Agenda packet — Colma City Council, January 25, 2023 (part 2 of 3)

HCD’s definition of a Racially Concentrated Area of Affluence is:
 A census tract with a percentage of the total white population that is 1.25 times higher than the average percentage of the total white population in the given COG region and a median income that was two times higher than the COG AMI.

When looking at 2015 to 2019 RCAA data locally and regionally (see figure above), the Town does not have any identifiable census tracts that could be considered RCAAs. The closest census tracts to Colma would be southwest in Pacifica and southeast in Burlingame. Because there are no RCAAs in the Town, this supports other data that show there is not a predominant race or ethnic group in Colma.

SECTION III. Access to Opportunity
This section discusses disparities in access to opportunity among protected classes, including access to quality education, employment, transportation, and environment.

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 27 Access to Opportunity
“Access to opportunity is a concept to approximate place-based characteristics linked to critical life outcomes. Access to opportunity often means improving the quality of life for residents of low-income communities and supporting mobility and access to ‘high resource’ neighborhoods. This encompasses education, employment, economic development, safe and decent housing, low rates of violent crime, transportation, and other opportunities, including recreation, food and healthy environment (air, water, safe neighborhood, safety from environmental hazards, social services, and cultural institutions).” Source: California Department of Housing and Community Development Guidance, 2021, page 34.

The California Tax Credit Allocation Committee (TCAC) in collaboration with HCD, developed a series of opportunity maps that help identify areas of the community with good or poor access to opportunities for residents. These maps were developed to align funding allocations to improve outcomes for low-income residents— particularly children.

The opportunity maps highlight areas of highest resource, high resource, moderate resource, moderate resource (rapidly changing), low resource, and high segregation and poverty. TCAC provides opportunity maps for access to opportunities in quality education, employment, transportation, and environment. Opportunity scores are presented on a scale from zero to one, and the higher the number, the more positive the outcomes.

Education. TCAC’s education score is based on math proficiency, reading proficiency, high school graduation rates, and the student poverty rate. According to TCAC’s educational opportunity map, the Census tract in the Town of Colma scores between 0.25 and 0.5— opportunity scores are presented on a scale from zero to one. The higher the number, the more positive the outcomes (Figure III-1). In the northern part of San Mateo County, almost all Census tracts east of Highway 280, including Colma, have lower education scores (Less than 0.25 and between 0.25 and .5) compared to those Census tracts west of Highway 280.

Lower education scores in these areas could be related to language barriers where Jefferson Union has a higher share of English learners (36% compared to 20% countywide) and a concentration of lower income households where students qualify for reduced lunch (44% compared to 29% countywide) compared to the countywide proportion.

According to the Disparate Access to Educational Opportunities Appendix, the Town of Colma is served by the Jefferson Union High School District and the Jefferson Elementary School District. Both Jefferson Union and Jefferson Elementary experienced decreased enrollment by 5% from 2010 to 2020. Accordingly, both districts lost students during the COVID pandemic.

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 28 Jefferson Union and Jefferson Elementary school districts’ enrollment by race and ethnicity are relatively similar to the countywide distribution. However, there are a higher proportion of Filipino students in Jefferson Union and Jefferson Elementary (29% and 25% compared to 8% countywide) and a smaller proportion of Hispanic (31% and 36% compared to 38% countywide) and White students (14% and 11% compared to 26% countywide).

Jefferson Union has a higher share of English learners (36% compared to 20% countywide) and students who qualify for reduced lunch (44% compared to 29% countywide) compared to the countywide proportion. Jefferson Elementary has a smaller share (14% and 27%, respectively).

Jefferson Elementary also has 1% of students experiencing homelessness.

Many high schoolers in the County met admission standards for a University of California (UC) or California State University (CSU) school. While Jefferson Union had one of the lower rates of graduates who met such admission standards (48%) among high school districts in San Mateo County, the school has seen a significant increase in the percentage of students who meet these benchmarks over the last five years (21% in 2016-17). 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.

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%).

Employment. The top three industries by the number of jobs in the Town of Colma include retail, arts and recreation services, and finance and leasing services (Figure III-2 and Figure III-3). The Town of Colma has a much higher job-to-household ratio when compared to the County at 10.96 and 1.59, respectively— which means there are more employment opportunities per household in the Town of Colma.

TCAC’s economic opportunity score comprises poverty, adult educational attainment, employment, job proximity, and median home value. The Town of Colma scores relatively low (0.25-0.50) compared to surrounding jurisdictions (Figure III-7). Possible reasons why the Town scores low compared to the rest of the region are the kinds of jobs available for residents, where they are located, and median home values. While home values in Colma show slightly lower numbers than compared to the County level and much lower than in the Bay Area (Figure IV-5), the types of jobs most found in town are hourly retail jobs which are most likely to pay less than $3,333 per month (Figure III-5).

HUD’s job proximity index shows Colma to have relatively poor proximity to jobs (Figure III- 8). On a scale from zero to 100, where 100 is the closest proximity to jobs, block groups within the town score between 20 and 40.

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 29 While the Town has a high job-to-household ratio compared to the County, the proximity to jobs is low. A possible explanation for this is the type of jobs and where they are located within the Town. With retail, arts and recreation services, and finance and leasing services making up the top three industries in Colma, they are concentrated in certain areas of the Town, which may explain why proximity to jobs is showing lower compared to the region. The low proximity to jobs may have an effect on protected classes as this demographic may have limited financial resources and may depend on obtainable employment.

Transportation. This section summarizes the transportation system that serves the broader region, including emerging trends and data relevant to transportation access throughout the County. The San Mateo County Transit District acts as the administrative body for transit and transportation programs in the County, including SamTrans and the Caltrain commuter rail.

