE Plan is built around the following two key strategies:
H-6
Housing - increasing the supply of permanent affordable and supportive housing for people who are homeless and developing strategies to help them move into housing as rapidly as possible; and
Prevention - prevent individuals and families from becoming homeless in the first place by assisting them to maintain their housing. These goals are consistent with the Town of Colma Housing Element.
Grand Boulevard Initiative
The Grand Boulevard Initiative is a coordinated effort of 19 cities (including Town of Colma), San Mateo and Santa Clara counties, and local and regional agencies united to improve the performance, safety, and aesthetics of El Camino Real. Starting at the northern Daly City boundary (where it is named Mission Street) and ending near the Diridon Caltrain Station in central San Jose (where it is named The Alameda), the initiative brings together for the first time all of the agencies having responsibility for the condition, use, and performance of the El Camino Real. The Grand Boulevard Initiative looks to transform El Camino Real from a suburban, low-density strip commercial highway to vibrant, mixed-use pedestrian-friendly boulevard and destination that links regional transportation improvements and local economic development efforts.
Within Colma, much of the El Camino Real is dedicated to cemetery uses and the Town desires development that is respectful of this established land use. However, opportunities exist on the northern edge of Colma for the development of housing across the street and adjacent to the Colma BART station and to the south on Mission Road.
Plan Bay Area and Priority Development Areas
Plan Bay Area (Plan) is an integrated transportation and land-use strategy through the year 2040 that marks the Bay Area’s nine-county first long-range plan to meet the requirements of California’s landmark 2008 Senate Bill 375. This bill calls on each of the state’s 18 metropolitan areas to develop a Sustainable Communities Strategy (SCS) to accommodate future population growth and reduce greenhouse gas emissions from cars and light trucks. Working in collaboration with cities and counties, the Plan advances initiatives to expand housing and transportation choices, create healthier communities, and build a stronger regional economy.
The Plan was prepared by the Metropolitan Transportation Commission (MTC) and the Association of Bay Area Governments (ABAG) and approved in July of 2013. It is the long-term regional land-use and transportation strategy for the Bay Area, and Transportation funding from state and federal sources will be distributed consistent with the plan. In addition, it will be used to determine housing needs allocations for Bay Area jurisdictions, including Colma.
The El Camino Real corridor and is in a “Priority Development Area” (PDA) along which most of the new residential development in San Mateo County is expected to be created. The defined
H-7
¼-mile buffer encompassing El Camino Real from Daly City to San Jose is a planned PDA to encourage and leverage future growth near transit in existing communities.
All of Colma’s new housing is anticipated to be within the PDA area, on El Camino Real or on Mission Road. By placing new housing in this corridor, residents will benefit from viable transit options for local and regional travel.
POPULATION, HOUSING AND EMPLOYMENT TRENDS
GENERAL DEMOGRAPHICS AND PROJECTIONS SUMMARY
Colma is a town of 1,492 residents according to US Census, 2020 American Community Survey estimates from January 2013. Between 2010 to 2020, Colma’s small population grew from 1,454 to 1,492: increasing by 38 residents or 3 percent. ABAG predicts Colma will continue to grow over the next 20 years, albeit not as rapidly, to reach a population of 2,485 in 2040.
Table H-1: Colma’s Population Growth
1,187
1,485 1,492
2,545 2,485
0 300
600
900
1200
1500
1800
2100
2400
2700
3000
2000 2010 2020 2030
(Projected)
2040
(Projected)
H-8
Table H-2: San Mateo County and State Population Growth
Number Percent Change
Colma County State Colma County State
2000 1,187 707,163 33,871,648 8% 9% 14%
2010 1,485 718,451 37,253,956 22% 2% 10%
2020 1,492 765,623 39,346,023 3% 7% 6%
2030
(Projected) 2,545 853,260 x 70% 11% x
2040
(Projected) 2,485 916,590 x -2% 7% x
Source: Association of Bay Area Governments, Projections 2040; US Census, 2020 American Community Survey 5-Year Estimates
Colma is more diverse than San Mateo County as a whole. Only 45 percent of the residents are white (compared to well over half in the county) and 36 percent are Asian. Over the past decade, the white population has increased, while the Asian population has declined.
Approximately a quarter of the residents are non-white or more than one race. Additionally, 37 percent of the population is Hispanic. Latino or Hispanic is not a separate racial category on the American Community Survey, and so all individuals who identify as Latino or Hispanic also belong to another racial category as well (i.e.- black, white, other etc.).
Table H-3: Race and Ethnicity
Race and Ethnicity Colma County State
White 45% 48% 56%
Black 3% 2% 6%
Asian 36% 29% 15%
Other 10% 11% 14%
More than one Race 7% 8% 8%
Hispanic 37% 24% 39%
Not Hispanic 63% 76% 61%
Total population 1,492 * 765,623 39,346,023
Source: Source: US Census, 2020 American Community Survey 5-Year Estimates
The average age in Colma has increased notably over the past decade. In 2010, the median age was 31 but in 2020 it was 36. This appears to be due to a growth in the 45-59 segments of the population, which grew from one-fifth of the total population in 2010 to a fourth in 2020.
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Almost 24 percent of Colma’s population is comprised of children under 19, and 18 percent of the population includes seniors over the age of 60.
Table H-4: Age of Residents
Age
2010 2020
Colma Colma County State
Under 5 years 9% 8% 6% 6%
5 to 19 years 18% 16% 16% 19%
20 to 34 years 33% 24% 20% 22%
35 to 44 years 12% 9% 14% 13%
45 to 59 years 17% 25% 20% 19%
60 to 74 years 8% 12% 15% 12%
75 years and over 3% 6% 7% 6%
Median age 31 36 40 36
Total population 1,454 1,492 * 720,143 37,330,448
Source: Source: US Census, 2020 American Community Survey 5-Year Estimates
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HOUSING SAN MATEO COUNTY’S WORKFORCE
INCOME CATEGORIES
The U.S. Department of Housing and Urban Development (HUD) and the California Department of Housing and Community Development (HCD) use household income categories to help standardize analysis of housing needs. The income categories are summarized below and are based on a household’s percentage of San Mateo County’s Area Median Income (AMI).
Table H-5: Income Category Definitions
Income Category Definition
Extremely Low Below 30% of area median income
Very Low 30%-50% of area median income
Low 50%-80% of area median income
Moderate 80%-120% of area median income
Above Moderate Above 120% of area median income
HCD uses these categories, sometimes with minor adjustments, to establish the annual income limits for San Mateo County, as shown in the table below.
Table H-6: San Mateo County Income Limits (2021)
Income
Category
Number of Persons Per Household
(Maximum Income)
1 2 3 4 5
Extremely Low $38,400 $43,850 $49,350 $54,800 $59,200
Very Low $63,950 $73,100 $82,250 $91,350 $98,700
Lower Income $102,450 $117,100 $131,750 $146,350 $158,100 Median Income $104,700 $119,700 $134,650 $149,600 $161,550 Moderate Income $125,650 $143,600 $161,550 $179,500 $193,850 Source: HCD State Income Limits 2021 and State CDBG and HOME Income Limits also available at https://www.hcd.ca.gov/grants-funding/income-limits/state-and-federal-income-limits.shtml
The table on the following page shows Plan Bay Area projections (approved November 2018) for housing units, households and local jobs. The following tables are ABAG Projections 2040, which provide more detailed information on household characteristics, types of jobs, etc. ABAG
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Projections 2040 provide an indicator of trends and conditions in San Mateo County and its jurisdictions.
ABAG Projections 2040 are based on 2015 demographic data taken directly from the U.S.
Census. The 2015 employment data are derived from (1) California County-Level Economic Forecast, 2017-2050, California Department of Transportation; (2) Bay Area Job Growth to 2040: Projections and Analysis, Center for Continuing Study of the California Economy; and (3) U.S. Bureau of Labor Statistics and the U.S. Census Bureau's 2013-2015 ACS.
Table H-7: ABAG/MTC Plan Bay Area Projections for Housing, Households and Jobs (2020-2040)
City
Housing Units
%
Change Households
%
Change
Jobs
%
Change 2020 2040
2020
2040 2020 2040
Atherton 2,560 2,560 0% 2,470 2,460 -1% 2,140 2,165 +2% Belmont 11,085 11,775 +6% 10,910 11,620 +7% 9,240 9,430 +2% Brisbane 6,500 6,670 +3% 6,360 6,410 +1% 6,590 16,870 +155% Burlingame 13,110 14,010 +7% 12,755 13,735 +8% 32,335 42,625 +32% Colma 860 940 +9% 835 940 +13% 4,070 4,315 +6%
Daly City 34,500 36,360 +5% 33,615 35,775 +6% 18,370 22,480 +22% East Palo Alto 7,730 8,705 +13% 7,610 8,675 +14% 5,810 6,660 +15% Foster City 13,310 15,365 +15% 13,055 15,110 +16% 23,700 27,250 +15% Half Moon Bay 4,790 4,790 +0% 4,590 4,585 -1% 5,290 5,375 +2% Hillsborough 4,000 4,015 +1% 3,895 3,910 +1% 2,210 2,265 +3% Menlo Park 15,650 18,045 +15% 15,390 17,680 +15% 36,410 42,475 +17% Millbrae 8,470 10,050 +19% 8,235 9,725 +18% 6,570 11,595 +76% Pacifica 14,565 14,800 +2% 14,155 14,520 +3% 6,160 7,115 +16% Portola Valley 1,855 1,855 +0% 1,800 1,800 0% 1,520 1,520 0% Redwood City 31,540 38,640 +23% 30,820 38,085 +24% 71,050 86,720 +22% San Bruno 15,345 18,310 +19% 14,890 17,935 +20% 14,645 14,780 +1% San Carlos 13,725 14,060 +3% 13,575 13,985 +3% 17,800 19,135 +8% San Mateo 43,870 51,400 +17% 43,035 50,830 +18% 62,570 68,010 +9% South San Francisco 22,700 25,715 +13% 22,155 25,305 +14% 46,365 54,230 +17% Woodside 2,205 2,210 +1% 2,130 2,125 -1% 2,000 1,995 -1% Unincorporated 22,845 23,480 +3% 21,980 22,755 +4% 24,430 25,045 +3% County Total 291,195 323,755 +11% 284,260 317,965 +12% 399,275 472,045 +18% SMC Change (2010-
2040) +32,560
+33,70
5 +72,77
0 Source: Plan Bay Area 2040, Final Forecast of Jobs, Population and Housing,
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H-13
Table H-8: Projections for Population, Households and Total Jobs (2010-2040) Geographic
Area 2010 2015 2020 2025 2030 2035 2040
2010-
2040
Change
Bay Area Regional Total
Population 7,150,740 7,573,915 7,920,230 8,284,200 8,689,440 9,142,745 9,652,950 2,502,210 Households 2,606,290 2,678,810 2,881,965 3,009,055 3,142,015 3,281,130 3,426,700 820,410 Persons Per
Household 2.69 2.77 2.69 2.70 2.71 2.73 2.76 0.07
Employed
Residents 3,506,680 3,894,850 4,147,000 4,270,595 4,397,865 4,528,925 4,663,900 1,157,220 Jobs 3,451,820 4,026,060 4,136,190 4,267,760 4,405,125 4,548,565 4,698,375 1,246,555 Jobs/Employed
Residents .98 1.03 .99 .99 1.0 1.0 1.01 0.03
San Mateo County
Population 718,450 757,895 796,925 816,460 853,260 878,020 916,590 198,140 Households 257,835 270,715 284,260 290,330 302,520 308,410 317,965 60,130 Persons Per
Household 2.75 2.76 2.77 2.78 2.78 2.81 2.84 0.09 Employed
Residents 367,940 396,885 415,275 420,235 433,655 437,190 446,040 78,100 Jobs 347,860 385,770 399,275 415,305 423,005 436,205 472,045 124,185 Jobs/Employed
Residents .95 .97 .96 .99 .98 1.00 1.06 0.11
% of Bay Area
Population 10.0% 10.0% 10.0% 9.8% 9.8% 9.6% 9.4% -0.6%
% of Bay Area
Jobs 10.0% 9.5% 9.7% 9.7% 9.6% 9.6% 10.0% 0%
Colma Planning Area (City Limits)
Population 1,485 1,485 1,492 2,500 2,545 2,690 2,485 1,000 Households 430 795 835 880 895 935 940 510
Persons Per
Household 3.31 2.86 2.82 2.81 2.82 2.85 2.62 -0.69 Employed
Residents 1,035 1,175 1,185 1,215 1,225 1,225 1,130 95
Jobs 3,935 4,065 4,070 4,150 4,195 4,270 4,315 380
Jobs/Employed
Residents 3.80 3.46 3.43 3.42 3.42 3.49 3.82 0.02
% of County
Population 0.2% 0.2% 0.2% 0.3% 0.3% 0.3% 0.3% 0.1%
% of County Jobs 1.1% 0.8% 1.1% 0.9% 0.9% 0.9% 0.9% 0.2% Source: Plan Bay Area 2040 Model Estimates
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Table H-9: Projections for Types of Jobs (2010-2040)*
Job Industry 2010 2015 2020 2025 2030 2035 2040
2010-
2040
Change
Bay Area Regional Total
Agriculture and
Natural Resources 22,800 24,990 24,865 24,740 24,620 24,500 24,380 1,580 Mfg, Wholesale
and Transportation 525,685 524,475 523,320 522,175 521,025 519,885 518,740 -6,945 Retail 325,645 356,555 364,515 372,655 380,975 389,480 398,175 72,530 Health, Educ. and
Recreation Service 998,125 1,112,930 1,178,130 1,247,145 1,320,205 1,397,545 1,479,410 481,285 Financial and
Professional
Services 817,405 1,138,830 1,174,370 1,211,020 1,248,815 1,287,790 1,327,980 510,575 Information,
Government and
Construction 733,180 852,355 870,990 890,030 909,490 929,365 949,685 216,505 Total Jobs 3,422,845 4,010,135 4,136,190 4,267,760 4,405,125 4,548,565 4,698,375 1,275,530 Total Employed
Residents 3,376,380 4,026,995 4,147,000 4,270,595 4,397,865 4,528,925 4,663,900 1,287,520 San Mateo County
Agriculture and
Natural Resources 2,305 2,475 2,460 2,455 2,450 2,435 2,440 135 Mfg, Wholesale
and Transportation 63,720 58,320 55,850 53,595 51,240 49,430 48,305 -15,415 Retail 34,625 36,515 37,530 38,120 39,220 39,420 39,675 5,050 Financial and
Professional
Services 91,670 124,590 130,365 140,750 145,610 151,195 169,620 77,950 Health, Educ. and
Recreation Service 90,695 96,840 104,175 110,690 114,890 120,415 134,400 43,705 Information,
Government and
Construction 60,325 67,025 68,900 69,695 69,595 73,305 77,605 17,280 Total Jobs 343,335 385,770 399,275 415,305 423,005 436,205 472,045 128,710 Total Employed
Residents 332,760 396,885 415,275 420,235 433,655 437,190 446,040 113,280 Ratio of Jobs to
Employed
Residents 1.03 .97 .96 .99 .98 .99 1.06 0.03
*Continued on next page
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Job Industry 2010 2015 2020 2025 2030 2035 2040
2010-
2040
Change
Colma Planning Area (City Limits)
Agriculture and
Natural Resources 0 5 5 5 5 5 5 5
Mfg, Wholesale
and Transportation 160 165 150 150 150 155 155 -15
Retail 2,030 2,075 2,180 2,285 2,325 2,395 2,435 405
Financial and
Professional
Service 115 145 140 140 140 140 140 25
Health, Educ. and
Recreation Service 1,180 1,215 1,160 1,135 1,135 1,130 1,135 -45 Information,
Government and
Construction 430 460 440 440 440 445 450 20
Total Jobs 3,915 4,065 4,070 4,150 4,195 4,270 4,315 400 Employed
Residents 970 1,175 1,185 1,215 1,225 1,225 1,130 160
Ratio of Local Jobs
to Employed
Residents 4.04 3.46 3.43 3.42 3.42 3.49 3.82 -0.22
Source: Plan Bay Area 2040 Model Estimates
Though San Mateo County has a robust economy, much of its workforce cannot afford to live within the county. Job growth has been strong, although cyclical over the past 10 years, and is projected to continue. Housing development has not kept up the pace with the growth in local jobs. According to ABAG/MTC Staff and Baird + Driskell Community Planning (Housing Needs Data Report, 2021), The number of homes in Colma increased 15.9%, from 2010 to 2020, which is above the growth rate for San Mateo County and above the growth rate of the region’s housing stock during this time period.
A home meets the standard definition of affordability if it does not cost more than 30 percent of a household’s income. A household that spends more than 30 percent of its gross income on housing is considered to be overpaying for housing. Housing that costs more than 30% of household income is a more acute problem for lower income households, since there is less discretionary money for other necessities.
While individual household income conditions vary, an example can be useful to illustrate affordability conditions for a low-income family in San Mateo County. A four-person family with one parent working full-time as a cook and the other parent working in retail, can afford a monthly rent of about $1,690 and a home sales price of $274,650. A single parent family with the adult working as a police officer would be considered moderate income and can afford a monthly rent of about $2,505 and a home costing $407,053. Neither of these example households can afford San Mateo County’s median condominium, costing $910, or single-family
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home, which costs $1,891,500 (SAMCAR). the example single-parent family also cannot afford the median county rent of $2,618.
Other examples of affordable home sales and rents based on occupation are shown in the table below.
Table H-10: Home Affordability by Occupation (2021)
Occupation
Annual Salary Affordable Home
Affordable
Rent
Elementary School Teacher $76,136 $288,697 $1,777
Police Officer $107,349 $407,053 $2,505
Cook $33,550 $127,217 $783
Retail Salesperson $38,883 $147,440 $907
Registered Nurse $131,263 $497,731 $3,063
Source: HCD State Income Limits 2021; www.hsh.com/calc-howmuch.html Maximum Affordable House Price is based on the following assumptions: 5% interest rate; 30-year fixed loan; 50% Yearly Salary as Down Payment; 1% property tax; PMI, .5% insurance rate; and no other monthly payments/debt.
Colma has more than three times as many jobs as residents, with approximately 4,070 jobs in the town. Colma serves as a regional shopping destination for retail goods and used and new automobiles and automobile services. In addition, Colma serves a regional need for cemetery land and associated services. The town also has a card room, Lucky Chances, which employs over 600 individuals. About 39 percent of the workers in the town make between $1,251 and $3,333/month, and 40 percent make more than $3,333 per month. Almost all (93 percent) of the workers in Colma commute in from other cities to work, according to 2020 US census data.
According to ABAG projections, Colma can expect to see its workforce increase by 10 percent by 2040, with much of that job growth coming from the retail services sector.
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Table H-11: Workforce Age, Salary and Education
Category Colma County
Jobs by Worker Age
Age 29 or Younger 26% 20%
Age 30 to 54 46% 58%
Age 55 or Older 28% 22%
Salaries Paid by Jurisdiction Employers
$1,250 per Month or Less 21% 13%
$1,251 to $3,333 per Month 39% 21%
More than $3,333 per Month 40% 67%
Jobs by Worker Educational Attainment
Less than High School 15% 11%
High school or Equivalent, No College 17% 14%
Some College or Associate Degree 24% 22%
Bachelor's Degree or Advanced Degree 18% 34%
Educational Attainment Not Available 26% 19%
Total Workers 4,509 422,723
Source: 2019 U.S. Census On The Map
Note: Educational Attainment Not Available is for workers 29 and younger
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HOUSEHOLD TRENDS AND CHARACTERISTICS
In 2020, the estimated number of households within Colma was 480 per US Census data.
OCCUPANCY CHARACTERISTICS
Colma has a relatively large average household size, at 3.08, but this size has increased since 2010 when it was 2.8. Households in renter-occupied units tend to be slightly larger at 3.12.
Table H-12 Household Size
Year Household Size Colma County State
2010 Average Household Size 2.8 2.7 2.4
2020
Average Household Size 3.08 2.87 2.9
Owners Average Household Size 3.03 2.95 3.0
Renters Average Household Size 3.12 2.75 2.9
Source: US Census, 2010 American Community Survey 5-Year Estimates 2020 American Community Survey 5-Year Estimates
Colma has a high percentage of families with children: more than 30 percent of the households.
An additional 38 percent of the population consists of families without children, this percentage has increased since 2010. Single people make up 20 percent of households.
Table H-13 Household Type
Household Type Colma County State
Single person 20% 22% 24%
Family no children 38% 38% 34%
Family with children 34% 32% 34%
Multi-person, nonfamily 8% 8% 8%
Total households 485 263,351 13,103,114
Source: 2020 American Community Survey 5-Year Estimates
Overcrowded Households
According to the U.S. Census Bureau, a unit is considered overcrowded if it the unit is occupied by more than 1.01 persons per room (excluding bathrooms and kitchens). Homes with more than 1.5 persons per room are considered severely overcrowded. Overcrowding increases
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health and safety concerns and stresses the condition of the housing stock and infrastructure.
Overcrowding correlates strongly with household size, particularly for large households.
Colma has a small number of overcrowded homes. Almost 3 percent of owner-occupied homes, or 7 homes, are overcrowded. The vast majority of rental homes are not overcrowded, however, nine homes are considered overcrowded, and zero homes are extremely overcrowded. The percent of overcrowded households has decreased since 2010, when close to 15 percent of the homes were considered overcrowded.
Table H-14 Number of Overcrowded Units
Occupant Overcrowded
Occupied
Homes
Percent
Colma County State
Owner
Not overcrowded 222 97% 97% 96%
Overcrowded 7 3% 2% 3%
Extremely overcrowded 0 0.0% 1% 1%
Renter
Not overcrowded 232 96% 85% 87%
Overcrowded 9 4% 8% 8%
Extremely overcrowded 0 0% 7% 5%
Source: US Census, 2020 American Community Survey 5-Year Estimates Note: 0-1 people per room is not overcrowded, 1-1.5 people per room is overcrowded, more than 1.5 people per room is extremely overcrowded
Trends in Household Income and Tenure
Colma’s median household income is $118,750, below the countywide average of $128,091.
Just over 40 percent of Colma’s households make more than a moderate income, and another 43 percent of Colma’s households are lower income. 16 percent of all households are considered low-income, 11 percent are very low income, and 16 percent are extremely low income.
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Table H-15: Households by Income
Above Moderate
43%
Moderate
14%
Low
16%
Very Low
11%
Extremely Low
16%
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Table H-16: Household Income
Income Colma County State
Under $25,000 8% 9% 16%
$25,000 to $34,999 3% 4% 7%
$35,000 to $49,999 3% 6% 10%
$50,000 to $74,999 12% 10% 15%
$75,000 to $99,999 14% 10% 12%
$100,000+ 59% 61% 40%
Poverty Rate 8.9% 6.7% 12.6%
Total 485 263,351 13,103,114
Median Income 2011 $86,640 $91,958 $63,816
Median Income 2020 $118,750 $128,091 $78,672
Source: US Census, 2020 American Community Survey 5-Year Estimates Note:
Adjusted for inflation to 2020 dollars
Table H-17: Households by Income and Tenure
Occupant
Extremely
Low
Very
Low Low Moderate
Above
Moderate
Owner 20% 50% 66% 38% 64%
Renter 80% 50% 33% 62% 36%
Total 75 50 75 65 210
% of all households 16% 11% 16% 14% 44%
Sources: CHAS Data 2014-2018
HOUSING VALUES AND COSTS
With relatively few homes, housing price data for Colma is hard to come by. According to Zillow data from 2022, the median sale price for a home (including both multi-family and single- The existing Sterling Park neighborhood was improved to include brick streets, sidewalks, landscaping, lighting and underground utilities.
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family) in Colma is $1,180,000. Colma’s home prices are below countywide averages for single- family homes, yet above the prices for multi-family homes. Despite the seemingly more reasonable prices, the median home in Colma is unaffordable to most households making less than the median income.
Table H-18: Ability to Pay for For-Sale Housing
Annual
Income
Maximum
Affordable
Home Price
Median Home
Sale Price
Affordability
Gap
Single Person
Extremely Low Income $38,400 $142,016 $1,180,000 -$1,037,984 Very Low Income $63,950 $236,509 $1,180,000 -$943,491
Low Income $102,450 $378,895 $1,180,000 -$801,105
Median Income $104,700 $387,216 $1,180,000 -$792,784
Moderate Income $125,650 $464,697 $1,180,000 -$715,303
Four Person
Extremely Low Income $54,800 $202,669 $1,180,000 -$977,331 Very Low Income $91,350 $337,844 $1,180,000 -$842,156
Low Income $146,350 $541,253 $1,180,000 -$638,747
Median Income $149,600 $553,272 $1,180,000 -$626,728
Moderate Income $179,500 $663,853 $1,180,000 -$516,147
Source: HCD State Income Limits 2021 and State CDBG and HOME Income Limits www.hsh.com/calc-howmuch.html Note: Maximum Affordable House Price is based on the following assumptions: 5% interest rate; 30-year fixed loan; 50% Yearly Salary as Down Payment; 1% property tax; PMI, .5% insurance rate; and no other monthly payments/debt.
Extremely limited rental data is available in Colma due to the very small number of homes.
According to this limited data, Colma’s rental prices for one and two-bedroom apartments are higher than the countywide averages for apartments of a similar size.
Table H-19: Summary of 2022 Rents
Bedrooms Colma County
Studio x $2,025
One Bedroom $2,797 $2,618
Two Bedroom $3,627 $3,469
Three Bedroom x $4,300
Four Bedroom x $6,188
Source: Zumper Rent research
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Overpayment for Housing
A household is considered to be overpaying for housing if they spend more than 30 percent of their income on rent or mortgage payments. Almost 48 percent of Colma residents making under $75,000 annually are overpaying for homeownership, and even 30 percent of those making more than $75,000 are overpaying for their homes. Almost 95 percent of the lowest income renters, those making under $35,000, are overpaying on rent, and almost 57 percent of those making under $75,000 are overpaying as well.
If there is not enough affordable housing in Colma, lower-income people may choose to live elsewhere and commute into the city to work. Those who do live in Colma may live in overcrowded homes and have extremely limited money to dedicate towards other necessities such as food, transportation, and medical care. Extremely low-income households paying more than 50 percent of their income towards housing are at greater risk for becoming homeless.
Table H-20: Households Overpaying for Housing by Income
Table H-21: Households Overpaying for Housing
Occupant Income
Colma County State
Number Percent Percent Percent
Owner-occupied
Less than $35,000 9 82% 80% 73%
$35,000-$74,999 16 48% 52% 48%
$75,000+ 58 30% 20% 17%
Renter-occupied
Less than $35,000 40 95% 91% 91%
$35,000-$74,999 16 57% 88% 65%
$75,000+ 30 19% 23% 15%
Source: 2020 American Community Survey 5-Year Estimates Note: Excludes Households with no income or cash rent.
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
$75,000+
$35,000- $74,1000
Less than $35,001
$75,000+
$35,000- $74,1000
Less than $35,001
Percent Overpaying
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HOUSING CHARACTERISTICS
PHYSICAL CHARACTERISTICS
Colma’s housing stock has grown even faster than its population. In 2010, Colma had 446 homes, and by 2020 it had 558 homes - an increase of 8 percent. Most of the homes in Colma are single-family detached buildings. There are two townhome/attached single family developments and a veterans housing development with a total of 147 units which account for 26% of the total housing units. Close to 47% of homes in Colma have three bedrooms. 41% of the homes have 1-2 bedrooms.
According to 2020 data from the American Community Survey, Colma has a vacancy rate of 13%. About 14 percent of those units are vacant for seasonal, recreational or occasional use.
The other 86% are classified as “other vacant”. The Census Bureau classifies vacant 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. A housing market with a vacancy rate under five percent is considered to be a tight market. Tight markets can lead to high housing prices and subsequent higher rates of overcrowding.
Table H-22: Building Type Chart
Single Family
Detached
43%
Single Family
Attached
27%
2 units
9%
3 or 4 units
13%
5 to 9 units
1%
10 to 19 units
4%
20 or more
units
3%
A remodeled historic single family home
(top) and duplex units (bottom) in
Colma’s Sterling Park neighborhood.
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Table H-23: Total Housing Units
Year
Colma County State
Number Percent
Change Number Percent
Change Number Percent
Change
2010 491 X 270,039 X 13,552,624 X
2020 558 17.0% 278,756 3.2% 14,210,945 5%
Source: US Census, 2010 American Community Survey 5-Year Estimates 2010 US Census SF1, 2020 American Community Survey 5-Year Estimates Table H-24 Tenure Type
Year Occupant Colma County State
2010 Percent Owners 53.6% 61.1% 57.4%
Percent Renters 46.4% 38.9% 42.6%
2020 Percent Owners 49.5% 59.9% 55.3%
Percent Renters 50.5% 40.1% 44.7%
Source: US Census, 2010 American Community Survey 5-Year Estimates US Census, 2020 American Community Survey 5-Year Estimates Table H-25: Building Type
Building Type Colma County State
Single Family Detached 43.9% 56.5% 57.7%
Single Family Attached 26.7% 8.4% 7.1%
2 units 8.8% 2.5% 2.4%
3 or 4 units 13.1% 4.5% 5.4%
5 to 9 units 0.7% 6.4% 5.9%
10 to 19 units 3.6% 5.9% 5.1%
20 or more units 3.2% 14.7% 12.6%
Mobile Home or Other 0% 1.2% 3.7%
Total 558 278,756 14,210,945
Source: US Census, 2020 American Community Survey 5-Year Estimates, Table DP04, Town of Colma Building Permit records, San Mateo County Assessor’s Records
Table H-26: Bedrooms
Bedrooms Colma County State
No bedroom 0% 4.9% 4%
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1 bedroom 22.2% 15.2% 4.0%
2 bedrooms 19.2% 25.4% 4.3%
3 bedrooms 46.6% 33.0% 11.8%
4 bedrooms 10.0% 16.8% 19.1%
5 2.0% 4.7% 19.4%
Total 558 278,756 14,210,945
Source: US Census, 2020 American Community Survey 5-Year Estimates, Table DP04.
Table H-27: Vacancy Rate
Year
Colma County State
2010 4.3% 5.3% 8.6%
2020 13.1% 5.5% 7.8%
Source: US Census, 2010 American Community Survey 5-Year Estimates, Table DP04, US Census, 2020 American Community Survey 5-Year Estimates, Table DP04
HOUSING CONDITIONS
In addition to issues with affordability and overcrowding, housing can have physical problems such as age or lack of facilities. One of the best ways to assess the condition of the housing stock is through a windshield tour. However, barring that, the census gives some useful information as to the status of the housing.
Approximately 35 percent of Colma’s housing stock has been built since 2000. This is an extremely high percentage: for comparison only approximately nine percent of San Mateo County’s housing stock has been built since 2000. An additional 48 percent of Colma’s housing stock was built in the 1950s or earlier. Older housing can be more expensive to maintain and renovate.
The census tracks other housing problems, including a lack of plumbing and kitchen facilities and found four homes lacking complete kitchen facilities and four homes lacking telephone service in Colma.
Table H-28: Year Structure Built
Colma County State
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Built in 2014 or more recently 0.4% 2.3% 2.4%
Built in 2010 to 2013 0.0% 1.6% 1.8%
Built in 2000s 34.9% 5.3% 10.9%
Built in 1990s 5.9% 6.2% 11.0%
Built in 1980s 7.3% 9.6% 15.1%
Build in 1970s 2.2% 17.3% 17.5%
Built in 1960s 0.9% 17.2% 13.2%
Built 1950s or Earlier 48.3% 40.5% 30.1%
Total 558 278,756 14,210,945
Source: US Census, 2020 American Community Survey 5-Year Estimates, Table DP04
Table H-29: Number of Potential Housing Problems
Colma County
Number Percent Number Percent
Lacking complete plumbing facilities 0 0.0% 664 0.3%
Lacking complete kitchen facilities 4 0.8% 2,428 0.9%
No telephone service available 4 0.8% 3,384 1.3%
Source: US Census, 2020 American Community Survey 5-Year Estimates, Table DP04
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BELOW MARKET RATE HOUSING TRENDS AND
CHARACTERISTICS
Units offered at rents or sale prices below that which they would command on the open market are referred to as “below-market rate” or BMR units. They are also often referred to as “affordable housing” units. Approximately 47 percent of Colma’s households make more than a moderate income, and another 42 percent of Colma’s households are lower income.
Approximately 18 percent of all households are considered low-income, 11 percent are very low income, and 14 percent are extremely low income.
There are 18 units that were developed by the Town of Colma with monies from the Town’s general fund in the early 1990’s. The units, located along El Camino Real, are reserved for senior tenants. The below-market rate rents collected from these housing units are paid into the general fund. The Town also purchased one housing unit within a multi-unit complex at 1365 Mission Road and has dedicated it as a below-market rate unit, renting it to qualifying very low-to-moderate income households.
POTENTIAL LOSS OF SUBSIDIZED UNITS
Government Code Section 65583 requires local jurisdictions to address the potential conversion of multi-family rental housing that receive governmental assistance under federal programs, state and local multi-family revenue bond programs, or local density bonus programs to no low- income housing use. There are no locally subsidized units at risk in Colma, as the Town has not issued mortgage revenue bonds, has not approved any density bonus units with financial assistance, and has not assisted multi-family housing with redevelopment or CDBG funds.
HOUSING NEEDS
DETERMINATION OF HOUSING NEEDS
The Regional Housing Needs Allocation (RHNA) process addresses housing needs across income levels for each jurisdiction in California. All the Bay Area’s 101 cities and nine counties are given a share of the Bay Area’s total regional housing need. The Bay Area's regional housing need is allocated by the California Department of Housing and Community Development (HCD) and finalized though negotiations with the Association of Bay Area Governments (ABAG). San Mateo County jurisdictions, through a unique process different from other Bay Area counties, collaboratively developed a formula to divide up San Mateo County’s overall housing allocation among the 21 jurisdictions in the county.
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Table H-30: Regional Housing Needs Allocation (2023-2031) – 6th Cycle
Very
Low
Income
(<50% of
AMI)
Low
Income
(50-80% of
AMI)
Moderate
Income
(80-120% of
AMI)
Above
Moderate
Income
(>120% of
AMI) Total
Atherton 94 54 56 144 348
Belmont 448 281 283 733 1,785
Brisbane 317 183 303 785 1,588
Burlingame 863 497 529 1,368 3,257
Colma 44 25 37 96 202
Daly City 1,336 769 762 1,971 4,838
East Palo Alto 165 95 159 419 829
Foster City 520 299 300 777 1,896
Half Moon Bay 181 104 54 141 480
Hillsborough 155 89 87 223 554
Menlo Park 740 426 496 1,284 2,946
Hillsborough 575 331 361 932 2,199
Pacifica 538 310 291 753 1,892
Portola Valley 73 42 39 99 253
Redwood City 1,115 643 789 2,041 4,588
San Bruno 704 405 573 1,483 3,165
San Carlos 739 425 438 1,133 2,735
San Mateo 1,777 1,023 1,175 3,040 7,015
South San Francisco 871 502 720 1,863 3,956
Woodside 90 52 52 134 328
Unincorporated 811 468 433 1,121 2,833
Source: Association of Bay Area Governments, Final RHNA Allocation Report 2023-2031
According to the RHNA, Colma will need to ensure there is land available for a total of 202 new units between 2023 and 2031. Approximately 48 percent of those units will be for households making more than moderate income, 18 percent will be for households making moderate income, 12 percent for low-income, and 22 percent for very low income The housing policies and programs set forth in this document are intended to reach the local housing objective of 202 units within the 2023 to 2031 period.
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SPECIAL HOUSING NEEDS
Certain groups have greater difficulty in finding decent, affordable housing due to their special circumstances. Special circumstances may be related to employment and income, family characteristics, disability, and household characteristics.
State Housing Element law states that special needs groups include the following: senior households, disabled persons, developmentally delayed persons, large households, female- headed households with children, students, homeless persons, and farmworkers. This section provides a discussion of the housing needs facing each group.
HOUSING NEEDS FOR SENIOR RESIDENTS
Seniors face many housing challenges as they age, including a fixed budget, higher medical costs, and greater likelihood of disabilities. According to the US Census 2020 American Community Survey, it is estimated that 13.9% of Colma’s population is over the age of 65 (about 208 individuals).
The Town of Colma owns 18 Senior Housing Units, located on El Camino Real
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Almost a quarter of the seniors in Colma have incomes higher than $100,000, but almost half the seniors have an income below $50,000. The US Census 2020 American Community Survey estimates that approximately 20% of the population over the age of 65 in Colma are in poverty.
Seniors in Colma, like seniors in San Mateo County at large, are significantly more likely to be homeowners than renters. Thus, housing concerns for seniors in Colma might include retrofits to allow seniors to age in place (stay in their current home as they get older). Often, homeownership means greater housing security. According to ABAG MTC, all seniors making less than 30% of AMI are spending the majority of their income on housing. For seniors making more than 100% of AMI, 46.2% spend less than 30% of their income on housing and are considered not cost-burdened by housing costs.
As the large baby boomer population ages, Colma, like the rest of San Mateo County, is expected to see a growing senior population. According to the “Key Housing Trends in San Mateo County” document, the county can expect to see a 76 percent increase in the number of seniors. A key challenge in the coming years will be how to accommodate the needs of aging residents. For more information about senior trends and preferences, see the 2013 “Key Housing Trends in San Mateo” report in Appendix A.
Table H-31: Senior Households by Tenure (2020)
Occupant Colma County State
All Ages
Owners 49.5% 59.9% 55.3%
Renters 50.5% 40.1% 44.7%
Total 485 263,351 13,103,114
Age 65-74
Owners 54.3% 79.2% 75%
Renters 45.7% 20.7% 25%
Total 35 37,482 1,834,659
Age 75-84
Owners 57.7% 80.6% 75%
Renters 42.3% 19.3% 25%
Total 52 20,016 922,510
Age 85 +
Owners 62.5% 74.3% 68.3%
Renters 37.5% 25.6% 31.7%
Total 8 11,465 441,681
Source: US Census, 2020 American Community Survey 5-Year Estimates Notes: Seniors are age 65 +
PEOPLE LIVING WITH DISABILITIES
People with disabilities face many challenges when looking for housing. There is a limited supply of handicap accessible, affordable housing generally, and the supply is especially tight near transit. Being near transit is important because many people with disabilities cannot drive.
People with disabilities are also often extremely low income due to the challenge of securing
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long-term employment, and to higher medical bills. Additionally, because some people with disabilities, particularly developmental disabilities, have lived with their parents and they often do not have rental or credit history. This makes it harder for them to compete for the limited housing that is available.
PEOPLE WITH DEVELOPMENTAL DISABILITIES
SB 812 requires Housing Elements to include an analysis of the special housing needs of people with developmental disabilities. Additionally, SB 812 requires that individuals with disabilities receive public services in the least restrictive, most integrated setting appropriate to their needs.
California defines developmentally disabled as “severe and chronic disability that is attributable to a mental or physical impairment”. The disability must begin before the person’s 18th birthday, be expected to continue indefinitely, and present a substantial disability.” Some developmental disabilities cause mental retardation, and some do not. Common developmental disabilities include Down’s syndrome, autism, epilepsy, and cerebral palsy.
People with developmental disabilities in San Mateo County have various diagnoses. The common ones are summarized below. Because people can have multiple diagnoses, the numbers total more than 100 percent.
Table H-32: Type of Developmental Disability (2020)
Developmental Disability Percent
Mild/Moderate Mental Retardation 43.3%
Autism 25.9%
Epilepsy 14.7%
Cerebral Palsy 14.4%
Severe/Profound Mental Retardation 9.5%
Source: Golden Gate Regional Center, 2020 Performance Report People with developmental disabilities tend to be younger than the general population. There are several reasons for this. For some diagnoses there is a shorter life expectancy. More importantly, starting in the 1990s there was an “autism wave” with many more young people being diagnosed with the disorder, for reasons that are still not well understood. The racial demographics of the developmentally disabled population mirror that of the population of the Bay Area.
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Table H-33: Age of People with Development Disabilities (2020) Age Range
People with
Developmental Disability
Under 18 4
Over 18 6
Source: California Department of Developmental Services, Consumer Count by California ZIP Code and Age Group (2020
Notes:
-The California Department of Developmental Services is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities including cerebral palsy, intellectual disability, Down syndrome, autism, epilepsy, and related conditions.
-The California Department of Developmental Services provides ZIP code level counts. To get jurisdiction-level estimates, ZIP code counts were cross walked to jurisdictions using census block population counts from Census 2010 SF1 to determine the share of a ZIP code to assign to a given jurisdiction.
Many people with developmental disabilities are unable to secure long-term employment. This results in many people relying on Supplemental Security Income (SSI) and many earn 10-20 percent of the Area Median Income (AMI).
People with developmental disabilities have various housing needs and housing situations. All Colma residents with disabilities live with a parent or legal guardian.
Table H-34: Living Arrangements of People with Developmental Disabilities Lives with Number
Home of Parents/Family/Legal Guardian 9
Community Care Facility 0
Foster Family Home 0
Independent/Supportive Living 0
Intermediate Care Facility 0
All Others 0
Source: California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type (2020)
Notes:
-The California Department of Developmental Services is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities including cerebral palsy, intellectual disability, Down syndrome, autism, epilepsy, and related conditions.
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-The California Department of Developmental Services provides ZIP code level counts. To get jurisdiction-level estimates, ZIP code counts were cross worked to jurisdictions using census block population counts from Census 2010 SF1 to determine the share of a ZIP code to assign to a given jurisdiction.
Trends that are affecting people with developmental disabilities include California’s moves to reduce institutionalization, aging family caregivers not being able to continue providing in-house care and the growing wave of people with autism.
Deinstitutionalization – In 1977, California, passed the Lanterman Developmentally Disabled Services Act, to minimize the institutionalization of developmentally disabled people, help them remain in their communities, and to allow them to live their lives as similar to non-disabled people as possible. To accomplish this, the state has been closing large institutional care facilities, resulting in more people with disabilities being integrated into the community. However, this has increased the demand for community based independent living options to serve the needs of the developmentally disabled. Aging Baby Boomers Unable to Care for their Children with Developmental Disabilities – As displayed in the table below, almost three quarters of people with developmental disabilities live with a parent or caregiver, and many of these caregivers are baby boomers. As these caregivers age their ability to continue to care for their developmentally disabled children will decrease to the point where it is no longer possible. This trend is also going to be a factor in the increased need for community- based independent living options for the developmentally disabled. Many service delivery systems and communities are not prepared to meet the increasing need. Increasing Numbers of People with Autism - There is a large number of people with developmentally disabilities that have autism. They have been brought up as independent members of the community and want to remain independent and involved in the community. There is a coming need to supply community based independent living options for these individuals.
OTHER DISABILITIES AND POLICY RECOMMENDATIONS
People in Colma have non-developmental disabilities, such as hearing disabilities or vision disabilities, as well. Some residents have both developmental and non-developmental disabilities.
In Colma, almost half of the senior population has some kind of disability. Nine percent of the total population in the county has some kind of disability. The most common disabilities in the Town are ambulatory disabilities (approximately seven percent of the population) and independent living disabilities (approximately six percent).
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Table H-35: Age and Type of Disability
Number Percent
Colma County State Colma County State
Under 18 with Disability 0 3,919 306,806 0.0% 2.5% 3.4% Age 18-64 with Disability 39 23,680 1,944,580 4.1% 4.9% 8.0% Age 65 + with Disability 94 34,818 1,895,565 45% 28.6% 34.2% Any Age with Any
Disability
133
62,417 4,146,951
9.0%
8.2% 10.7%
Any Age With Hearing
Disability
19 19,065 1,147,500 1.3% 2.5% 3.0%
With Vision Disability 14 10,500 778,145 0.9% 1.4% 2.0% With Cognitive Disability 65 22,911 1,585,969 4.8% 3.2% 4.4% With Ambulatory
Disability
92 30,648 2,118,765 6.8% 4.3% 5.8%
With Self Care Disability 25 14,141 964,579 1.8% 2.0% 2.6% With Independent Living
Disability
74 26,339 1,654,210 6.4% 4.4% 5.5%
Source: US Census, 2020 American Community Survey 5-Year Estimates, Table S1810.
Note: Some people may have multiple disabilities
The three major needs for people with disabilities are low cost (subsidized) rents, handicapped accessible homes, and buildings near public transportation. These needs are very similar to the desires of other segments of the population. Policies that promote affordable housing generally are also good for the disabled community. Specific recommendations from the Golden Gate Regional Center (with a note of Colma’s actions or programs) include:
Jurisdictions assisting with site identification for low-income developments (Colma’s Program 5.5, regular meetings with non-profit developers, Program 3.2, Density Bonus allowance and Program 4.3 Emergency Shelters).
Policies to promote accessible homes (Colma’ Program 4.1, Reasonable Accommodation and enforcement of building codes related to accessibility). Inclusionary zoning (Colma’s Program 3.7, Inclusionary Housing). Second units (Colma’s Program 2.1), Second Unit Ordinance). Accessory Dwelling Units (Colma’s Program 2.2).
Mixed use zoning (Colma’s Program 3.3, High Density Housing near BART).
Additionally, some people with development disabilities need supportive housing that is affordable and located near public transit. In supportive housing, additional services are provided at the home.
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FEMALE-HEADED AND LARGE HOUSEHOLDS
Households headed by a single parent can have special needs due to the economic limitation of earning only one income, and the challenges of childcare without a partner. Although gender equality has made strides over the past 50 years, women continue to earn lower incomes than men. Therefore, female-headed households in particular have specific housing needs that must be addressed. Female-headed households can have special needs that include low-cost housing, suitable for children and located near schools and childcare facilities. Innovative, shared living arrangements, including congregate cooking and childcare, could also be appropriate Female-headed households comprise 28 percent of the households in Colma. The most vulnerable female-headed households can be those where women are living with children without a partner. Colma has 90 such households, or 19 percent of the total number of households. Female-headed households are more likely to be living under the poverty line than other households: approximately eight percent of female-headed households in Colma are under the poverty line.
Table H-36: Female Headed Households
Colma
County State Number Percent
Female living with own children, no
husband 90 18.6% 23.5% 26.2%
Female living alone 48 9.9% 12.6% 13.1%
Total Households
485
100%
263,351
13,103,114
Female Households Below Poverty Level
in past 12 months 38 7.8% 4.2% 11.3%
Source: US Census, 2020 American Community Survey 5-Year Estimates, Table DP02, B17021 Large households are defined as households with five or more members living in the same home. Large households are a special needs group because of the difficulty in finding adequate and affordable housing. The higher costs required for homes with multiple bedrooms can result in larger families experiencing a disproportionate cost burden than the rest of the population and can increase the risk of housing insecurity.
In Colma, 15.2% of large family households experience a cost burden of 30%-50%, while 0.0% of households spend more than half of their income on housing. Some 19.4% of all other households have a cost burden of 30%-50%, with 13.6% of households spending more than 50% of their income on housing.
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Table H-37: Cost Burden by Household Size
Household Size 0%-30% of income
Use for Housing
30%-50% of income
Used for Housing
50% of Income sued
for Housing
All other household
types
256 74 52
Large Family 5+
persons
67 12 0
Totals 323 86 52
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Notes:
-Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is "select monthly owner costs", which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income.
HOUSING NEEDS FOR FARM WORKERS
Farmworkers are traditionally defined as persons whose primary incomes are earned through seasonal agricultural labor. Most jurisdictions in San Mateo County have no farms or farmworkers; however, there are 241 farms and 1,321 farmworkers in the county, primarily located in coastal communities. Of these 1,321 farmworkers, 123 are migrant workers and 343 work less than 150 days annually (and are therefore considered to be “seasonal labor”). Farm workers who are migrant or seasonal workers have special housing needs because of their relatively low income and the unstable nature of their job (i.e., having to move throughout the year from one harvest to the next). These workers generally face higher rates of overcrowding and other substandard housing conditions. Continued efforts to provide affordable housing, especially affordable housing suitable for families, will help meet the needs of these Farm workers.
The Town of Colma has several commercial container plant nurseries that operate year-round and offer their employees regular pay and benefits. In addition, Colma has two small flower farms that are maintained by individual farmers that lease land and successfully sell their crops to local merchants.
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Table H-38: Farm workers in San Mateo County (2007-2017) 2007 2012 2017
Total Farms 329 334 241
Land in farms (acres) 57,089 48,160 45,972
Hired Farm Labor 2,608 1,722 1,321
Migrant labor 24 88 123
Working > 150 days annually 1697 718 978
Working <150 days annually 911 329 343
Source: U.S. Department of Agriculture, Census of Farmworkers (2007, 2012, 2017), Table 7: Hired Farm Labor
HOUSING NEEDS FOR THE HOMELESS
All 21 jurisdictions within San Mateo County have adopted the ten-year HOPE Plan (Housing Our People Effectively: Ending Homelessness in San Mateo County), designed to end homelessness within ten years. The HOPE Plan adopts a Housing First policy, which seeks to move homeless people into permanent housing instead of shelters by increasing the stock of affordable and subsidized housing. Although the HOPE planners recognized that there is a lack of needed resources throughout the housing continuum, including emergency and transitional housing, the greatest need and the most effective use of new and/or redirected resources is for creating and sustaining quality affordable housing and supportive housing.
According to the 2019 San Mateo County One Day Homeless Count and Survey, countywide homeless survey there are 1,512 homeless people living in San Mateo County.
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Table H-39: Demographics of San Mateo County Homeless Population by Household Type
Adult Only Household (73.4%) Family Household (26.5%)
Emergency
Shelter
Transitional
Housing Unsheltered
Emergency
Shelter
Transitional
Housing Unsheltered
Gender
Male 67.7% 62.2% 78.9% 39.7% 42.8% 46.8%
Female 30.8% 37.8% 21.2% 60.3% 57.2% 53.2%
Transgender 1.5% 0.0% 0.1% 0.0% 0.0% 0.0%
Race
White 59.1% 55.4% 74.5% 41.2% 55.0% 75.8%
African
American 20.7% 27% 8.9%
23.5% 14.0% 17.7%
Asian 6.1% 2.7% 0.0% 8.8% 6.6% 0.0%
American
Indian/Alaskan
Native
4.0% 2.7% 8.2%
7.4% 3.3% 1.6%
Native
Hawaiian/Othe
r Pacific
Islander 7.6% 5.4% 0.1%
4.4% 11.1% 1.6%
Multiple Races 2.5% 6.8% 8.2% 14.7% 10.0% 3.2%
Ethnicity
Hispanic 20.7% 27% 39.3%
Non-Hispanic 79.3% 73% 60.7%
Chronicity
Chronic
Homelessness 33.3% 0.0% 30.0%
4.4% 0.0% 0.0%
Source: San Mateo County Human Services Agency, Center on Homelessness, 2019 San Mateo County One Day Homeless Count and Survey
Note: May not total 100% due to rounding.
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Table H-40: Additional Demographics of San Mateo County Homeless Adult Population
Emergency Shelter Transitional Housing Unsheltered
Veteran Population 14% 2% 4%
Alcohol / Drug Abuse 20.5% 10.4% 12%
History of Domestic
Violence 4.5% 7.3% 12%
Severe Mental Illness 31.3% 23.8% 22.7%
Source: San Mateo County Human Services Agency, Center on Homelessness, 2019 San Mateo County One Day Homeless Count and Survey
Note: May not total 100% due to rounding
Table H-41: County Homeless Population Location 2013-2019 Location 2013 2019 Change
Unsheltered
On the Street 353 157 -55.5%
In Car 231 184 -20.3%
In RVs 392 494 +26.0%
In Tents/Encampments 323 66 -79.6%
Sheltered
In Emergency Shelter 272 266 -2.2%
In Transitional Housing 431 345 -20.0%
Total: 2,002 1,512 -24.5%
Source: San Mateo County Human Services Agency, Center on Homelessness, 2019 San Mateo County One Day Homeless Count and Survey
The homeless in San Mateo are both sheltered, meaning they live in emergency shelters, transitional housing, treatment centers or other similar institutions; and unsheltered, meaning they live on the street, in encampments or in a vehicle.
The number of homeless people living on the street in San Mateo County has decreased since 2013. However, the number living in an RV has risen by approximately 26 percent. The remaining 43 percent are considered sheltered homeless, and live in shelters, transitional housing, motels, or institutions.
The vast majority of homeless people are single adults (who may be living with another adult, but no children). Still, one-fourth of the sheltered homeless are families. Homeless persons in an adult only household were most likely to be unsheltered and male. In contrast, homeless family households were most likely to be in transitional housing and be headed by a female.
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Table H-42: Location where Homelessness Occurred
Quantification of Available Homeless Assistance Resources Shelters and homeless assistance programs are the main resources available to homeless residents of San Mateo County. Colma helps to meet the needs of its homeless residents by providing financial support and appropriate referrals to local homeless assistance programs available in San Mateo County, including Shelter Network, the Human Investment Project, North Peninsula Food Pantry and Dining Center of Daly City, and the Second Harvest Food Bank. In addition, Colma permits development of a homeless shelter as a permitted use in the Commercial (C) zone.
San Mateo County’s Center on Homeless, a program overseen by the County Human Services Agency, coordinates the provision of homeless services within the County, including those by non-governmental entities. The Center on Homeless provides information to county residents, provides referrals, administers self-sufficiency programs, and develops homeless resources.
There are also several specialized shelters for persons with substance abuse problems and mental illnesses, as well as victims of domestic violence and youth.
The nearest large homeless assistance facility is the Community Service Center in Daly City. The Center is a clearinghouse providing motel vouchers, bus tickets and referrals to the County’s transitional shelters. In addition, this facility provides a Home Sharing service which keeps track of those with living quarters to share.
Determination of Unmet Homeless Needs in Colma
As of the 2019 San Mateo Homeless Census, 8 unsheltered homeless people were counted in Colma. Homelessness is a regional issue and consideration of the homeless is important in formulating housing policy.
HOUSING NEEDS FOR EXTREMELY LOW-INCOME HOUSEHOLDS
Extremely Low Income (ELI) households earn 30 percent of the area median income or less.
According to the Department of Housing and Community Development 2022 State Income Limits, this amounts to an annual income of $54,800 or below for a family of four in San Mateo County. Many ELI households live in rental housing and most likely facing overpayment, overcrowding or substandard housing conditions. Some ELI households are recipients of public assistance such as social security insurance or disability insurance. Housing types available and Location County
Living in San Mateo County when became homeless 77%
Hometown in San Mateo County 44%
Source: San Mateo County Human Services Agency, Center on Homelessness, 2019 San Mateo County One Day Homeless Count and Survey
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suitable for ELI households include affordable rentals, secondary dwelling units, emergency shelters, supportive housing and transitional housing.
There are 75 ELI households in Colma according to 2018 CHAS data. All Colma’s ELI households face overcrowding, overpayment, and/or lack complete kitchen or plumbing facilities.
Table H-43: Housing Needs for Extremely Low Income (ELI) Households in Colma Household Category
Renter
Households
Owner
Households
Total
Households
Total households any income 225 255 480
Total ELI households 60 15 75
ELI households with housing problems 60 15 75
ELI households with cost burden (paying 30%
or more of income) 49 68 117
ELI households with cost burden (paying 50%
or more of income) 10 18 28
Source: HUD Comprehensive Housing Affordability Strategy (2014-2018)
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HOUSING ELEMENT PUBLIC PARTICIPATION
New requirements for this cycle of the Housing Element, State law requires jurisdictions to make a “diligent effort to achieve public participation of all economic segments of the community” when preparing a housing element (Government Code 65583(c)(7). State law requires jurisdictions to take active steps to inform, involve, and solicit input from the public, particularly groups and organizations representing the interests of lower-income and minority households that might otherwise not participate in the process.
In previous Housing Elements, due to the small population of the town, outreach consisted of Council Study Sessions. Because of the new requirements, the Town decided on a more comprehensive outreach plan that included several methods both in-person and virtual, as well as utilizing traditional media and social media. By offering different ways residents and other stakeholders can provide input, the Town hoped to gain a better understanding of residents covering multiple demographics.
HOUSING ELEMENT FLYER
To promote the survey and outreach events, a flyer was created and sent to every resident (361 households). This flyer included information for outreach events, the first City Council public hearing for the Housing Element, and a link along with a QR code to the survey. Written on the flyer, in English, Chinese (traditional), Spanish, and Tagalog were translation services available to those who require language assistance. Also written was ADA assistance upon request for those that require such accommodation. Paper copies of this flyer were also available at various outreach events.
HOUSING ELEMENT WEBSITE AND SOCIAL MEDIA
In April 2022, the Town launched its Housing Element Update website (www.colma.ca.gov/housing-element) to provide an overview of the project, purpose for the update, key benefits for the update, an explanation of the Regional Housing Needs Allocation (RHNA), ways to participate in the update process, a housing element video, and links to the housing survey. The Town utilizes Facebook, Twitter, and Simplicity for announcements. Posts were made on each app promoting the Housing Element update and outreach events.
HOUSING SURVEY
On April 8, 2022, the Town released a Housing Survey to assess current housing conditions, the community’s priorities regarding future housing, and to gather information on housing constraints. This survey was available online using the Mentimeter app and paper copies were distributed at various outreach events in the month of April. The survey concluded on April 29, 2022. There were 44 responses.
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OUTREACH EVENTS
• On April 12, 2022, planning staff participated in a barbeque at Veterans Village hosted by The American Legion. Town Staff and Eric Duncan, the Resident Services Coordinator assisted with outreach by helping distribute flyers and surveys to each resident. Input from residents at Veterans Village is important because they represent a demographic that has disabilities, are formerly homeless, over 60 years old, or currently live in affordable housing.
• On April 16, 2022, the Town participated in an Easter event called Eggstravaganza hosted by the Colma Recreation Services Department at the Colma Community Center.
Planning staff hosted a table at this event where a housing-related activity was created for children. This activity asked these children to dream of their future home in Colma, color, and write a reason why they chose to live in that home. They were able to choose three types of homes: apartment, duplex, and single-family. This event was well attended with close to 50 children participating in the activity. • On April 20, 2022, the Town participated in a senior luncheon hosted by the Colma Recreation Services Department at the Colma Community Center. Planning staff hosted a table at this event where the flyer and survey were distributed to the residents. This event also allowed staff to promote future Housing Element outreach events. Input from this demographic is important to the town because the residents represent a demographic that is over 60.
• On April 20, 2022, the Town hosted an event at Black Bear Diner called Coffee with a Planner. Planning staff allocated a couple of hours at this event to allow residents to drop in, engage, ask questions, and fill out the survey. • On April 22, 2022, the Town participated in the 2022 Arbor Day/Earth Day event hosted by the Colma Recreation Services Department at Sterling Park. Planning staff hosted a table at this event where the flyer and survey were distributed to the residents. Staff engaged with several residents explaining the purpose of the housing element, and ways to get involved with the process.
• On April 25, 2022, planning staff presented at the City Council meeting. The purpose of this study session was to introduce an overview of the Housing Element Update and obtain input from the City Council and the public. Staff provided progress to date, public outreach efforts, and the preliminary map of potential new housing locations (site inventory). Email notices for the study session were sent to various housing advocacy groups and non-profits. They included: One Degree, Housing Choices, HIP Housing, Housing Leadership Council of San Mateo, Let’s Talk Housing San Mateo County, Mercy Housing, MidPen Housing, and Samaritan House San Mateo.
PUBLIC NOTICE DISTRIBUTION LIST
Columns of noticing. Please refer to Appendix C, Public Notice List
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SUMMARY OF PUBLIC COMMENTS
On April 27, 2022, planning staff presented the Housing Element Update study session at the City Council meeting. There were no public comments made to staff at that meeting.
During the comment period after the City Council public meeting, staff was notified by the Italian Cemetery for its desire not to be as part of the housing inventory for their vacant site, located at El Camino Real and F Street, that was determined suitable for multi-unit housing due to its location on El Camino Real and across the street from Colma BART station. Therefore, staff revised the housing inventory and the draft to eliminate the 3.07-acre property owned by the Italian Cemetery.
At time of this draft, the Housing Element Survey is still active. Once results have been finalized, staff will integrate any public comment in addition to community input for housing plans.
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FAIR HOUSING
AFFIRMATIVELY FURTHERING FAIR HOUSING
Assembly Bill (AB) 686 requires that all housing elements contain an affirmatively furthering fair housing (AFFH) assessment. Under state law, “affirmatively further 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.”
There are three parts to this requirement:
1. Include a Program that Affirmatively Furthers Fair Housing and Promotes Housing Opportunities throughout the Community for Protected Classes (applies to housing elements beginning January 1, 2019).
2. Conduct an Assessment of Fair housing that includes summary of fair housing issues, an analysis of available federal, state, and local data and knowledge to identify, and an assessment of contributing factors for the fair housing issues.
3. Prepare the housing element Land Inventory and Identification of Sites through the Lens of Affirmatively Furthering Fair Housing.
In compliance with AB 686, the Town has completed the following outreach and analysis.
Analysis of the fair housing issues in this section draws from the Town of Colma Fair Housing Assessment, an analysis that follows the April 2021 State of California State Guidance for AFFH, prepared by 21 Elements (Appendix B). The assessment identifies the primary factors contributing to fair housing challenges and the plan for taking meaningful actions to improve access to housing and economic opportunity. The following fair housing issues were analyzed:
Fair housing enforcement and outreach, integration and segregation, access to opportunity, concentrated areas of poverty, disparate housing needs, and disproportionate housing needs within the jurisdiction. To address the identified factors, the assessment includes a Fair Housing Action Plan (FHAP) with goals, actions, and timelines.
FAIR HOUSING ASSESSMENT
The Fair Housing Assessment (Appendix B) 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
This section summarizes the primary findings from the Fair Housing Assessment for the Town of Colma, including the following sections: fair housing enforcement and outreach capacity,
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integration and segregation, access to opportunity, disparate housing needs, and contributing factors, and the city’s fair housing action plan.
• No fair housing complaints were filed in the Town of Colma from 2017 to 2021. The Town of Colma could improve the accessibility of fair housing information on their website and resources for residents experiencing housing discrimination. • Racial and ethnic minority populations are disproportionately impacted by poverty, low household incomes, overcrowding, and homelessness compared to the non-Hispanic White population in the Town of Colma. Additionally, racial and ethnic minorities are more likely to be denied a home mortgage loan.
o Aside from Asian/API residents, racial and ethnic minority populations generally have higher poverty rates. Black or African American incomes are the lowest of any racial or ethnic minority population in the Town of Colma. o Racial and ethnic minorities are more likely than non-Hispanic White households to experience overcrowding. Low and moderate-income households are also more likely to be overcrowded.
o People who identify as American Indian or Alaskan Native, Black, White, and Hispanic are overrepresented in the homeless population compared to their share of the general population.
o Hispanic and Asian/API households have the highest denial rates for mortgage loan applications in 2018 and 2019.
• Colma is entirely contained within a single census tract— the standard geographic measure for “neighborhoods” in U.S. Census data products. As such, the town does not contain any racial/ethnic concentrations, poverty concentrations, nor concentrations of housing problems.
• The composite opportunity score for Colma shows the town to be a “moderate resource area,” and the Social Vulnerability Index (SVI) provided by the Centers for Disease Control and Prevention (CDC) ranks the town as “moderately vulnerable” to a disaster (based on four themes of socioeconomic status, household composition, race or ethnicity, and housing and transportation).
• The Town of Colma has a slight concentration of residents with a disability with 10% of the population compared to 8% in the county. Residents living with a disability in the town are all employed, while only 1% of residents without a disability are unemployed.
Additionally, the aging population is putting a strain on paratransit access countywide. • Black, Hispanic and Pacific Islander students in the Town of Colma— served by the Jefferson Union High School District and the Jefferson Elementary School District— experience poor educational outcomes compared to other students. Many high schoolers in the county met admission standards for a University of California (UC) or California State University (CSU) school. Black and Hispanic students in Jefferson Union High School District were less likely to meet the admission standards with rates of 23% and 32%, respectively.
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• Jefferson Elementary school district had a 17-percentage point gap between their overall chronic absenteeism rate (12%) and their chronic absenteeism rate among Black students (28%). While Jefferson Union has the lowest dropout rates in the county — just 3% of students — the highest dropout rates were still found among Black (7%) and Hispanic students (6%).
• Nearly half of all renter households in the Town of Colma are cost-burdened— spending more than 30% of their gross income on housing costs— and more than one in four are extremely cost-burdened— spending more than 50% of their gross income on housing costs. There are disparities in housing cost burden in the Town of Colma for Hispanic households.
Fair Housing Issues and Contributing Factors
This section summarized the fair housing issues identified for the Town of Colma and the factors contributing to those issues.
Fair housing issue: No residents have filed fair housing complaints, indicating a potential lack of awareness about fair housing rights.
Contributing factors:
• Lack of access to information about fair housing rights. • Limited knowledge of fair housing by residents.
Fair housing issue: Residents of color experience disproportionate housing needs. Black residents experience lower income and higher poverty rates, Hispanic and Asian households experience high rates of mortgage loan denials when trying to purchase homes in Colma (43% and 33%, respectively), and Hispanic households also experience higher rates of cost burden.
Contributing factors:
• Higher poverty rates among Colma’s Black residents stem from decades of discrimination in employment, education, and housing markets. These residents have faced greater challenges in building wealth through economic mobility and homeownership.
• It is well documented that persons of color— particularly African American residents— were denied loans to purchase homes, were not allowed to buy in many neighborhoods because of restrictive covenants and were harassed if they managed to purchase a home in a predominantly White neighborhood. These historical actions have led to a significant homeownership gap among racial and ethnic minorities.
Fair housing issue: Affordable housing is limited and the ability to add affordable housing is constrained by land use.
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Colma offers relatively more affordable housing opportunities than surrounding cities. However, because most land is zoned for cemeteries, there is limited land available for residential development. Additionally, there are no areas of the town that are zoned for multifamily housing, which is disproportionately occupied by residents of color.
SITES INVENTORY
AB 686 requires an analysis of the sites identified to meet RHNA obligations for their ability to affirmatively further fair housing. Planning staff have identified seven parcels to meet RHNA obligations. A detailed site analysis can be found under the section titled “Ability to Meet Housing Needs”. The seven parcels identified are not within or close to R/ECAPs and edge R/ECAPs and/or low/income poverty concentrations. Since the Town of Colma is contained within one census tract, the proportion of low and very low-income units in the area, concentrations of Housing Choice Vouchers, as well as distribution of lower, moderate, and above moderate-income units in low, moderate, and high resourced areas are equal. In addition, the identified parcels are similar in terms of proximity to high proficiency K-12 education institutions, high-resourced areas/positive economic outcome areas, low social vulnerability, good jobs proximity, access to transportation, and healthy places. There is one
0.2% Annual Chance Flood Hazard area located along El Camino Real by the north boundary that could potentially affect 7778 El Camino Real.
GOALS AND ACTIONS
Goals and Actions for this cycle of the Housing Element will be included in the section called Housing Goals, Policies, and Programs. In that section, objectives to meet housing goals will be defined, programs to reach those goals, along with an analysis of programs from the previous housing cycle (Table H-60). Additionally, an AFFH Action Plan will also be implemented to reduce AFFH deficiencies (Table H-44).
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Table H-44: AFFH Action Plan
Actions
Fair
Housing
Issues
Contributing
Factors
Fair
Housing
Category
Type of
Action
Responsib
le Party Objectives Quantified
Objectives Timeline
Action Area 1. Enhancing housing mobility strategies: consist of removing barriers to housing in areas of opportunity and strategically enhancing access.
Action 1.1:
Participate in a regional down
payment assistance program
with affirmative marketing to
households with
disproportionate housing needs
including Hispanic and Asian
households (e.g., materials
available in Spanish and other
appropriate languages).
Residents of
color have
disproportion
ate housing
needs.
Historic
discrimination and
continued
mortgage denials;
High housing costs
and low wages
Disparities in
access to
opportunitie
s
Financial
resources
Regional
Partnership
with HEART
(San Mateo
County has
program
with them).
Improve
accessibility to
home mortgage
loans for Hispanic
and Asian
households who
have the highest
loan denial rates.
Provide wealth
building through
homeownership for
moderate income
households.
Provide down
payment
assistance to 20
Hispanic and Asian
households;
Provide down
payment
assistance to 30
total households;
Provide
homebuyer
education to 200
households.
Meet quantified
objectives by the
end of the
Housing Element
period in 2029;
Conduct
homebuyer
education
quarterly in
partnership with
HEART.
Action Area 2. Encouraging new housing choices and affordability in high resource areas: promoting housing supply, choices an d affordability in areas of high opportunity and outside of areas of concentrated poverty.
Action 2.1:
Incentivize developers through
direct subsidies, fee waivers,
and/or density bonuses, to
include diversity of unit types in
their development(s)--especially
those that serve larger families
(e.g., 3 or 4 bedroom units,
child-friendly amenities).
Residents of
color have
disproportion
ate housing
needs.
Current zoning
code constrains
moderate and
high density
housing
developments.
Disproportio
nate housing
need for low
income
households
and
protected
classes
Financial
Resources
Town of
Colma
Improve incentives
for developers
through direct
subsidies, fee
waivers, and/or
density bonuses, to
include diversity of
unit types in their
development(s).
Develop 260 3-
bedroom units and
56 4-bedroom
units.
Meet quantified
objectives by the
end of the
Housing Element
period in 2029.
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Actions
Fair
Housing
Issues
Contributing
Factors
Fair
Housing
Category
Type of
Action
Responsib
le Party Objectives Quantified
Objectives Timeline
Action Area 3. Protecting existing residents from displacement: strategies that protects residents in areas of lower or moderat e opportunity and concentrated poverty and preserves housing choices and affordability.
Action 3.1:
Continue and update the city's
housing webpage to include fair
housing including resources for
residents who feel they have
experienced discrimination,
information about filing fair
housing complaints with HCD or
HUD, and information about
protected classes under the Fair
Housing Act.
No fair
housing
complaints or
inquiries
filed.
Lack of access to
information about
fair housing rights;
Limited knowledge
of fair housing by
residents.
Outreach
capacity and
enforcement
Human
Resources
Town of
Colma
Maintain and
update the city's
fair housing
webpage.
Maintain zero
complaints and
inquiries.
Ongoing
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ABILITY TO MEET HOUSING NEEDS
RESIDENTIAL LAND INVENTORY
A key component of the Housing Element is a projection of a jurisdiction’s housing supply.
State law requires that the element identify adequate sites for housing, including rental housing and manufactured housing, and make adequate provisions of the existing and projected needs of all economic segments of the community. This includes 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 services to these sites.
Table H-45: Colma RHNA Targets Summary
Income
Category
Very Low Low Moderate Above
Moderate
Total
Units 44 25 37 96 202
Existing Residential Development
Existing housing units are identified on Exhibit H -1, Housing and Exhibit H -2, Sterling Park Neighborhood . These maps include all dwelling units constructed prior to 2020. Based on American Community Survey (2020) and Census records, there are a total of 558 dwelling units in the Town of Colma, 292 of which are located in the Sterling Park neighborhood and the remaining are located outside of Sterling Park.
Since 2015, 75 residential units have been constructed, including 9 in Sterling Park and a 66- unit Veteran’s housing project on Mission Road.
Approved Residential Development
As of April 29, 2022, there are no residential projects under construction in the Town, nor are there any approved residential projects not yet under construction.
Development Potential
In total, there are 7 parcels available for the development of approximately 255 new residential units. Of these units, there is potential for at least 53 units available to extremely low income and very low-income households, 30 units to low-income households, 40 units to moderate income households and 142 units to above moderate-income households. The potential for 255 new units exceeds the development need identified in Colma’s RHNA for 202 units to be constructed between 2023 and 2031.
Sites Inventory
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Planning staff inventoried vacant and underutilized parcels in Colma to determine what land is available for development. Types of sites included:
• 5th Cycle Housing Element Carryover Sites.
• Vacant and underutilized, residential, and non-residential sites that allow residential development.
The vacant and underutilized sites were analyzed based on several different categories to determine the best location for affordable housing: proximity to high quality transit and El Camino Real, parcel size, the need for lot consolidation, General Plan designation, underperforming or vacant uses, proximity to public services and amenities, developer interest of the site, and if environmental remediation is required. Sites were scored between 0-1, 1 being the most likely to be redeveloped as affordable housing. All sites that scored above 0.5 were assumed to be suitable for affordable housing development and are included in the sites inventory.
During the 5th housing cycle, a total of 75 units were developed, 9 of which at about 13 dwelling units per acre and 66 of which at about 30 dwelling units per acre. The average density was approximately 28 units per acre, the state guidance is to extrapolate the trend by multiplying it by 75% time the average which results in 21 units per acre. Given the most recent development trends in the Town, the realistic capacity for sites suitable for housing development are assumed to be developed at a conservative estimate of 20 dwelling units per acre, which meets HCD’s default density requirement for lower income housing.
The sites analysis demonstrates that there is enough land to meet the ABAG Regional Housing Needs Allocation. The analysis for the affordability levels of developed units is based on the assumptions that 30% of the units on sites that scored above 0.6 would moderate income, and sites that scored above 0.8 would be 50% affordable, (half extremely low or very low income and half low income). Units were then reallocated between developments to meet the number of units at specific affordability levels as required by the RHNA.
Table H-46: Sites Inventory
Site Acres Very
Low
Low Moderate Above
Moderate
Total
7733 El Camino Real 0.53 8 8 16
1200 El Camino Real 8.06 45 23 44 90 202
7778 El Camino Real 0.6 7 8 15
Between 461 and
469 B Street 0.11 1 1
El Camino and
Collins 0.41 8 8
240 Collins Avenue 0.72 14 14
Total 53 30 44 129 256
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RHNA 44 25 37 96 202
Assumptions:
Assume each site gets developed at 20 units/acre
Suitability score of 0.875=> 50% of units affordable: half Low, half Very Low Suitability score of 0.625=> 30% of units Moderate
Reallocate affordable units to consolidate affordability levels on sites Reallocate affordable units to higher affordability levels based on RHNA The ability to provide affordable units in Colma is more dependent on available financial resources than density permitted by zoning. If qualified developments are able to obtain federal tax credits and other funding or incentives, there is a higher probability that more affordable units will be provided than in a development where no government or other subsidies are available or obtained.
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Several sites have development potential, including three parcels located in the Sterling Park neighborhood, two of which are located along El Camino Real near the Colma BART Station, and four additional sites located along El Camino Real at the Serramonte and Collins Avenue intersections. A detailed site inventory describing the development potential of each, as well as site-specific constraints is provided in the following section.
A. STERLING PARK DEVELOPMENT POTENTIAL
One parcel is within the Sterling Park residential neighborhood. This parcel is a carryover site from the 5th Cycle Housing Element Update. A site analysis has determined that 1 single family detached (SFD) unit can be developed on a vacant 0.11 acre parcel on B street. With SB 9, there is the potential for the lot to be subdivided and developed at a higher density. However, given the character of the existing neighborhood and the small size of the lot, it is assumed that the property would only develop with one unit.
There are no governmental or site-specific constraints impeding the development of the parcel.
Sewer and water infrastructure capacity exists to accommodate the potential housing unit. This amount of residential development in Sterling Park is already anticipated in the Colma General Plan.
Table H-47: Sterling Park Single Family Neighborhood Development Potential Location Designation
& Zone Acres Dev.
Pot.* Affordability Density
Allowed Constraints
B Street
008-125-180 Residential (R) 0.11 1 1 Above Moderate 13 du/ac None, infra-
structure capacity
exists
Total 0.11 1
unit
* Development potential assumes that the lot would be developed as a single-family home.
Two separate parcels are located to the east of the Sterling Park Neighborhood, near the Colma BART Station which is located just outside the Town's municipal boundaries. The two parcels are also carryover sites from the 5th Cycle Housing Element Update. Together, these parcels total 1.13 acres. The presence of the Colma BART Station is expected to stimulate development of multiple unit residential buildings and mixed-use developments in this area. Sewer and water infrastructure capacity exists and can accommodate all potential housing units. Development of existing and projected parcels is already anticipated in the Colma General Plan.
The County adopted the Colma BART Station Area Plan which provides incentives for higher density development and density bonuses for affordable housing on unincorporated land near
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the BART Station. Additionally, Colma’s Zoning Code provides density bonus incentives for affordable units.
Sandblaster Propery – 7733 El Camino Real
A
0.53-acre parcel on the east side of El Camino Real is bounded by “C” Street to the north and the “D” Street stairs to the south. This parcel is referred to as the ‘Sandblaster Property’ due to its past light industrial use. The parcel currently contains two billboards. The site is currently designated as residential/commercial.
Site-specific constraints include steep topography along the eastern and northern boundaries of the site. In addition, there may be specific environmental and physical constraints on the site.
Although an in-depth environmental site evaluation has not been completed, it is anticipated that there may be some surface and sub-surface ground contamination on the site as a result of the long-term sandblasting business. However, a development proposal for the site was received in 2007 by the Town Planning Department. The proposal included a total of 15 units with 2 single family detached units on C Street and 13 residential units located above ground floor retail uses with sub-grade parking serving the development on El Camino Real and was deemed appropriate and feasible. The application was not pursued by the applicant. Rezoning the site to a ‘Planned Development’ land use designation would allow for additional flexibility in the setbacks and other design standards applicable to the project. Planned Development designation allows for a project’s design to respond to site specific conditions and encourages mixed use and residential development. However, a rezone to PD would not be required. The realistic capacity for this site was determined to be 8 very-low and 8 above moderate units. The
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Town’s Inclusionary Housing Ordinance (Subchapter 12 of the Colma Municipal Code) includes concessions and incentives for eligible development projects, subject to approval by the City Council, to facilitate development of affordable units on smaller sites such as the property at 7733 El Camino Real.
Bocci Property – 7778 El Camino Real
A 0.6-acre parcel on the west side of El Camino Real is occupied by a monument manufacturing light industrial operation. The parcel is referred to as the ‘Bocci Property’ due to the family name of the historic monument manufacturing company located there.
The parcel is bounded by the entrance to the Colma BART station to the north, the BART right- of-way to the west and south, and El Camino Real to the east. This parcel could be redeveloped with high-density residential or a mixed-use development that includes high density residential.
The property is currently designated for commercial use, which allows for multi-family residential. The parcel is listed as an opportunity site in the General Plan and is eligible for height and lot coverage bonuses to encourage a transit-oriented development with a diverse mix of land uses.
The 0.6 acre Bocci site at 7778 El Camino Real has a realistic development potential of 24 high density multi-family units.
Site specific constraints on the property include a utility easement serving the adjacent Colma BART Station.
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Site-specific constraints on the parcel include its triangular shape, the close proximity of the BART tracks to the property, and an existing utility easement serving the adjacent Colma BART Station that reduces the buildable area of the property. However, a development proposal was previously submitted to the Town Planning Department, which took into account the site’s constraints. The proposal included 24 high density multifamily dwelling units over ground floor retail and was deemed to be a realistic development proposal. The development proposal has since been withdrawn and a small monument business has leased the property. While the terms of the lease are not known, it is likely that redevelopment of the site with mixed-use (including high-density residential) will not occur while the monument business exists on site. Given the site’s unusual shape and existing access, it is not recommended that residential development occur on the site while the present structures exist.
Similarly, to 7733 El Camino Real, rezoning it to a ‘Planned Development’ land use designation is not required but it would allow for additional flexibility in the setbacks and other design standards applicable to the project. Planned Development designation allows for a project’s design to respond to site specific conditions and is anticipated to encourage mixed use and residential development. The realistic capacity for this site was determined to be 7 low and 8 above moderate units. However, a Planned Development rezone may allow for the development of additional units.
Table H-48: Sterling Park Multi-Family Development Potential Location Designatio
n & Zone Acres
Dev.
Pot.
*
Affordability Density
Allowed Constraints
El Camino Real
008-127-020
(Sandblaster)
Mixed Use -
Residential/
Commercial -
(R/C)
0.53 16
8 Very Low
8 Above
Moderate
30 du/ac
Topography, possible
ground surface
contamination
El Camino Real
008-141-080
(Bocci)
Mixed-Use -
Commercial -
(C)
0.6 15 7 Low
8 Above Mod. 30 du/ac
Utility Easement,
Triangular Shape,
Flood Zone
Total 1.13
acres
31 units
8 Very Low
7 Low
16 Above Mod.
* Development potential assumes that the properties would be developed at 20 units per acre.
B. EL CAMINO REAL DEVELOPMENT POTENTIAL
Kohl’s Site – 1200 El Camino Real
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An 8.06-acre parcel on the southwest corner of El Camino Real and Serramonte Boulevard, currently occupied by Kohl’s. The property is located in the geographic center of town, across the street from the Town Hall and the Colma Police Department. The parcel is identified in the General Plan as a site suitable for a walkable town center development and could be redeveloped as a mixed-use development with commercial and restaurant spaces at the ground level, residential uses above, entertainment uses and public gathering spaces.
The General Plan includes a conceptual commercial, residential mixed-use development at the site. The concept is consistent with allowances for the site (with the exception of a height bonus) and shows a mixed-use Town Center consisting of 160,000 SF of Commercial space and up to 240 residential units (22 dwelling units/acre). The maximum height shown is 72 feet (5 stories), and the total FAR is 1.8. This concept would provide a high-quality design/construction/materials, incorporate outdoor public gathering spaces and include a diverse mix of land uses to be eligible for a height bonus. The realistic capacity of this site was determined to be 45 very low-income units, 23 low income, 44 moderate income units, and 90 above moderate-income units.
Additional Sites
Two separate parcels are located along the El Camino Real Corridor near the Town Hall and potential Town Center site. A vacant, 0.4-acre parcel is located on the northwest corner of El Camino Real and Collins Avenue. El Camino Real and Collins Avenue are surrounded by an assisted living facility to the west, flower shop to the north, and an office use to the south. The second parcel is a 0.7-acre site located at 240 Collins Avenue. The parcel is an overflow parking lot, an underutilized site, and is bounded by an office use to the east, a car rental lot to the north, and cemetery to the south and west.
Significant site constraints are unknown since an in-depth site analysis has not been completed for either site. However, the two properties are vacant or underutilized and are zoned for commercial use where multifamily developments are allowed. The sites are located by the
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geographic center of the Town and is a walkable distance from the Town hall and potential Town Center site.
Table H-49 El Camino Real Corridor Multi-Family Development Potential Location Designation
& Zone Acres Dev.
Pot.* Affordability Density
Allowed Constraints
El Camino Real
008-421-120
(Kohl’s)
Mixed Use -
Residential/
Commercial -
(C/R)
8.06 202
45 Very Low
23 low
44 Moderate
90 Above-Mod.
30 to 60
du/ac
Height bonus
required to
meet 202 units
7733 ECR
008-127-020
(Sandblaster Site)
Commercial/
Residential -
(C/R)
0.53 16 8 Very Low
8 Above-Mod. 30 du/ac Unknown
7778 ECR
008-141-080
(Bocci Site)
Commercial/
Residential -
(C/R)
0.60 15 7 Low
8 Above-Mod. 30 du/ac Unknown
ECR and Collins
008-421-170
Planned
Development
(PD/R)
0.41 8 8 Above-Mod. 30 du/ac Unknown
Collins near ECR
010-422-050
Planned
Development
(PD/R)
0.72 14 14 Above-Mod. 30 du/ac Unknown
Total 10.32
acres
255
units
53 Very Low
30 Low
44 Moderate
128 Above-Mod.
* Development potential assumes that the properties would be developed at 20-30 units per acre.
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GOVERNMENTAL CONSTRAINTS
As part of the Housing Element process, the Town analyzed its Zoning Code, permitting processes, development standards, and building codes to identify potential constraints for the development of housing. Housing Element proposes specific actions and implementation schedules to remove such impediments, where possible.
GENERAL PLAN AND ZONING
Colma’s General Plan and Zoning Ordinance provide for a wide range of allowable residential densities in both residential and commercial districts. General Plan densities typically determine the maximum number of dwelling units allowed on a specific site. The Zoning Ordinance is consistent with the General Plan. Additionally, the Town has a Planned Development zoning designation which permits relaxation of zoning standards. In the past, the Planned Development designation has been used to develop high density residential projects and is the most successful manner of developing the available parcels identified in the previous section, because of their unique site constraints and small size.
As discussed earlier, the Town’s Commercial/Mixed Use and Commercial Land Use Designations sites will accommodate a majority of the housing need for lower income units. The Colma General Plan specifically identifies the Commercial/Mixed Use designation for ground-floor retail/office with residential units above. The mechanism to effectuate a mixed-use development is the rezoning of the property to Planned Development, which maintains the full multi-family allowance in the commercial zone but allows for greater flexibility in development standards to maximize unit yield.
This analysis is based upon two assumptions: that the identified sites allowing mixed-use will be developed with the residential uses and developers will build to the estimated realistic densities for each of these sites. The first of these assumptions is prudent considering latest trends in the Town and sites near the identified sites. Developments near the identified sites were almost exclusively residential use projects or include a small portion of retail/commercial uses.
Residential projects have been proposed on two of the sites near the Colma BART Station, lending credence toward the sites being developed with residential uses. There are several other reasons why the identified sites are likely to develop with the estimated residential capacity during the planning period:
1. Areas designated for mixed-use development have no minimum commercial component requirement, so developers are able to develop 100 percent residential (i.e., there is no vertical mixed-use requirement) on mixed use sites.
2. The Town supports housing in the Town’s mixed-use areas by assisting in site assembly.
3. Most mixed-use sites are not prime sites favored by commercial establishments.
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4. The sites are located in close proximity to where other new residential developments have been built or approved.
Thus, it is reasonable to assume that the identified sites will be developed as residential-use projects, at, or above, the estimated densities.
The zoning ordinance sets forth requirements that can affect the type, appearance, and cost of housing to be built within the Town of Colma. The zoning ordinance includes standards for development determining minimum lot size, permitted use(s), minimum setbacks, maximum height limits and minimum parking standards. There is no lot coverage limit or floor area ratio standard for residential zoning districts in Colma. The building envelope allowed on a residentially zoned lot in Colma is determined by setbacks and height limits. There are two residentially zoned districts in Colma, the Residential (R) zone and the Residential – Sterling Park (R-S) zone. The R-zone allows single family dwellings by right (no land use entitlements required) and multi-family dwellings up to six units with approval of a Use Permit provided that the residential density proposed does not exceed that which is specified in the General Plan.
The R-S zone allows single family detached dwellings only.
Development standards in Colma such as setbacks, building height and off-street parking are similar to or less restrictive than those in surrounding communities and would not be considered unreasonable development constraints. For example, the minimum side yard (10 percent of lot width) can be as narrow as 3.33 feet, which is much smaller than the 10-foot setback required by many San Mateo County jurisdictions. Colma allows a minimum lot size of 3,333 square feet, which is significantly smaller than most jurisdictions. In addition, Colma allows residential development on commercially zoned parcels, which is a far less restrictive land use policy than found elsewhere in the County. The development standards for residential zones are summarized in the table below.
Table H-50: Current Residential Development Standards
Standard R-S Zone R Zone C Zone
Front
Setback: First Floor 15’/19’ to garage 15’/19’ to garage 15’/19’ to garage Side
Setback: First Floor 10% of lot width or
10’, whichever is less
10% of lot width or 10’,
whichever is less
10% of lot width or
10’, whichever is
less
Rear
Setback:
First Floor 15’ 25% of total lot area,
not to exceed 25’
25% of total lot
area, not to exceed
25’
Second Floor 25’ 25’ 25’
FAR:
No restriction.
Governed by
setbacks/height limits
No restriction.
Governed by
setbacks/height limits
1.0-2.0
Height: 27’ 36’ 36’
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Standard R-S Zone R Zone C Zone
In 2013, the Town adopted manufactured home design standards for the Town’s two single- family residential zoning districts in compliance with Government Code Section 65852.3(a) and are permitted as single-family dwellings.
The parking standards are set forth in the zoning ordinance by district and are defined in Section 5.01.080 of the zoning ordinance. These standards are summarized in the table below.
Table H-51: Parking Standards
Residence Type Spaces Required Total Covered Uncovered
Single Family Detached: (Over 4 bdrms., add 0.5
spaces/each addl. bedroom) 2 2
Multiple Units:
Studio 1 .5 1.5
1 Bedroom 1 .5 1.5
2-4 Bedrooms 1 1 2
Over 4 Bedrooms add .5 covered or uncovered for each
additional bedroom
The Zoning Ordinance includes provisions for residential structures existing or approved prior to March 1, 1988. These provisions require only one (1) parking space for each single-family dwelling or for a multi-family dwelling having no more than one bedroom and 1.5 covered parking spaces for each multi-family dwelling having two (2) or more bedrooms. If the existing units comply with these provisions, property owners are not required to provide additional parking spaces because of repairs, restoration, remodeling, or additions to such units; however, if additional bedrooms are added to an existing single-family dwelling, the number of off–street parking spaces must be increased by 0.5 covered or uncovered spaces for each bedroom exceeding the total, existing and added, of four (4) bedrooms.
The density limits set forth in the Colma General Plan allow 13-30 units per acre in residentially zoned areas, and up to 30 units per acre in the mixed commercial/residential areas, including areas within the Commercial Overlay Zone. Up to 30 residential units per acre are permitted in certain commercial areas through mixed-use developments, which are established through the Planned Development process. Through the establishment of a Planned Development, standards may vary including those associated with parking, building height, and Floor Area Ratio. Density bonuses are also permitted under specific circumstances.
Although development standards and densities are generally less restrictive than those found in other Peninsula communities, Colma’s high proportion of land uses directly related to the large inventory of cemetery land discussed in the preceding section must be viewed as a constraint to future development of housing in Colma. This constraint is not, however, insurmountable in
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view of the availability of sites identified in this document. Existing residential development standards, such as setbacks, height limits and parking requirements have not constrained housing development in the Town. In many cases, they are less restrictive than other jurisdictions in San Mateo County, resulting in lower costs to develop housing. The flexibility afforded in the Planned Development process allows residential development to achieve maximum densities while balancing livability and habitability standards.
BUILDING CODES
The California Building Code is used in Colma. The Town’s Building Official verifies that new residences, additions, auxiliary structures, etc., meet all construction and safety standards.
Building permits are required for most construction work. Additionally, building code enforcement helps the Town maintain a safe building stock.
ON- AND OFF-SITE IMPROVEMENTS
Site improvements are a necessary component of the development process. Improvements can include the laying of sewer, water, and streets for use by a community when that infrastructure is lacking, and these improvements make the development feasible. Due to the built-out nature of the Town, all the residential and commercial areas in Colma are already served with adequate streets, sidewalks, and infrastructure. This includes sidewalks that only usually require modification to the location of curb-cuts.
In areas already served by infrastructure, site improvement requirements vary depending on the existing condition of each project site. Usually, only standard connection laterals are required for most project utilities. The undergrounding of utilities from the nearest pole to the project is required of all projects, and street tree planting may also be required. These costs have not shown to be problematic for any developments in the Town when anticipated and known by the developer early in the process.
PERMIT PROCESSING AND PROCEDURES
Building permits must be secured before commencement of any construction, reconstruction, conversion, alteration, or addition. Approval of permit applications is based on conformity with the Zoning Ordinance, although the City Council has the power to grant variances from the terms of the Ordinance within the limitations provided by law.
Two ways of developing housing in Colma include the construction of individual single-family residential units on existing lots or the rezoning of larger properties to a Planned Development (PD) zoning designation for provision of multi-family or higher density housing. The Town of Colma does not have a specific multi-family zoning designation, so the Planned Development designation provides opportunities for multi-family housing. The Planned Development entitlement process requires the approval of a Conceptual Development Plan and a Detailed
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Development Plan and is subject to evaluation under the California Environmental Quality Act (CEQA). Construction of single-family residential units does not require discretionary review and is exempt from CEQA evaluation.
The table below identifies various entitlements and the estimated processing time for each.
Because many applications require multiple approvals, many of these approvals run concurrently. Variance and Use Permit requests usually take only two to four months to process. Because Colma has no Planning Commission, decision-making is streamlined.
Amendments and reclassifications to the Zoning Ordinance can be made by the City Council, subject to applicable provisions of state law and typically take four to six months to review.
Procedures for amendments and reclassifications are stated in the Zoning Ordinance.
Table H-52: Entitlement Processing Time and Approving Authority Type of Permit Typical
Processing Time Approving Authority
Design Review 2 to 4 months City Council
General Plan Amendment 4 to 8 months City Council
Zoning Reclassification 4 to 8 months City Council
Variance to Zoning Regulations 2 to 4 months City Council Planned Development Plan 4 to 8 months City Council
Parcel Map (in conjunction with PD) 4 to 8 months City Council/Public Works Subdivision Map (in conjunction with PD) 6 to 8 months City Council/Public Works Negative Declaration 4 to 6 months City Council
Environmental Impact Report 6-8 months City Council
The Planned Development process can be summarized as follows:
Once an application for a Planned Development (which consists of a Rezoning and a Use Permit request, at a minimum) is received by the Planning Department, the application is reviewed for completeness and processed as a Conceptual Development Plan. Environmental review is completed during the Conceptual Development Plan phase. All applications are processed concurrently, and entitlements are generally approved within four to six months of application filing. The final step in the approval process is a Detailed Development Plan. The development standards that provide a guideline for a Planned Development are those most closely associated with the General Plan land use designation. For example, the properties targeted for mixed-use along El Camino Real are designated as Commercial/Mixed Use in the Colma General Plan.
Building heights, floor area ratios and setbacks adopted in the Commercial zoning district would be used as a guideline for a Planned Development.
The following is a summary of application fees for Planned Development submittals:
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Table H-53: Planned Development Entitlement Application Fees Entitlement Fee
Establishment of Planned Development $ 6,949 deposit
Major Use Permit $7,225 deposit
Design Review Permit (Major) $7,102 deposit
While deposits would be due at the time of application submittal, the applicant would receive a refund of any unused monies after completion of the entitlement process.
Single-family residential infill construction does not require land use entitlements and building permit-related fees vary depending on the project’s valuation. Provided that a proposal meets zoning code regulations, additions to and new construction of single-family dwellings do not require review or approval by City Council. As noted above, single family dwellings are not subject to CEQA. Processing for a new single-family dwelling would begin with building permit submittal and there are no neighborhood noticing requirements.
Upon submittal of a building permit application for a single-family addition or construction of a new single-family dwelling, the Building Department routes the plans and application to the other City Departments for review. At that time there would be a detailed review of the proposed construction to determine if the project meets all municipal code regulations. There are no residential design guidelines for single family additions or new construction. During review of the application by the Planning Department, design of the proposed addition or new construction would consider overall mass and bulk of the project in relation to the surrounding neighborhood. While there are no specific design criteria, impacts of the addition on adjacent properties are considered during the plan check of the building permit application. Plan check comments are returned to the Building Department within 10 days of submittal so that comments can be provided to the applicant in a timely manner.
Building permit plan check and processing in Colma is efficient and timely. Building permits are processed in a few days. Building permits for projects that require approval of entitlements cannot be issued until a CEQA review is completed and the City Council approves all entitlement applications. In order to expedite the process leading to construction, it is not uncommon for applicants to submit plans for building permit review while simultaneously proceeding through the CEQA and entitlement processes. Depending on the complexity of a project, building permit issuance ranges from a few days to a few weeks.
Fees
The cost of development within the Town of Colma includes planning and building plan check fees, permit fees, utility service fees, recycling fees, and school fees. In addition, the Town of Colma imposes a parkland dedication fee for subdivisions (Quimby fee) and if inclusionary housing is not included (where required) then a housing in-lieu fee may also be imposed. Local governments typically assess many different types of residential development fees. These
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include planning fees, building permit and related fees, capital facilities fees and development impact fees.
Planning Fees
Planning-related application fees required for development in the Town of Colma fall into two categories: flat fees and deposit against actual costs. Flat fees are charged for processing applications through the Planning Department to develop property. Fees are due and payable upon making application and are non-refundable. Based upon an analysis of staff hours and comparison with other jurisdictions, the fees set forth do not exceed the estimated reasonable cost of providing the service. The Master Fee Schedule can be found on the Town’s website at:
https://www.colma.ca.gov/master-fee-schedule/.
The following table summarizes the flat fees applicable to development:
Table H-54: Planning Fees
Type of Permit Fee
Accessory Dwelling Unit $611
Address Assignment $267
Administrative Use Permit $1,833
Design Review, Minor $1,986
Landscape Plan Review $267
Sign Permit $500
Sign Review $300
Special Event $100-$500
Temporary Use Permit (Tier 1) $70
Temporary Use Permit (Tier 2) $500-$1000
Tree Removal Permit, Minor $1,833
Tree Removal Permit, Major $4,124
Use Permit, Home Occupation $50
Use Permit, Minor $7,255
Zoning Clearance for Retail Merchandising Unit $250
Zoning Letter $993
Deposit-based fees are required for processing major development applications through the Planning Department. The initial deposits shown below are due and payable upon filing an application and are based on the typical amount of staff time necessary to process similar applications. If additional staff time is necessary to adequately evaluate an application, additional deposits will be required. In accordance with the Colma ordinance that established the current Master Fee Schedule, the total amount of deposit-based fees shall not exceed three times the initial deposit, plus reimbursable costs. Any unused deposits are returned to the applicant after a decision on the application has been made by the City Council. Proposed
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amendments require the same fees as an initial application. The following summarizes the deposit-based fees associated with typical entitlement applications for all types of residential development:
Table H-55: Deposit Against Actual Cost – Land Use Development Processing Fees, Planning Services
Type of Permit Initial Deposit
Design Review, Major $7,102
General Plan Amendment $10,844
Lot Line Adjustment $8,416
Master Sign Program $7,255
Parcel Map $7,744
Planned Development Plan $6,949
Stormwater Review Deposit (Preliminary) $1,497
Subdivision Map $9,776
Use Permit, Major $7,225
Vacation or abandonment of Public Easement $6,644
Variance to Zoning Regulations $7,255
Zoning Reclassification $8,935
In addition to the above noted planning application fees, staff time associated with environmental review in accordance with CEQA (California Environmental Quality Act) review requires a separate deposit, which is due and payable at the time an application is submitted.
As noted above, additional deposits will be required if the amount of staff time to evaluate the proposal exceeds the amount of the initial deposit. Any unused deposits are returned to the applicant after a decision on the environmental document has been made by the City Council.
The total processing fee will not exceed the actual, reasonable cost of providing the service. In addition to the application and CEQA review fees, applicants are required to submit pass- through fees to the San Mateo County Clerk and California Department of Fish and Game, collected by the City after the environmental determination has been approved by the City Council. The following table summarizes the fees associated with environmental review of a proposed development (not specifically residential):
Table H-56: CEQA Review Fees for Land Use Development Projects – Deposit Against Actual Cost
Application Initial Deposit Pass-through Fees
Categorical Exemption $267 $50-Document handling fee
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(Mitigated) Negative Declaration
$8,019 is prepared by Staff;
otherwise 10% of the cost charged
by an outside consultant
$2,548.00 –CA Dept. Fish &
Game fee
$50- Document handling fee
Environmental Impact Report
Consultant cost plus a deposit of
10% of the cost charged by an
outside consultant
$3,539.25 –CA Dept. Fish &
Game fee
$50- Document handling fee
Environmental Document
pursuant to a Certified
Regulatory Program (CRP)
-
$1,203.25 –CA Dept. Fish &
Game fee
$50- Document handling fee
The Town of Colma’s Planning Department is partially funded by application fees and deposits, but the remaining cost of operating the department is subsidized by the Town’s General Fund. A cost of service fee study was conducted in 2018, resulting in an overall increase of planning and building fees. Residential planning and building fees are broadly required by all jurisdictions in San Mateo County. In Colma, such fees are noted here as affecting development, but are not viewed as a governmental constraint.
The following tables provide estimated planning, building and impact fees per unit for different types of residential units when compared to other jurisdictions within San Mateo County. The fees are based on the following prototypical projects:
Table H-57: Total Fees (includes entitlement, building permits, and impact fees) per Unit
City Single Family Small Multi-Unit Large Multi-Unit
Atherton $15,941 No Data No Data
Brisbane $24,940 $11,678 No Data
Burlingame $69,425 $30,345 $23,229
Colma $6,760 $36,950 $17,030
Daly City $24,202 $32,558 $12,271
East Palo Alto $104,241 No Data $28,699
Foster City $67,886 $47,179 $11,288
Half Moon Bay $52,569 $16,974 No Data
Hillsborough $71,092 No Data No Data
Millbrae $97,756 $6,824 $55,186
Pacifica $33,725 $40,151 No Data
Portola Valley $52,923 No Data No Data
Redwood City $20,795 $18,537 $62,696
San Bruno $58,209 $72,148 $39,412
San Mateo $99,003 $133,658 $44,907
South San Francisco $81,366 $76,156 $32,471
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Unincorporated San Mateo $36,429 $27,978 $10,012
Woodside $70,957 $82,764 No Data
Source: Baird + Driskell Fee Survey Summary
Colma’s fees are generally much less than those of other jurisdictions in the County for the single-family home prototype Generally, the fees collected by the Town are relatively low and are not considered an impediment to development.
Table H-58: Total Fees as a Percentage of Total Development Costs Single family
Small Multi-
Family
Large Multi-
Family
Atherton 0% No Data No Data
Brisbane 1% 1% No Data
Burlingame 3% 4% 3%
Colma 0% 4% 2%
Daly City 1% 4% 2%
East Palo Alto 4% No Data 4%
Foster City 3% 6% 2%
Half Moon Bay 2% 2% No Data
Hillsborough 3% No Data No Data
Millbrae 2% 8% 7%
Pacifica 1% 5% No Data
Portola Valley 1% No Data No Data
Redwood City 1% 2% 8%
San Bruno 2% 8% 5%
San Mateo 4% 14% 6%
South San Francisco 3% 9% 4%
Unincorporated San
Mateo 1% 3% 1%
Woodside 2% 9% No Data
Source: Baird + Driskell Fee Survey Summary
Building Fees
Colma, in accordance with the Government Code, enforces the latest edition of the California Building Code to ensure the health and safety of residents of newly constructed housing. The Town’s Building Department enforces the building code. Inspections and approvals are completed promptly and do not add unnecessary delays in the construction of new housing.
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Fees are assessed for these projects to offset plan check and inspection activities. From time to time, the Town adjusts fees to keep up with inflation. These fees are established in accordance with the Government Code.
Building permit fees for new construction and additions are determined in dollars per square foot based on the occupancy of the use, with the final determination for the occupancy made by the Building Official. Permit fees for alterations, reports, and interior changes (tenant improvements) are charged on a sliding scale that is based upon the valuation of the project.
The plan check fee is 65% of the permit fees.
Recycling Fees
In March 2004, the Colma City Council passed an ordinance to meet the goals of the California Integrated Waste Management Act of 1989. The ordinance requires that at least 65 percent of the waste tonnage from any demolition project, including concrete and asphalt, (or 15% where there is no concrete and/or asphalt) be recycled and/or reused, consistent with the Act. Prior to demolition and building permit issuance, applicants must comply with the Town’s Construction Debris and Demolition recycling ordinance and complete a “Recycling and Waste Calculation Form”. At the time of building permit issuance, the applicant posts a deposit, at a rate of $50 per ton for the percentage of recycled materials calculated. At the completion of the project, it is the contractor’s responsibility to demonstrate that they have properly recycled the correct amount of waste generated by submitting receipts, weight tags, or other records to the Colma’s building department for verification. If it is demonstrated that the construction debris recycling goals were met, the full amount of the deposit is refunded. If the amount recycled is less than the required amount, the Town of Colma retains the $50.00 for each ton not recycled and/or reused. Since waste diversion is broadly required of all jurisdictions under State law, it is noted here as affecting development, but is not viewed as a constraint.
Public Works Fees
There are also public works fees associated with property development. These fees are charged for processing documents necessary to implement a plan to develop a property. Fees are due and payable upon making application and are non-refundable. These fees are in addition to any other fees set forth in this schedule.
Typical public works fees include sewer connection fees, water meter and service connection fees and sidewalk and special encroachment permits, and the most prevalent associated with residential construction are summarized below.
Table H-59: Public Works Fees – Town of Colma
Type of Permit Fee
Grading Plan Check Fees
50-2,000 cu. yds $99.00 + $71.00 per 100 cu. yds.
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Grading Plan Checking > 2,000 cu. yds $1,490.00 + $75.00 per 100 cu. yds. (if > 2,000 cu. yds.)
Grading Permit, 50-2,000 cu. yds $596.00 + $36 per 100 cu. yds.
Grading Permit,>2,000 cu. yds $1,201.00 + $65.00 per 100 cu. yds. (if >2,000 cu. yds.)
Improvement Plan Check Fees
Contracts of </= $10,000 $397.00
Contracts between $10,000-$100,000 $429.00 + $5.00 per $1,000 of contract cost
Contracts between $100,000-$500,000 $894.00 + $8.00 per $1,000 of contract cost
Contracts > $500,000 $4,170.00 + $8.00 per $1,000 of
contract cost
Encroachment Permit, single residential lot driveway $230 Encroachment Permit, single residential lot utility cut by contractor in asphalt street or concrete sidewalk
$230.00
Encroachment Permit, single residential lot utility cut by contractor in an interlocking concrete paver surfaced street or sidewalk
$330.00
Encroachment Permit, fence and/or landscaping in right-of- way
$25.00
Parcel or Final Map Subdividing Property $3,972.00 for four lots + $199.00 per each additional lot + recording costs
School Fees
In 1987, Assembly Bill 2926 amended the California Government Code to authorize school districts to levy school impact fees on new residential, commercial, and industrial development.
There are five school districts that serve Colma: The Bayshore Elementary School District, Jefferson Elementary School District, Pacifica Elementary School District, Brisbane Elementary School District, and the South San Francisco Unified School District. There is one high school district, the Jefferson Union High School District. School fees are collected to offset costs of rehabilitation and maintenance of school buildings. Fees are collected on all new construction projects in Colma, ADUs over 750 square feet, and on residential remodels in Colma that add 500 square feet or more. Residential school development fees for the Bayshore, Jefferson and Pacifica Elementary School Districts and Jefferson Union High School District are $4.08 per square foot.
Parkland Dedication
The Colma City Council adopted Ordinance 641 in 2006 to require dedication of land and/or payment of a parkland dedication fee. The parkland dedication fee applies to projects in Colma that require approval of a tentative map or parcel map for residential uses by one or more dwelling units but exempts subdivisions containing fewer than 5 parcels and not used for
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residential purposes. This fee is determined by multiplying 0.003 acres per person in the dwelling unit (which is the same as three acres per 1,000 persons) times the total number of dwelling units in the development times the average number of persons per dwelling unit in the subdivision for which the approval of a map is being sought. The ordinance assumes that the average number of persons in a dwelling unit in the subdivision will be 3.07, which is the average occupancy Based on the 2020 Census and the 2020 American Community Survey 5 Year Estimates. In subdivisions over 50 lots, or, in the case of a condominium project, stock cooperative or community apartment project, if the subdivision contains more than fifty (50) dwelling units, the developer shall both dedicate land and pay a fee. The purpose of collecting these fees is to provide park and/or recreational land for use by the residents of Colma. The Colma Parkland Dedication Fee ordinance is based on California State enabling legislation, so it is applicable statewide. Therefore, it is not viewed as a constraint to development, as many communities in the area have adopted the same regulations.
Local governments typically assess many different types of residential development fees. These include planning fees, building permit and related fees, capital facilities fees and development impact fees. Residential planning and building fees are broadly required by all jurisdictions in San Mateo County. In Colma, such fees are noted here as affecting development, but are not viewed as a governmental constraint.
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HOUSING GOALS, POLICIES, AND PROGRAMS
This section describes this Housing Element’s policies and programs, and quantifies the objectives intended to guide housing development in Colma until the year 2031. Many of the following programs are carried over from the 2015 Housing Element.
KEY HOUSING CONSIDERATIONS
By the year 2030, nearly one out of four San Mateo County residents will be over the age of 65.
We must prepare for the aging baby boomer population by supporting healthy aging.
Communities can support healthy older adults by placing neighborhood services near housing to allow for an easy walk between destinations, and viable public transit. Housing options for seniors can include senior housing with a variety of levels of services provided, assisted living facilities (a growing trend), and aging in place. Universal design (a set of building and design standards that make it easy for someone of any age to occupy a housing unit) can assist with aging in place. Shared housing arrangements (i.e., renting a room in an existing home) can also help meet senior needs.
Preserving the existing housing stock in Colma is a high priority. Continued maintenance of the existing housing stock helps provide lower-cost housing and ensures high-quality neighborhoods. Housing activities that help achieve these goals include rehabilitation of single- and multi-family housing, and code enforcement. Through code enforcement, neighborhood, and home improvement programs, the Town maintains a safe and healthy condition of existing housing units.
Providing affordable housing is essential for a healthy and balanced community. In addition to a diverse mix of housing types, it is necessary to make housing available for residents of all income levels. Throughout the Bay Area, residents face increasing challenges in finding affordable housing due to high housing demand at all levels. High demand and short supply have driven property values to levels that have shut many families and individuals out of the ownership market as well affordable rental housing. Lower-income families in particular find it difficult to secure decent, safe housing. The Town of Colma works with both nonprofit and for- profit developers to assist in the production of affordable for-sale and rental housing when opportunities arise. Seeking funding from varied sources increases opportunities for the development of affordable housing. Meeting the housing needs of all residents of the community requires the identification of adequate sites for all types of housing. By capitalizing on the variety of options available through the General Plan and continuing to maintain an inventory of potential sites, the Town will ensure that adequate residentially zoned and mixed- use sites are available to facilitate the development of a variety of housing types.
Market and governmental factors pose constraints to the provision of adequate and affordable housing. These factors tend to disproportionately impact lower- and moderate-income
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households due to their limited resources for absorbing the costs. The Town of Colma is committed to removing governmental constraints that might hinder the production of housing.
To fully meet the community’s housing needs, the Town must ensure that housing is accessible to all residents, regardless of race, religion, family status, age, or physical disability.
HOUSING ELEMENT GOALS, POLICIES, PROGRAMS AND OBJECTIVES Colma’s long-term housing goal is to facilitate and encourage housing that fulfills the diverse needs of the community. The Housing Element identifies long-term housing goals and shorter- term policies to address the identified housing needs. The goals and policies are implemented through a series of housing programs. Programs identify specific actions the town will undertake toward putting each goal and policy into action.
The goals, policies, and programs build upon the identified housing needs in the community, constraints confronting the town, and resources available to address the housing needs. This Housing Element will guide Colma’s housing policy through the 2023-2031 planning period.
Colma’s housing goals, policies, and programs address the six major housing needs identified by State law:
• Maintain and preserve the existing affordable housing stock • Assist in the development of affordable housing
• Identify adequate sites to achieve a variety and diversity of housing • Remove constraints to housing development
• Promote equal housing opportunities
• Provide programs to meet other identified housing needs Colma takes a comprehensive approach to housing planning. Housing, land use, economic development, and transportation policies work together to address the total housing need in Colma.
Colma has established eight goals relating to housing. These goals include seven goals from the 2015 Housing Element and one new goal. Under each goal, policies related to that goal area are listed.
Goal A: Identify adequate sites, with appropriate zoning and development standards and services to accommodate Colma’s share of the regional housing needs for each income level.
Goal B: Assist in making available adequate housing to meet the needs of extremely low, very low-, low- and moderate-income households.
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Goal C: Address, and where possible, remove governmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities.
Goal D: Conserve and improve the condition of the existing housing stock.
Goal E: Preserve assisted housing developments at risk of conversion to market-rate.
Goal F: Promote equal housing opportunities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status or disability.
Goal G: Encourage sustainable residential development that is energy efficient and consistent with existing and future Town values and policies related to reducing greenhouse gas emissions.
Goal H: When opportunity sites are developed, require provision of public benefits with value proportional to the project's building square footage in excess of established development standards.
To reach the above identified housing goals, specific housing policies and programs have been identified. Table H-60, below, identifies each housing policy, the specific housing goals that the policies relate to, and the programs implementing the policies. Table H-61 identifies the quantified objectives for construction, rehabilitation, and conservation of housing in the Town of Colma.
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Table H-60: Town of Colma Goals, Polices, Programs and Objectives
Related Goal
Implementing Program
Timeframe
Tasks &
Responsibility
Quantified Objective
Policy 1: Encourage construction of single family detached homes at all income levels in the Sterling Park residential neighborhood.
Goal A: Identify
Adequate Sites
Goal B: Assist in
making affordable
units available
Program 1.1 Manufactured Housing Design
Standards.
California’s Factory Built Housing Law allows jurisdictions to regulate the design and aesthetics of manufactured
housing as long as the restrictions are similar to those applied to other residences of similar size.
Manufactured homes complying with and certified by state law must be permitted as single-family homes in residential neighborhoods. By drafting and adopting a design
ordinance for manufactured homes, Colma can ensure that the aesthetics of Sterling Park will not be adversely affected by manufactured homes.
In May of 2013 City Council adopted Ordinance No. 720,
allowing manufactured homes to be located in a single-
family residential zone, provided it is on a permanent
foundation, devoid of wheels or axles, and meets specified design standards, and establishing development standards applicable to manufactured homes.
Ongoing Planning Department
is responsible for
making developers
aware of this
provision.
Allows for construction of
single-family residences at
lower costs, thereby reducing
the cost of housing.
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Related Goal
Implementing Program
Timeframe
Tasks &
Responsibility
Quantified Objective
Goal A: Identify
Adequate Sites
Goal B: Assist in
making affordable
units available
Program 1.2 General Plan Consistency Review and
Annual Report.
Continue to conduct an annual Housing Element
implementation review consistent with Government Code
Section 65400. Provide an annual report on the Town’s
housing efforts to the City Council and ensure the annual report is available to the public.
Continue internal
consistency review
annually and make
report available to
the public.
Planning Department
is responsible for
General Plan and
Housing Element
review and
maintenance.
Increase awareness to
decision makers of annual
progress toward meeting
Housing Element Goals.
Policy 2: Encourage construction of second dwelling units where appropriate.
Goal A: Identify
Adequate Sites
Goal B: Assist in
making affordable
units available
Program 2.1 Second Unit Ordinance.
Pursuant to Colma’s Zoning Code, second dwelling units are permitted in the “R” Zone, in accordance with state law.
They are also permitted in the “C” zone with a Conditional Use Permit.
Second dwelling units are not permitted in the Sterling Park neighborhood, in order to comply with the maximum
density of the 13 units/acre density and to manage parking impacts.
Ongoing Planning Department
is
responsible for
providing
information to
prospective
developers in areas
where second units
are permitted.
To increase the number of
second dwelling units
To encourage the
development of second units
in areas of the town where
they are permitted or
conditionally permitted (C and
R zones).
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Goal C: Identify
Adequate Sites
Goal B: Assist in
making affordable
units available
Program 2.2 Accessory Dwelling Units.
Accessory dwelling units (ADUs) provide affordable housing opportunities for the elderly, household employees,
disabled persons, and low-income persons, as well as a
source of income for retired homeowners. The City's zoning regulations allows an ADU or JADU subject only to a
building permit under subsection 5.19.040(A) may be
created on a lot in a residential or mixed-use zone. In order to maximize ADU development, this program will
incorporate additional provisions beyond those required under State law including the following:
• Seek planning grants to reimburse ADU building
fees
• Conduct a survey of homeowner interest in ADUs
and JADU
• Develop ADU and JADU outreach materials
• Notify residents of ADU/JADU eligibility
The City will continue to facilitate ADU construction by providing information to interested homeowners and on the City website and will monitor the number and affordability of new ADUs. ADU production will be monitored on an
annual basis and if the City finds that ADUs are not being developed and made available at affordable rents to lower- income households at the rate anticipated, the City will implement additional incentives to more effectively promote development of affordable accessory units within six
months of the findings. In March 2017, the City adopted an Ordinance related to any proposed ADU or JADU that does not conform to the objective standards set forth in
Municipal Code Section 5.19 may be allowed by the City
with a Conditional Use Permit, in accordance with section
5.030.400 through 5.030.430.
Annual monitoring
throughout the
planning period.
Planning Department
is
responsible for
providing
information in areas
where ADUs are
permitted.
Facilitate additional ADU
development.
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Related Goal
Implementing Program
Timeframe
Tasks &
Responsibility
Quantified Objective
Policy 3: Provide incentives that encourage affordable high-density residential uses near major regional transportation facilities.
Goal A: Identify
Adequate Sites
Goal B: Assist in
making affordable
units available
Goal C: Remove
governmental
constraints
Program 3.1 Planned Development Districts and
Mixed Use.
Pursuant to the Colma Zoning Ordinance, parcels zoned as “Planned Development (PD)” permit a mix of uses,
including both residential and commercial. Higher density, multi-unit residential developments are permitted in PD zones.
PD districts may be established in any R or C zone upon application of a property owner or owners, or upon the
initiative of the City Council.
Ongoing Planning Department is
responsible for the review
of planned development
applications.
City Council is responsible
for the adoption of
planned
development rezones.
To optimize the use of
developable land to maximize
the General Plan density of
each developable site.
To allow for the
implementation of Density
Bonus provisions when
appropriate.
Goal B: Assist in
making affordable
units available
Program 3.2 Density Bonus Provisions for Affordable
Housing.
In December of 2005, the Town adopted a Density Bonus
Ordinance that provides for the granting of concessions and an increase in density for qualifying residential projects, consistent with State Law.
Ongoing Planning Department is
responsible for making
developers aware of
density bonus provisions.
To increase the supply of
housing units through the use
of density bonus provisions.
Goal B: Assist in
making affordable
units available
Program 3.3 High-Density Housing Near Colma and
South San Francisco BART Stations.
Pursuant to the Colma General Plan, a residential density policy applicable to property fronting on El Camino Real between B, C and D Streets encourages high density
residential facilities in the vicinity of the Colma and South San Francisco BART Stations.
Ongoing
provision of
information to
prospective
property
buyers
Planning Department is
responsible for processing
development applications
City Council is responsible
for approving new
developments.
To facilitate the development
of housing units and
affordable housing units in
proximity to the BART station.
H-83
Related Goal
Implementing Program
Timeframe
Tasks &
Responsibility
Quantified Objective
At the Colma BART Station, policies suggest that rooflines exhibit a pitched roof treatment, and that the east facade of all structures not exceed the equivalent of two stories above properties in the adjacent R-S Zoning District.
Goal A: Identify
Adequate Sites
Goal B: Assist in
making affordable
units available
Goal C: Remove
governmental
constraints
Program 3.4 Planner Responsibility to Promote
Affordable Housing and Mixed-Use.
At the time first contact is made with Town staff,
developers are alerted by the City Planner of the Town’s desire to provide a wide range of housing, including units affordable to lower income households. The Planner
informs prospective developers of the numerous
alternatives for financing the construction of affordable housing units, including available incentives such as density bonuses, and provides them with a list of vacant and
underutilized properties in Colma. Provide development
community with HCD “Financial Assistance Program
Directory”.
Ongoing
implementation
of existing
program.
Planning Department is
responsible for ongoing
management of the
existing program.
City Council is responsible
for approving new
developments.
To assist in the development
of affordable units.
Goal A: Identify
Adequate Sites
Goal B: Assist in
making affordable
units available
Goal C: Remove
governmental
constraints
Program 3.5 Planned Development Zoning
Provisions for Single Family Attached Development.
The Town’s Planned Development Ordinance provides for
residential development proposals that would not be
possible under the available conventional zoning.
Establishing a PD or ‘Planned Development’ allows for site- specific constraints to be taken into account when setting the regulations for development, such as design, setback, and parking standards. By allowing for PDs in the Zoning Code, the Zoning Code becomes more flexible
and accommodating of residential proposals that can
respond to site specific conditions.
Ongoing
enforcement of
existing
ordinance
and standards.
Planning Department is
responsible for ongoing
enforcement of municipal
zoning code.
To optimize the use of
developable land to maximize
the General Plan density of
each developable site.
To allow for the
implementation of Density
Bonus provisions when
appropriate.
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Related Goal
Implementing Program
Timeframe
Tasks &
Responsibility
Quantified Objective
Goal A: Identify
Adequate Sites
Goal B: Assist in
making affordable
units available
Goal C: Remove
governmental
constraints
Program 3.6 Ensure No Net Loss of Required Units.
For each of the three sites identified to accommodate
housing for lower income households approved for
development at a realistic capacity lower than that
identified in the Housing Element, the Town shall identify a site with available infrastructure, without site constraints that would impair achieving maximum densities, and
rezone the identified site with a maximum density of 30 units per acre. The rezoned site shall be of sufficient size to accommodate the equivalent realistic capacity of the
underdeveloped site so that there is no net loss of capacity in zoning for lower income households.
In May of 2013, the Town added to the Colma Municipal
Code the provision that there be no net loss of housing at designated housing sites, pursuant to Govt. Code Section 65863.
Ongoing
provision of
information to
developers and
enforcement of
the no net loss
provision.
Planning Department is
responsible for
determining realistic
capacity and ensuring
adequate sites for
required units.
To assure that all units
identified in the Housing
Element will be built on
designated sites or alternative
sites.
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Related Goal
Implementing Program
Timeframe
Tasks &
Responsibility
Quantified Objective
Goal B: Assist in
making affordable
units available
Program 3.7 Inclusionary Housing.
In December 2005, the Town adopted an Inclusionary
Housing Ordinance amending the Colma Municipal Code.
The Ordinance requires developments of 5 or more units
including 20% inclusionary affordable units or pay an in- lieu fee to the Colma Housing Trust Fund.
The Town participated in a countywide nexus study to
consider appropriate affordable housing impact fees,
commercial linkage fees, and determine a nexus for an
affordable housing requirement that is fair and equitable.
The results of this study were published in September
2015.
In September 2016, the City adopted an Ordinance
amending Colma Municipal Code Section 5.12 related to
Inclusionary and Affordable Housing.
Ongoing Planning Department is
responsible for evaluating
and presenting to the City
Council options on how to
implement the Nexus
Study.
To create new affordable
housing units both for rent
and for sale.
Goal H: Provision of
public benefits
Program 3.8 Development Agreement.
Require a development agreement for the development of
opportunity sites. The agreement will specify the public benefits that will be provided in exchange for the requested higher intensity or density. The Town will negotiate the terms of the Development Agreement including the period during which the entitlement will be available to the
developer and public benefits that will be provided by the developer.
Ongoing Planning Department is
responsible for
determining realistic
intensity or density.
To assure that opportunity
sites would require a
development agreement that
would specify the public
benefits that will be provided
in exchange for the requested
higher intensity or density.
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Related Goal
Implementing Program
Timeframe
Tasks &
Responsibility
Quantified Objective
Goal H: Provision of
public benefits
Program 3.9 Funding District.
For residential and office development on opportunity sites, consider the creation of a funding district or other funding mechanism to assure that the project will pay for Town
services required to support and maintain the project in perpetuity.
Ongoing Planning Department is
responsible for
determining a funding
district or other funding
mechanism.
To ensure that opportunity
sites would pay for Town
services required to support
and maintain a project in
perpetuity.
Policy 4: Provide Housing accessible to persons with special needs, including seniors, persons with disabilities, and homeless persons.
Goal C: Remove
governmental
constraints
Goal F: Equal
Opportunity for
Housing
Program 4.1 Reasonable Accommodations
Ordinance Public Information, Ordinance
Amendment and Monitoring
In January 2007, the Town adopted an ordinance
amending the Colma municipal code to provide a procedure by which persons with disabilities can request reasonable accommodation in seeking equal access to housing. The
procedure includes an application form, establishes review authority, requires public noticing and requires findings.
In March 2015, the Town amended its Reasonable
Accommodation Ordinance to remove provisions that are
not in compliance with fair housing laws. The Town will continue to provide public information in order to continue to allow for reasonable accommodation for persons with
special needs. The Town will regularly monitor the
implementation of the Town’s codes, policies, and
procedures to ensure that they comply with the
“reasonable accommodation” for disabled provisions and all fair housing laws.
Ongoing.
The Planning
Department is
responsible for
amending and
providing information
about the municipal
zoning code and
monitoring the
implementation of the
Town’s codes,
policies, and
procedures to ensure
that they comply with
the “reasonable
accommodation” for
disabled provisions
and all fair housing
laws.
To ensure that reasonable
accommodation is made for
individuals to have equal
access to housing.
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Related Goal
Implementing Program
Timeframe
Tasks &
Responsibility
Quantified Objective
Goal E: Preserve
assisted housing
developments at-risk
of conversion to
market- rate.
Goal F: Equal
Opportunity for
Housing
Program 4.2 Senior Housing.
Through this program the Town maintains and manages
Creekside Villas, an 18-unit Senior Housing Complex on El Camino Real. The current rental structure is designed to provide subsidized and affordable units to low-income
seniors.
Ongoing Town of Colma
Administration and
the Department of
Public Works
responsible for
maintenance/manage
ment of the facility.
To maintain affordable
housing for seniors within the
community.
Goal F: Equal
Opportunity for
Housing
Program 4.3 Emergency Shelters.
California Government Code Section 65583(a) (4) requires Colma to assess the need for emergency homeless shelters and zones to permit these shelters by right and without environmental review.
In May of 2013, the Town of Colma amended its Municipal Code to implement Government Code Section 65583(a)
94). The amendment allows for the construction of an
emergency homeless shelter within the Commercial (C)
district.
Ongoing Planning Department
responsible for
advising a potential
developer of an
emergency shelter of
the zoning provisions.
Building Department
responsible for
processing building
permits.
Allowance for an emergency
shelter.
Goal F: Equal
Opportunity for
Housing
Program 4.4 Inform local developers of
opportunities to provide transitional and supportive
housing.
Provide information regarding the Town’s transitional and supportive housing opportunities to local developers
through counter handouts and interactions, and on the
Town’s website.
Ongoing Planning Department. Allowance for transitional and supportive housing.
H-88
Related Goal
Implementing Program
Timeframe
Tasks &
Responsibility
Quantified Objective
Goal F: Equal
Opportunity for
Housing
Program 4.5 Transitional and supportive housing is
considered a residential use of the property, subject
only to those restrictions that apply to other
residential dwellings of the same type in the same
zone.
In May of 2013, the Town of Colma amended its Municipal Code to allow transitional and supportive housing as a
residential use of property of the same type and in the same zone, with no restriction on the number of units
within the Commercial/Multi-family zone.
Ongoing Planning Department
to inform those that
make inquiries to the
Planning Department
of the provisions.
Allowance for transitional and
supportive housing in
residential zones.
Goal F: Equal
Opportunity for
Housing
Program 4.6. Reach out to local service providers of
special needs groups to assist in the identification
and analysis of constraints to the provision of
housing for persons with disabilities.
Identify unmet needs and – to the degree possible –
overcome any constraints, including lack of capacity and available resources.
Development of
program and
ongoing
implementation.
Planning Department To ensure that equal access
and opportunities are
provided to persons with
disabilities for housing.
Policy 5: Assist citizens in locating and retaining affordable housing and promote equal housing opportunity and fair housing .
Goal B: Assist in
making affordable
units available
Goal F: Equal
Opportunity for
Housing
Program 5.1 Knowledgeable Housing Referral.
The Colma Planning Department currently retains a listing of major agencies and organizations active in housing
related services in nearby cities and a listing of relevant regional, state, and federal offices providing project funding and individual assistance. In particular, persons requesting information or assistance relative to fair housing
discrimination complaints shall be referred to the County Community Services Department and provided with State
and Federal printed information concerning Fair Housing Ongoing
implementation of
existing program.
Planning Department
is responsible for the
ongoing management
of the existing
program.
To ensure that referrals can
be made to provide equal
access to housing.
H-89
Related Goal
Implementing Program
Timeframe
Tasks &
Responsibility
Quantified Objective
Law and rights. Local fair housing policies are posted for public review at the Town Hall, Colma Community Center, and Creekside Villas, the Town’s Senior Housing Complex.
Goal E: Preserve
assisted housing
developments at-risk
of conversion to
market- rate.
Goal F: Equal
Opportunity for
Housing
Program 5.2 Human Investment Project (HIP)
Support.
The Town supports the Human Investment Project (HIP),
which provides affordable housing opportunities to
residents of San Mateo County such as a Home Sharing
Program for the elderly and roommate referral. Information about HIP is periodically printed in the Town’s monthly newsletter.
Ongoing
implementation of
existing program.
Planning Department
is responsible for the
ongoing management
of the existing
program.
City Council is
responsible for the
approval of any
monetary support.
Supports better utilization of
existing housing stock and
provides affordable housing.
It also supports better
maintenance of existing
housing stock.
Goal B: Assist in
making affordable
units available
Goal F: Equal
Opportunity for
Housing
Program 5.3 Section 8 Rental Assistance.
Through this program, the Town actively encourages very- low-income households to apply to the San Mateo Housing Authority for rent subsidies. Information on application dates and contacts will be disbursed to the community by the Colma Planning Department, in addition to the Housing Authority’s local advertisement. The Town’s existing
newsletter, mailed to all households, is also utilized to distribute information, as is the Town’s website.
Ongoing
implementation of
existing program.
Planning Department
is responsible for the
ongoing management
of the existing
program.
To ensure that information is
provided to qualified
applicants to provide equal
access to housing.
H-90
Related Goal
Implementing Program
Timeframe
Tasks &
Responsibility
Quantified Objective
Goal D: Conserve and
improve the condition
of the existing
housing stock.
Goal E: Preserve
assisted housing
developments.
Program 5.4 Housing Recordkeeping.
Through this program a master list of total housing units and the estimated population is maintained by the City
Planner and updated annually using building records.
Ongoing
implementation of
existing program.
Planning Department
is responsible for the
ongoing management
of the existing
program.
To conserve and improve the
condition of the existing
housing stock.
Goal B: Assist in
making affordable
units available
Goal E: Preserve
assisted housing
developments.
Goal F: Equal
Opportunity for
Housing
Program 5.5 Address needs of Extremely Low-
Income Households.
To address the housing needs of extremely low-income,
very low-, low-, low- and moderate-income households, the Town will identify and meet with property owners and
nonprofit builders annually who specialize in building
housing for extremely low- income households including
those with special needs and veterans. This effort is
designed to build a long-term partnership in development, assist potential developers in gaining access to specialized funding sources, identify the range of local resources and assistance needed to facilitate the development of housing for extremely low-income households, and to promote a
variety of housing types, including higher density, multi- family, and shared housing.
Ongoing. Meetings
with property
owners and non-
profit developers on
an annual basis.
Planning
Department Staff
participated in
several panel
discussions and
interacted with
developers and
housing advocates
as part of the 21
Elements process
to prepare this
Housing Element.
Planning Department
will lead the outreach
and information
dispersal efforts.
To assist developers and
property owners in making
affordable units available,
which, in turn, provides equal
housing opportunities.
Policy 6: Recommended and promote energy conservation in existing and new housing.
H-91
Related Goal
Implementing Program
Timeframe
Tasks &
Responsibility
Quantified Objective
Goal G: Sustainable
residential
development
Program 6.1 Greenbuilding Regulations for
Residential Uses.
Colma Planning Department will study the appropriateness and effectiveness of adopting green building and green
landscaping ordinances, as part of a Town effort to address global climate change and energy conservation. The study will include consideration of energy efficient design, use of renewable resources in building and interior design
materials, and the incorporation of solar and wind energy infrastructure.
Current State
Building Codes
require higher
energy efficiency.
After there is a
better
understanding of
the new code
requirements, the
town will study the
appropriateness,
effectiveness and
feasibility of
adopting
greenbuilding and
green landscaping
ordinances.
The Planning
Department and
Building Department
are responsible for
implementing the
Climate Action Plan
and reviewing code
requirements. City
Council is responsible
for the approval of
code amendments.
To create new and sustainable
residential development
To retrofit existing structures
to increase efficiency and
reduce energy use and cost.
Goal G: Sustainable
residential
development
Program 6.2 Encourage use of cool roofing systems
and other energy conservation measures to reduce a
building’s energy usage.
The Town will provide information to the public on
programs to assist in the provision of energy efficiency measures during new construction or as a residential
retrofit.
Ongoing. Planning and Building
Departments.
To create new and sustainable
residential development.
To retrofit existing structures
to increase efficiency and
reduce energy use and cost.
Policy 7: Promote the conservation and improvement of the condition of existing housing stock and encourage remodeling and expansion efforts by homeowners.
H-92
Related Goal
Implementing Program
Timeframe
Tasks &
Responsibility
Quantified Objective
Goal D: Conserve and
improve the condition
of the existing
housing stock.
Goal E: Preserve
assisted housing
developments at-risk
of conversion to
market- rate.
Program 7.1 “Rebuilding Together Peninsula”
Participation.
The Town will continue participation in Rebuilding Together Peninsula as opportunities arise. Rebuilding Together
Peninsula is a program organized by the Mid-Peninsula
Housing Coalition.
Through this program, Colma citizens and employees
volunteer to rehabilitate a residence in the area, so their neighbors can live in warmth, safety and independence.
Ongoing
participation in
existing program.
All Town staff and
residents responsible
for participation.
To conserve and improve the
condition of the existing
housing stock.
Goal D: Conserve and
improve the condition
of the existing
housing stock.
Program 7.2 Neighborhood Improvement (Code
Enforcement).
Continue neighborhood improvement efforts through an
active code enforcement program and provide staff as
needed to improve residential areas. Consider revision of the Municipal Code section to allow administrative citation authority and to levy fees, civil penalties and continue to use civil and criminal litigation
to bring about compliance.
Completed.
Ordinance adopted
September 12,
2012. Ongoing
code enforcement
program.
Planning Department,
with assistance from
the Building Official
and City Attorney’s
office.
To conserve and improve the
condition of the existing
housing stock.
Goal D: Conserve and
improve the condition
of the existing
housing stock.
Program 7.3 Nuisance Abatement and Property
Maintenance process to Improve Individual
Properties and Neighborhood Pride.
The Town will continue its active pursuance of compliance by property owners on laws related to property
maintenance permit conditions and construction and zoning codes in order to correct
conditions of visual blight and to protect property values.
Ongoing
enforcement of
existing ordinance
and standards.
Planning Department
is responsible for
ongoing enforcement
of the municipal
zoning code.
To conserve and improve the
condition of the existing
housing stock.
H-93
Related Goal
Implementing Program
Timeframe
Tasks &
Responsibility
Quantified Objective
Goal D: Conserve and
improve the condition
of the existing
housing stock.
Program 7.4 Organize Community Clean Up Days.
Town will organize community clean up days, to promote
rehabilitation, renovation and home care. Programs may
include waste hauling programs, Town provided painting
and other
renovation supplies, and possibly organize volunteers.
Ongoing – the
Town organizes
community clean-
up days on an
annual basis.
Planning and
Recreation
departments
responsible for
program.
City Council is
responsible for
adopting program.
To conserve and improve the
condition of the existing
housing stock.
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QUANTIFIED OBJECTIVES
Table H-61 summarizes quantified objectives for the construction, rehabilitation and conservation of housing in the Town of Colma for this Housing Element.
Table H-61: Quantified Objectives 2023-2031
Income Category
RHNA
New
Construction
Rehabilitation
Conservation/
Preservation
Total1
Extremely Low (Less than
30% of AMI)2
0 0
0 0
0 Very Low (30-50% of AMI) 44 53 0 0 0
Low (50-80% of AMI) 25 30 0 0 0
Moderate (80-120% of AMI) 37 44 0 0 0
Above Moderate (Greater
than 120% of AMI)
96 128
0 0
0 Total 202 255 0 0 255
Notes:
1Totals in each category are estimated based on site inventory, income category of existing units to be conserved and past performance in rehabilitation.
2The “extremely low income” category is not formally included in the RHNA. However, cities are charged with addressing the housing needs of this population in the Housing Element. The extremely low income totals are based on an estimated average of 50 percent of all very low income households, per HCD direction.
H-95
EVALUATION OF THE PRIOR 2015 HOUSING ELEMENT
State housing element law requires communities to assess their achievements under adopted housing programs as part of the update of an existing housing element. These results should be quantified where possible (e.g., rehabilitation results), but may be qualitative where necessary (e.g., mitigation of governmental constraints). Past accomplishments are compared with what was projected or planned as part of the earlier housing element. Where significant shortfalls exist between what was planned and what was achieved, the reasons for such differences must be discussed.
The 2015 Housing Element identified a number of programs designed to facilitate affordable housing and quantified the number of units to be achieved through the various programs. An evaluation of the housing programs included in the 2009 Housing Element ultimately informed the policies and programs of the 2015 Housing Element, as several successful programs were carried over to this Housing Element, and some less successful programs were modified.
EFFECTIVENESS OF PREVIOUS HOUSING ELEMENTS
The previous Housing Elements have been effective in maintaining, improving and increasing the supply of new housing.
The 2015 Housing Element called for 59 new units. Town records show that 75 new units were built under the 2015 Housing Element, exceeding the goal of 59 units. Therefore, the 2015 Housing Element was highly effective in meeting its RHNA allocation. This success was due to a successful identification of housing sites in the Housing Element and policies favorable to housing development.
The main factor that allowed the Town to reach its goal was the development of the Veterans Village, a 66-unit affordable housing community for veterans.
Colma is in compliance with Assembly Bill 1233, which requires that necessary rezoning identified by the previous Housing Element be adopted within a specific time frame.
APPROPRIATENESS OF THE 2015 HOUSING ELEMENT POLICIES AND
PROGRAMS
Many of the policies and programs of the 2015 Housing Element were deemed to remain appropriate and have been carried over to the 2023 Housing Element. The 2015 Housing Element contains a series of Implementation Programs. Table H-62 provides a program-by- program review considering progress to date in implementation of these program actions, and the continued appropriateness of identified programs. The results of this analysis form the basis
H-96
for developing the comprehensive housing program strategy presented in the General Plan Housing Element.
H-97
HOUSING ELEMENT PROGRAM EVALUATION (2015-2023)
Table H-62: Town of Colma Previous Housing Element Accomplishments Program Program Objective Accomplishments Effectiveness and Appropriateness
Policy 1: Encourage construction of single family detached homes at all income levels in the Sterling Park residential neighb orhood.
Program 1.1 Manufactured Housing
Design Standards.
Timing: Ongoing
Responsibility: Planning Department
Allows for construction of
single-family residences at
lower costs, thereby
reducing the cost of
housing.
In May of 2013 City Council adopted
Ordinance No. 720, allowing
manufactured homes to be located in a
single-family residential zone, provided
it is on a permanent foundation,
devoid of wheels or axles, and meets
specified design standards, and
establishing development standards
applicable to manufactured homes.
Since adoption of this ordinance in 2013,
no requests have been made to
construct a manufactured home. This
program is continued in the 2023
Housing Element
Program 1.2 General Plan
Consistency Review and Annual
Report.
Continue to conduct an annual Housing
Element implementation review consistent
with Government Code Section 65400.
Timing: Ongoing
Responsibility: Planning Department
Increase awareness to
decision makers of annual
progress toward meeting
Housing Element Goals.
Continue internal consistency review
annually and make reports available to
the public.
This program is continued in the 2023
Housing Element
Policy 2: Encourage construction of second dwelling units where appropriate.
H-98
Program Program Objective Accomplishments Effectiveness and Appropriateness
Program 2.1 Second Unit Ordinance.
Pursuant to Colma’s Zoning Code, second
dwelling units are permitted in the “R”
Zone, in accordance with state law.
Second dwelling units are not permitted in
the Sterling Park neighborhood, in order to
comply with the maximum density of the
13 units/acre density and to manage
parking impacts.
Timing: Ongoing
Responsibility: Planning Department
To increase the number of
second dwelling units; and
to encourage the
development of second
units in areas of the town
where they are permitted
or conditionally permitted
(C and R zones).
Accessory Dwelling Unit (ADU)
Ordinance adopted in 2017. The
ordinance was amended in 2020 to
comply with new state housing laws.
No new second units were constructed
under the 2015 Housing Element. This
program is effective and will continue in
the 2023 Housing Element.
Policy 3: Provide incentives that encourage affordable high-density residential uses near major regional transportation facilities.
Program 3.1 Planned Development
Districts and Mixed Use.
Pursuant to the Colma Zoning Ordinance,
parcels zoned as “Planned Development
(PD)” permit a mix of uses, including both
residential and commercial. Higher
density, multi-unit residential
developments are permitted in PD zones.
PD districts may be established in any R or
C zone upon application of a property
owner or owners, or upon the initiative of
the City Council.
Timing: Ongoing
Responsibility: Planning Department
To optimize the use of
developable land to
maximize the General Plan
density of each
developable site; and to
allow for implementation
of Density Bonus
provisions when
appropriate.
The Planned Development District
process is an effective tool in allowing
for design flexibility for maximizing unit
output. No new Residential Planned
Developments were constructed under
the 2015 Housing Element.
This program is effective and will
continue in the 2023 Housing Element.
H-99
Program Program Objective Accomplishments Effectiveness and Appropriateness
Program 3.2 Density Bonus and
Inclusionary Housing Provisions
Timing: Ongoing
Responsibility: Planning Department
To increase the supply of
housing units through the
use of density bonus
provisions.
Evaluation to be completed within one
year of Housing Element adoption.
Town participating with other
jurisdictions in San Mateo County to
prepare a joint Nexus study to support
existing ordinance.
This program is continued in the 2023
Housing Element.
Program 3.3 High-Density Housing
Near Colma and South San Francisco
BART Stations.
Timing: Ongoing
Responsibility: Planning Department
To facilitate the
development of housing
units and affordable
housing units in proximity
to the BART station.
The Town continues to encourage
development near the BART Stations.
Due to the recession, no units were
built.
No new units were built under the 2015
Housing Element as a result of the
economy.
This program is continued in the 2023
Housing Element.
Program 3.4 Planner Responsibility
to Promote Affordable Housing and
Mixed-Use.
Timing: Ongoing
Responsibility: Planning Department
To assist in the
development of affordable
units.
Ongoing implementation of existing
program.
Routine meetings and inquiries with
property owners, citizens and developers
as they request information about
various properties.
This program is continued in the 2023
Housing Element.
H-100
Program Program Objective Accomplishments Effectiveness and Appropriateness
Program 3.5 Planned Development
Zoning Provisions for Larger Lot
Development.
Timing: Ongoing
Responsibility: Planning Department
The Town’s Planned Development
Ordinance provides for residential
development proposals that would not be
possible under the available conventional
zoning. Establishing a PD or ‘Planned
Development’ allows for site-specific
constraints to be taken into account when
setting the regulations for development,
such as design, setback, and parking
standards.
To optimize the use of
developable land to
maximize the General Plan
density of each
developable site; and to
allow for implementation
of Density Bonus
provisions when
appropriate.
None. The Town of Colma only has
smaller development sites which are
planned to be developed with higher
density housing. No opportunities for
Planned Development zoning have
been presented.
No new units were constructed under the
2015 Housing Element.
This program is continued in the 2023
Housing Element.
Program 3.6 Ensure No Net Loss of
Required Units.
Timing: Ongoing
Responsibility: Planning Department
To ensure that all units
identified in the Housing
Element will be built on
designated sites or
alternative sites.
Completed. In May of 2013 City
Council adopted Ordinance No. 720,
prohibiting the density of any multi-
family residential site identified in the
2009 Housing Element from being
reduced unless (1) the reduction is
consistent with the General Plan and
(2) the remaining sites are adequate to
meet the Town’s allocation of the
regional housing needs (RHNA).
No new units were built under the 2009
Housing Element as a result of the
economy, so this program scenario has
not presented itself.
This program is effective and continued
in the 2015 Housing Element.
H-101
Program Program Objective Accomplishments Effectiveness and Appropriateness
Program 3.7 Inclusionary Housing.
Timing: Ongoing
Responsibility: Planning Department
To create new affordable
housing units both for
rent and for sale.
Nexus Study and Housing Impact Fees
adopted 2016.
This program is modified in the 2023
Housing Element.
Policy 4: Provide Housing accessible to persons with special needs, including seniors, persons with disabilities, and homeless persons.
Program 4.1 Reasonable
Accommodations Ordinance
Enforcement.
Timing: Ongoing
Responsibility: Planning Department
To ensure that reasonable
accommodation is made
for individuals to have
equal access to housing.
No requests for reasonable
accommodation were made during the
2015 Housing Element period.
No requests for reasonable
accommodation have been made during
the reporting period. In January 2007,
the Town adopted an ordinance
amending the Colma municipal code
which outlines the reasonable
accommodation process.
This program is modified in the 2023
Housing Element.
Program 4.2 Senior Housing.
Timing: Ongoing
Responsibility: Planning Department
To maintain affordable
housing for seniors within
the community.
Completed and ongoing. Through this program the Town
maintains and manages Creekside Villas,
an 18-unit Senior Housing Complex on El
Camino Real. The current rental
structure is designed to provide
subsidized and affordable units to low-
income seniors.
This program is effective and will
continue in the 2023 Housing Element.
H-102
Program Program Objective Accomplishments Effectiveness and Appropriateness
Program 4.3 Emergency Shelters.
Timing: Ongoing
Responsibility: Planning Department
Allowance for an
emergency shelter.
Completed. In May of 2013 City
Council adopted Ordinance No. 720,
allowing emergency shelters on all
properties zoned for commercial use,
without a conditional use permit or
other discretionary permit, and
establishing development standards
applicable to emergency shelters (An
emergency shelter is housing with
minimal supportive services for
homeless persons that is limited to
occupancy of six months or less).
No requests for an emergency shelter
have been made during the 2015
Housing Element period.
This program is effective and will
continue in the 2023 Housing Element.
Program 4.4 Inform local developers
of opportunities to provide
transitional and supportive housing.
Timing: Ongoing
Responsibility: Planning Department
Allowance for transitional
and supportive housing.
Ongoing. Information provided at time
of counter interaction.
This program is effective and will
continue in the 2023 Housing Element.
Program 4.5 Amend the Zoning Code
within one year of adoption of the
Colma Housing Element to clarify
that transitional and supportive
housing is considered a residential
use of the property, subject only to
those restrictions that apply to other
residential dwellings of the same
type in the same zone.
Timing: Ongoing
Responsibility: Planning Department
Allowance for transitional
and supportive housing in
residential zones.
Completed. In May of 2013 City
Council adopted Ordinance No. 720,
allowing transitional and supportive
housing on all properties zoned for
residential or commercial use
(Transitional housing is rental housing
for a set period of time of at least six
months and Supportive housing means
rental housing with no limit on length
of stay, which is linked to certain
support services), and establishing
This program is proposed to be modified
in the 2023 Housing Element to note that
the Town has amended its zoning to
clarify that the supportive housing is
considered a residential use of property.
H-103
Program Program Objective Accomplishments Effectiveness and Appropriateness
development standards applicable to
both.
Program 4.6. Reach out to local
service providers of special needs
groups to assist in the identification
and analysis of constraints to the
provision of housing for persons with
disabilities.
Timing: Ongoing
Responsibility: Planning Department
To assure that equal
access and opportunities
are provided to persons
with disabilities for
housing.
During the preparation process of the
2015 Housing Element, the 21
Elements team facilitated a series of
panel discussions to solicit input from
stakeholders throughout the county on
housing issues. Three meetings were
held, with focused stakeholder
participants, including housing
developers, housing advocates and
funding providers, and special needs
service providers.
This program is effective and continued
in the 2023 Housing Element.
Policy 5: Assist citizens in locating and retaining affordable housing and promote equal housing opportunity and fair housing .
Program 5.1 Knowledgeable Housing
Referral. Timing: Ongoing
Responsibility: Planning Department
To ensure that referrals
can be made to provide
equal access to housing.
Information and referrals made during
the reporting period to individuals
calling or coming into planning
department offices. The Colma
Planning Department currently retains
a listing of major agencies and
organizations active in housing related
services in nearby cities and a listing of
relevant regional, state and federal
offices providing project funding and
individual assistance.
This program is effective and will
continue in the 2023 Housing Element.
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Program Program Objective Accomplishments Effectiveness and Appropriateness
Program 5.2 Human Investment
Project (HIP) Support.
Timing: Ongoing
Responsibility: Planning Department
Supports better utilization
of existing housing stock
and provides affordable
housing. It also supports
better maintenance of
existing housing stock.
The Town supports the Human
Investment Project (HIP), which
provides affordable housing
opportunities to residents of San Mateo
County such as a Home Sharing
Program for the elderly and roommate
referral. Information about HIP is
periodically printed in the Town’s
monthly newsletter.
This program is effective and will
continue in the 2023 Housing Element.
Program 5.3 Section 8 Rental
Assistance.
Timing: Ongoing
Responsibility: Planning Department
To ensure that
information is provided to
qualified applicants to
provide equal access to
housing.
Information is disbursed to the
community by the Colma Planning
Department. Through this program,
the Town actively encourages very-
low-income households to apply to the
San Mateo Housing Authority for rent
subsidies.
This program is effective and will
continue in the 2023 Housing Element.
Program 5.4 Housing Recordkeeping.
Timing: Ongoing
Responsibility: Planning Department
To conserve and improve
the condition of the
existing housing stock.
Through this program a master list of
total housing units and the estimated
population is maintained by the City
Planner and updated annually using
building records.
This program is effective and will
continue in the 2023 Housing Element.
Program 5.5 Address needs of
Extremely Low- Income Households.
Timing: Ongoing
Responsibility: Planning Department
To assist developers and
property owners in
making affordable units
available, which, in turn,
provides equal housing
opportunities.
San Mateo County and 21 Elements
organized a affordable housing
developer panel in December 2013
that was attended by Colma Staff.
This program is effective and will
continue in the 2023 Housing Element.
Policy 6: Recommended and promote energy conservation in existing and new housing.
H-105
Program Program Objective Accomplishments Effectiveness and Appropriateness
Program 6.1 Greenbuilding
Regulations for Residential Uses.
Timing: Ongoing
Responsibility: Planning Department,
Sustainability Team, Building Department
To create new and
sustainable residential
development
To retrofit existing
structures to increase
efficiency and reduce
energy use and cost.
The Town has currently enforced the
2013 state building codes which
provide for a high level of efficiency. In
addition, the Town is working with
PG&E to support their “energy by
design” review of building permit plans
and rebate program. The Colma
Planning Department will continue to
evaluate the appropriateness and
effectiveness of adopting green
building and green landscaping
ordinances that have greater energy
efficiency standards, as part of a Town
effort to address global climate change
and energy conservation.
This program is effective and will
continue in the 2023 Housing Element.
Program 6.2 Encourage use of cool
roofing systems and other energy
conservation measures to reduce a
building’s energy usage.
Timing: Ongoing
Responsibility: Planning Department,
Sustainability Team, Building Department
To create new and
sustainable residential
development
To retrofit existing
structures to increase
efficiency and reduce
energy use and cost.
The Town has provided information to
the public on programs to assist in the
provision of energy efficiency
measures during new construction or
as a residential retrofit.
This program is effective and will
continue in the 2023 Housing Element.
Policy 7: Promote the conservation and improvement of the condition of existing housing stock and encourage remodeling and expansion efforts by homeowners.
Program 7.1 “Rebuilding Together
Peninsula” Participation.
Timing: Ongoing
Responsibility: Planning Department
To conserve and improve
the condition of the
existing housing stock.
No residences were improved in Colma
as part of this program during the
2015 Housing Element time period.
The Town will continue participation in
This program is effective and will
continue in the 2023 Housing Element.
H-106
Program Program Objective Accomplishments Effectiveness and Appropriateness
Rebuilding Together Peninsula as
opportunities arise.
Program 7.2 Minor Housing Repair
Grant Program.
Timing: Ongoing
Responsibility: Planning Department
To conserve and improve
the condition of the
existing housing stock.
The Minor Housing Repair Grant
Program remains part of the town’s
Municipal Code. The funding program
provided grants for repair of minor
items such as unsafe walkways and
porches, installation of insulation and
dual-pane windows and energy-
efficient appliances. The grants could
also have been used for major repairs
such as new roofs or foundation work,
and for upgrades and retrofits
pertaining to disable access.
Although the program is currently not
active, largely in part due to promotion
of Rebuilding Together programs, the
Town
will consider reactivation of the
program.
This program is effective and will
continue in the 2023 Housing Element.
Program 7.3 Neighborhood
Improvement (Code Enforcement).
Timing: Ongoing
Responsibility: Planning Department
To conserve and improve
the condition of the
existing housing stock.
In September of 2012 City Council
adopted an ordinance amending
subchapter 2-01 of the Colma
Municipal Code, relating to property
maintenance and nuisance abatement,
to provide for issuance of
Administrative Citations and other
enforcement tools, and Section
This program will be discontinued in the
2023 Housing Element.
H-107
Program Program Objective Accomplishments Effectiveness and Appropriateness
1.05.020 of the Colma Municipal Code,
relating to penalties for infractions.
Program 7.4 Low-interest loan
program for very-low-, low-, and
moderate-income homeowners.
Timing: Ongoing
Responsibility: Planning Department
To conserve and improve
the condition of the
existing housing stock.
To allow low-income
homeowners to remain in
their homes.
The Town will work to establish a low-
interest loan program for rehabilitation
of residential properties owned by
those with very-low, low, and
moderate income.
This program will be discontinued in the
2023 Housing Element.
Program 7.5 Underground Utilities in
the Mission Road Corridor.
Timing: Ongoing
Responsibility: Public Works Department
and Planning Department
To make Mission Road
more attractive for new
residential development.
Added to the 2013-2014 CIP. Will
remain on the CIP list The Town will
work with PG&E to fund the
undergrounding of utilities in the
Mission Road corridor.
This program will be discontinued in the
2023 Housing Element.
Program 7.6 Nuisance Abatement
and Property Maintenance process to
Improve Individual Properties and
Neighborhood Pride.
Timing: Ongoing
Responsibility: Planning Department
To conserve and improve
the condition of the
existing housing stock.
The Town continues its active
pursuance of compliance by property
owners on laws related to property
maintenance permit conditions and
construction and zoning codes in order
to correct conditions of visual blight
and to protect property values.
This program is effective and will
continue in the 2023 Housing Element.
Program 7.7 Organize Community
Clean Up Days.
Timing: Ongoing
Responsibility: Planning Department
To conserve and improve
the condition of the
existing housing stock.
The Town hosts annual clean up days,
to promote rehabilitation, renovation
and home care. Program may include
waste hauling program. The Town
provides supplies and organizes
volunteers and clean-
up projects.
This program is effective and will
continue in the 2023 Housing Element.
H-108
PROGRESS IN ACHIEVING QUANTIFIED OBJECTIVES (2015-2023) Table H-63: Progress in Achieving Quantified Objectives (2015-2023) Program Category
Quantified
Objectives
New Construction
Extremely Low -
Very Low 31
Low 34
Moderate -
Above Moderate 10
Total 75
Rehabilitation
Very Low -
Low -
Moderate -
Above Moderate -
Total -
Conservation
Very Low -
Low -
Moderate -
Above Moderate -
Total -
City of Colma1198 El Camino RealColma, CA 94014
RE: Housing Element Public Comment
To the honorable Colma city council,
The Housing Leadership Council (HLC) appreciates this opportunity to comment on the city ofColma’s housing element. HLC works with communities and their leaders to create andpreserve quality affordable homes. We were founded by service providers and affordablehousing professionals over 20 years ago to change the policies at the root cause of our housingshortage.
Over the past Regional Housing Needs Allocation cycle, Colma has made admirable efforts toinvest in affordable housing. Colma is one of the few cities in San Mateo County to havesurpassed the total number of units from its 5th RHNA cycle, with 75 units permitted in Colmafrom 2015-2020, well above the RHNA allocation of 59 units. Colma was particularly successfulbecause of the Veterans Village project, 66 units of affordable housing for veterans.
Nonetheless, Colma faces significant challenges for meeting its 6th RHNA cycle goals. Colma’sRHNA allocation has more than tripled, from 59 units to 202 units. New guidelines, like themandate to Affirmatively Further Fair Housing, put new responsibilities on cities to removeconstraints to housing development and proactively promote fair housing.
With this letter, HLC provides proposals for changes and additions that will produce morehousing for the community’s most vulnerable residents. We want to be a partner to the city,sharing our knowledge of state law and best practices to facilitate fair housing.
Thank you for your consideration,
Jeremy LevinePolicy Manager, Housing Leadership Council of San Mateo County
Needs and Fair Housing Analyses and Outreach
● Connect identified housing needs directly to potential policies Colma could implement toaddress those needs. See “Goals, Policies, and Programs” section of this letter forspecific recommendations for new policies.● Integrate Fair Housing Implementation Plan into Goals, Policies, and Programs. ExpandAction 2.1 into several actions with discrete deadlines to implement new policies thatremove specific constraints to housing.● Create and implement an outreach plan to engage the entire Colma community in thehousing element process, including all households and local employees. Such a planrequires housing element-specific meetings and workshops as well as renewed mailersand other forms of outreach to contact segments of the Colma community that the cityhas not adequately heard from.
With their Needs and Fair Housing Analyses, cities consider housing needs that are goingunmet under status quo local regulations. Cities are required to proactively seek input from allsegments of the community in order to inform their needs and fair housing analyses. 1 Needsshould be connected directly to the local constraints creating that need and then addressed bynew goals, policies, and programs.
In its needs analysis, Colma’s draft housing element accurately recognizes “Affordable housingis limited and the ability to add affordable housing is constrained by land use.” 2 Colma furtherrecognizes that the limited availability of affordable housing occurs because “there are no areasof the town that are zoned for multifamily housing, which is disproportionately occupied byresidents of color” (p. 47). Colma acknowledges that the lack of affordable housing is theprimary reason that 100% of its ELI households face “overcrowding, overpayment,” andsubstandard living conditions. 3 HLC appreciates Colma’shonest, unflinching analysis of theways its land use restrictions limit housing availability.
Considering Colma’s largely accurate appraisal of some significant unmet housing needs, HLCis confused why not one policy or program takes substantive new actions to remove land useconstraints in ways that facilitate more multifamily housing production. The housing elementprocess requires that Colma take substantive steps to address identified housing needs. HLCprovides recommendations for Colma to implement new policies and programs in the “Goals,Policies, and Programs” portion of this letter.
Some housing needs go unrecognized entirely, particularly the need created by Colma’smassive jobs-housing imbalance. The draft housing element considers that “Colma has morethan three times as many jobs as residents,” 4 butdoes not recognize that Colma lacks the
4 Draft housing element, p. 15
3 Draft housing element, p. 40
2 Draft housing element, p. 46
1 Gov. Code, §§ 65583, subd. (c)(10)(A), 8899.50, subds. (a), (b), (c); see also AFFH Final Rule andCommentary (AFFH Rule), 80 Fed. Reg. 42271, 42348-42351, 42353-42360, esp. 42353-42354 (July 16,2015).; See page 24 of HCD’sAffirmatively FurtheringFair Housing Guidebook. housing to provide for its workforce. In the same paragraph, Colma presents data indicating that60% of its workforce earns less than $3,333 per month. Colma’s success adding 75 units in thepast RHNA cycle stands in contrast to its local jobs growth: Over the same period, Colma added170 jobs. Such disparities undermine Colma’s success at building affordable veterans housing:66 units of affordable housing for veterans comes nowhere close to meeting the needs ofColma’s workforce.
The state of California has invested tens of millions of dollars in Colma’s economic developmentthrough the Colma BART station. Colma’s access to a regional workforce–and thus a plentifultax base–is in large part possible exclusively because of the community’s proximity to a BARTstation. Considering the state’s investment, Colma has a responsibility to ambitiously pursuepolicy changes that will help the city meet the housing needs of its entire community, includingits workforce, and generate riders and revenue for our regional transportation network.
Unfortunately, throughout Colma’s draft housing element, the city frequently fails to connectidentified needs to new policy proposals intended to remove constraints to meeting thoseneeds. For example, when considering one special needs population, people with disabilities,Colma’s analysis accurately describes community need but then abdicates responsibility tomeet that unique need: “The three major needs for people with disabilities are low cost(subsidized) rents, handicapped accessible homes, and buildings near public transportation.These needs are very similar to the desires of other segments of the population. Policies thatpromote affordable housing generally are also good for the disabled community.” 5 While technically accurate, this statement ignores the AFFH mandate for Colma to activelypromote policies that cater to the unique needs of special populations. 6 In the unique case ofpopulations with special disabilities, Colma must actively take steps to promote housingaccessibility for those groups–for example, by allowing higher densities for projects with extraADA-accessible units built within 0.5 miles of Colma’s BART station. Again, HLC recommendsspecific policies the city could implement to remedy this gap in our goals, policies, and programssection.
Action 2.1 in Colma’s Fair Housing Plan has the seeds of a successful housing element. 7 Thisaction lists a series of constraints that the city may decide to remove in order to meet itsquantified housing goals. However, this action lacks specificity and clear timelines for theremoval of constraints. Rather than identifying specific policy changes, the action describesbroad constraints, without identifying how they will actually be removed in a way that facilitatesnew housing production.
Furthermore, the entirety of the Fair Housing Action Plan is not reflected in the draft housingelement’s goals, policies, and programs. If the city intends to remove constraints to new housing 7 Draft housing element, p. 48
6 Gov. Code, § 65583, subds. (a)(7), (c)
5 Draft housing element, p. 33
as described in its Fair Housing Action Plan, then the policies described in the Fair HousingAction Plan must be integrated into the city’s formal goals, policies, and programs.
Colma may be more effective at identifying housing needs and implementing new policies intoits housing element if it pursues a more robust community outreach process. HCD’sAffirmatively Furthering Fair Housing Guidebookstatesthat the “housing element requires adiligent effort to include all economic segments of the community.” 8 Furthermore, “The elementmust describe meaningful, frequent, and ongoing community participation, consultation, andcoordination that is integrated with … the overall housing element.” 9 Colma claims that it sent fliers informing “every resident” about the housing element, citing 361households. According to census data included in Colma’s own housing element, Colma had835 households as of 2020. 10 How did Colma’s outreachmiss more than half of its households? Furthermore, large segments of Colma’s community seem to have been left out of considerationof the housing element entirely. With an estimated 4,070 jobs in the community–leading to awhopping jobs-housing balance of 4.73–Colma’s workforce comprises an important part of thecommunity. Yet the draft housing element indicates that the City of Colma has not made anyspecific attempts to contact the community of local employees, to identify their housing needs,or to consider how the city might better meet those needs.
Residents and local workers alike have not had many opportunities to learn about or engagewith the housing element, as Colma does not seem to have held a single housingelement-specific meeting. In its outreach section, the draft element describes planning staffparticipating in a number of events, none of which were specific to the housing element. Todate, the city does not appear to have held any housing element workshops to inform thecommunity or to have devoted adequate time to public meetings enabling the community toshare feedback with the council.
Site Inventory● Provide site-by-site analysis of likelihood of development for each site in the inventory,considering guidelines from HCD’sSite Inventory Guidebook.● Identify concrete policy changes that the city is making that will make developmentfeasible in the site inventory on a site-by-site basis.
With their site inventories, cities demonstrate capacity to accommodate the regional housingneeds allocation. In order to demonstrate capacity, cities identify specific sites where theyexpect housing at various levels of affordability to be built. If more than 50% of the low-incomehousing is planned to be built on non-vacant sites (i.e. a lot with some pre-existing use), then 10 Draft housing element, p. 11, Table H-7
9 Gov. Code, §§ 65583, subds. (c)(9), (c)(10), 8899.50, subds. (a), (b), (c); see also AFFH Final Rule andCommentary (AFFH Rule), 80 Fed. Reg. 42271, 42292-42302, 42353-42360, esp. 42354-42356 (July 16,2015) 8 HCD’sAffirmatively Furthering Fair Housing Guidebook,p. 12; Gov. Code, § 65583, subd. (c)(9) “the nonvacant site’s existing use is presumed to impede additional residential development,unless the housing element describes findings based on substantial evidence that the use willlikely be discontinued during the planning period.” 11 In Colma, more than 50% of the low-incomehousing is predicted to come from nonvacant sites; in fact, Colma’s entire low-income housingdesignation relies on just two sites.
Colma provides limited evidence to justify the inclusion of 100% of its low-income housing onnon-vacant sites. For the Kohl’s site at 1200 Camino Real, the city claims a realistic capacity of161 units, 53 of which would be very low-income units (the entirety of the city’s allocation),without presenting any evidence of a track record of similar development occurring ordemonstrating that Colma has funding or other policies in place to facilitate such development.
For the vacant site at F Street and Camino Real, Colma uses similarly dubious methodology,also providing no evidence that the city can realistically expect 30 low-income units to bedeveloped at the property. The site inventory also explicitly recognizes that “Rezoning thisproperty to a ‘Planned Development’ land use designation” would remove the constraints thatmake it unlikely to be developed over the 6th RHNA cycle. But the goals, policies, and programsportion of the housing element does not identify a policy to rezone the F Street and CaminoReal site as a Planned Development zone. HLC thinks the city must make a firm commitment inits goals, policies, and programs to rezone the F Street and Camino Real site if it is to beconsidered as an opportunity site.
At its core, Colma’s site inventory relies on the dubious claim that the rate of housingdevelopment in Colma will triple from 75 units in the 5th RHNA cycle to 202 units in the 6thRHNA cycle without any substantive changes to local policies. HLC proposes that Colmaimplement ambitious new policies to ensure the mandated new housing actually gets built.
Goals, Policies, and Programs
● Implement new goals, policies and programs that substantively change local policies inways that promote new housing development to meet existing need.● Remove goals, policies, and programs that have already been implemented from priorcycles. Remove proposals that would erect new constraints to housing development.● Give policies and programs specific, discrete deadlines forprogram implementation.Deadlines for meeting the quantified objectives do not count; the city must make specificcommitments to implement the policies that will facilitate accomplishment of thequantified objectives.
The goals, policies, and programs portion of a housing element gives Colma an opportunity tocommit to concrete changes that will help the city address unmet housing needs. In apresentation to the 21 Elements consortium, HCD describes common errors jurisdictions across 11 HCD Site Inventory Guidebook, p. 27
California have been making in the draft housing elements they submit: “Programs are statusquo, do not support the narrative in the housing element, or do not have specific actions andtimelines to demonstrate a beneficial impact in planning period. Lack of clear commitments(e.g., “uses Explore, Consider, Evaluate the feasibility, Study….”) or objectives.” 12 In theirhousing elements, cities are required to implement new programs, and those programs mustmake clear commitments to change local policies in ways that promote fair housing with specificactions, timelines, and measurable metrics for success.
HLC appreciates the progress Colma has made on implementing an inclusionary housingordinance, promoting by-right group housing, and enabling the development of the 66-unitveterans projects a few times. Many other policies mentioned in Colma’s housing elementrepresent admirable actions Colma has taken in the past to promote fair housing.
HLC fully supports Colma’s fifth cycle housing element policies, but we think the city needs todistinguish between old policies from the 5th RHNA cycle and new policies for the 6th cycle.None of Colma’s policies and programs has a concrete timeline: Almost all are “Ongoing,” and afew are “Completed.” Many programs describe local ordinances or actions that were taken yearsago. Most of the rest describe rote compliance with state law.
Furthermore, none of Colma’s policies and programs indicate intent to pursue new policies thatremove constraints to new housing and actively promote new development. In fact, some ofColma’s policies suggest that the city has not done its due diligence to identify housing needs orthe constraints that prevent those needs from being met.
Program 4.6 describes outreach that Colma is legally required to have done through thehousing element process: “Reach out to local service providers of special needs groups toassist in the identification and analysis of constraints to the provision of housing for persons withdisabilities. Identify unmet needs and – to the degree possible – overcome any constraints,including lack of capacity and available resources.” This isn’t a new program, it’s an admissionthat Colma has not yet met the prerequisites for a successful housing element.
Colma’s single new policy proposal, Program 3.9, would potentially add a new constraint tohousing. Program 3.9 promises to “consider the creation of a funding district or other fundingmechanism to assure that the project will pay for Town services.” This program directlycontradicts the policy that it supposedly supports, as it describes a new potential cost for largehigh-density residential uses, not an incentive. 13 Given these shortfall, HLC does not comment on Colma’s current goals, policies, and programs,as we believe the city needs to make substantive revisions. Below, we propose a series of newpolicies that will promote housing production in Colma, protect renters, and foster fair housingthroughout the community. In its draft housing element, we propose that Colma distinguishbetween recycled policies from prior housing elements and new policies. 13 Draft housing element, p. 85
12 HCD presentation,Housing Elements in the 6th Cycle:Common Shortfalls, Slide 5 New Policies to Promote Housing OpportunityProposed Measure(s) Policy Text and Justification Provide extra density bonusincentives for very low- andextremely low-income units.
Cities will be more likely to facilitate thestate-mandated ELI units required by RHNA if theyprovide extra incentives for developers to buildthose units.
Incentivizing Housing inCommercial Developments
Commit to expanding Colma’s PlannedDevelopment zones to all commercially zonedproperties.
Eliminate Parking Minimumsfor Special NeedsPopulations
Eliminate parking minimums for housing gearedtoward the elderly or developmentally disabledpopulations throughout the town. Allow parkingreductions or waivers for all very low- andextremely low-income housing within 1 mile of aregional transit stop or transit corridor.
These communities do not drive, so requiringparking for their dwellings increases cost with noadditional benefit to the residents.
Strengthen RenterProtections Beyond ThoseRequired by the TenantProtection Act of 2019 (AB1482) Colma could do significantly more to protecttenants beyond the requirements of state law,including:- Require just cause for eviction from dayone of occupancy- Allow compensated relocation option for all“no-fault” evictions- Allow right of first return for all evictionsrelated to redevelopment Fair Housing Throughout theCommunity
Commission an EIR to study the environmentalimpacts of upzoning to allow the mullin density (30du/ac in Foster City) in all neighborhoods locatedwithin 0.5 miles of transit.
Missing Middle Housing Conditional upon an EIR finding such upzoning topose no threat to public health and safety, upzoneall residential zones within 0.5 miles of BART toallow commercial development and densities of atleast 30 du/ac.
Expand Sources of Funds forthe City Affordable HousingFund.
HLC supports Colma’s plans to use preexisting cityrevenue to subsidize affordable housing, especiallybecause of Colma’s large tax base. In order toraise reliable revenue, however, the city maybenefit from an internal revenue-raising proposal, such as: 1) Vacancy Tax -Parcel taxes in theform of a vacant property tax havebeen used by cities (VPT, Oakland)to fund affordable housing andhomeless services; as well as toentice owners of undeveloped sitesto either sell or build homes on theirparcels.2) Transfer Tax -A one-time taxpayment that is levied by agovernment on the transfer ofownership to property (i.e. sale of ahome) from one individual or entity School Sites/Religious andNonprofit-Owned Sites
Implement an overlay zone allowing higherdensities, parking minimum waivers, and looserobjective standards for affordable housing onschool-, religious-, and nonprofit-owned sitesregardless of other zoning standards. Allowingdenser affordable housing on these types of sitescan often help these organizations better fulfill theirmissions by providing more housing to those theyserve.
Rental Registry Create a rental registry listing all propertiesavailable for rent in the city, especially affordablerentals.
Facilities and Services forSpecial Needs
Provide expedited permit review or by-rightapprovals for housing projects that include facilitiesthat address special needs populations, includingbut not limited to the physically and mentallydisabled, large families, and extremely low-incomehouseholds.
Fee Exemptions for 100%Affordable Housing Projects
According to the 21 Elements Fee Surveyjurisdictions charge fees ranging from$6,824-$167,210 per unit in multifamily housing.These additional fees can make many affordablehousing projects, which rely on public subsidy,infeasible. Waiving or lowering fees for 100%affordable housing projects can promote theproduction of more affordable housing across aspectrum of income levels.
Upon completing further outreach with stakeholders, HLC recommends that Colma implementadditional goals, policies, and programs informed by the feedback received by the city.