SamTrans provides bus services in San Mateo County, including Redi-Wheels paratransit service.

In 2018, the Metropolitan Transportation Commission (MTC), which covers the entire Bay Area, adopted a coordinated public transit and human services transportation plan. While developing the coordinated plan, the MTC conducted extensive community outreach about transportation within the area. That plan—which was developed by assessing the effectiveness of how wel l seniors, persons with disabilities, veterans, and people with low incomes are served—was reviewed to determine gaps in services in Colma and the County overall. Below is a summary of comments relevant to San Mateo County.
“San Mateo’s [Paratransit Coordinating Council] PCC and County Health System and the Peninsula Family Service Agency provided feedback. The most common themes expressed had to do with pedestrian and bicycle needs at specific locations throughout the County, though some covered more general comments such as parked cars blocking sidewalk right-of-way and a desire for bike lanes to accommodate motorized scooters and wheelchairs. Transportation information, emerging mobility providers, and transit fares were other common themes.

While some comments related to the use of car share, transportation network companies (TNCs), or autonomous vehicles as potential solutions, other comments called for the increased accessibility and affordability of these services in the meantime.”
16 A partnership between the World Institute on Disability and the MTC created the research and community engagement project TRACS Transportation Resilience, Accessibility & Climate Sustainability). The project’s overall goal is to “stimulate connection and communication

16 https: //mtc.ca.gov/si tes/defaul t/fi l es/MT C _ C oordi nated_ Pl an.pdf

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 30 between the community of seniors and people with disabilities together with the transportation system– the agencies in the region local to the San Francisco Bay, served by MTC.”17 As part of the TRACS outreach process, respondents were asked to share their compliments or good experiences with MTC transit. One respondent who had used multiple services said, “it is my sense that SamTrans is the best Bay Area transit provider in terms of overall disability accommodation.”
The San Mateo County Transit District updated its Mobility Plan for Older Adults and People with Disabilities in 2018. According to the district, the County’s senior population is expected to grow more than 70% over the next 20 years, and the district is experiencing unprecedented increases in paratransit ridership. The plan aims to develop effective mobility programs for residents with disabilities and older adults, including viable alternatives to paratransit, partnerships, and leveraging funding sources. 18 MTC also launched Clipper START—an 18-month pilot project— in 2020, which provides fare discounts on single transit rides for riders whose household income is no more than double the federal poverty level.
19 Within the Town, regional and local transit opportunities are served by BART and SamTrans.

Colma is unique for a town its size as there are two BART stations located on opposite sides of the Town. The Colma BART station is in the north part of town, while the South San Francisco BART station is just outside of town limits to the south. SamTrans services the Town along El Camino Real and Junipero Serra Boulevard corridors. While BART and SamTrans are respectively high-quality transit providers, the corridors that they serve run north and south within Colma including the surrounding areas. This leaves east-to-west connectivity limited to other modes of transportation. Given Colma’s small size, SamTrans, and ridership within the Town, it does not plan to expand its service routes to the underserved parts of the Town. To improve accessibility and connectivity, the Town has applied for a grant to fund a pilot rideshare program to address deficiencies in transit offering and direct resources to Veterans, seniors, and service industry employees – all groups that are likely to experience transportation affordability challenges.

Environment. TCAC’s opportunity areas environmental scores are based on the CalEnviroScreen 3.0 indicators, which identify areas disproportionately vulnerable to pollution

17 https: //wi d.org/transportati on -acce ssib ility/ 18 https: //www.samtrans.com/Pl anni ng/Pl anni ng_ and_ R esearch/Mobi l i ty _ Pl an_ for_ Ol der_ A dul ts_ and_ Peopl e_ wi th_ Di sabi l i t ie s.h tm l
19 https: //mtc.ca.gov/pl anni ng/transportati on/access -equi ty -m o b ility/clip p e rr-startsm

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 31 sources such as ozone, PM2.5, diesel PM, pesticides, toxic release, traffic, cleanup sites, groundwater threats, hazardous waste, impaired water bodies, and solid waste sites.

Generally, the Town of Colma scores poorly to moderate on environmental outcomes (Figure III-9 and Figure III-10). The Town scores moderately well on the California Healthy Places Index (HPI) developed by the Public Health Alliance of Southern California (PHASC) (Figure III-11). The HPI includes 25 community characteristics in eight categories, including economic, social, education, transportation, neighborhood, housing, clean environment, and healthcare (Figure III-11).
20 The Town does not have any active or former factories that negatively affect air quality and the overall environment. However, because the Town is bordered by a major freeway (Interstate 280), air quality, particularly diesel particulate matter may be higher in communities that border Interstate 280 and U.S. Route 101 in the surrounding region.

Another factor for low scores may be hazardous materials. Currently, there are two sites that have been identified as containing hazardous materials which include a no longer active landfill.

There are several other identified sites that have been considered complete and no longer hazardous which is shown in the 2040 General Plan.

Disparities in access to opportunity. TCAC’s composite opportunity score for the Town of Colma designates it as a moderate resource area — there are no designated high resource or low resources areas in Colma (Figure III-12). The share of the population with Limited English Proficiency (LEP) is the same as the County (7%) (Figure III-13).

The Social Vulnerability Index (SVI) provided by the CDC—ranks census tracts based on their ability to respond to a disaster—and includes four themes of socioeconomic status, household composition, race or ethnicity, and housing and transportation. According to the SVI, the Town is moderately vulnerable (Figure III-15).

The Town of Colma does not have any disadvantaged communities as defined under SB 535 as “the top 25% scoring areas from CalEnviroScreen along with other areas with high amounts of pollution and low populations.”21 (Figure III-16)
Disparities specific to the population living with a disability. Ten percent of the population in the Town of Colma are living with at least one disability, compared to 8% in the County (Figure III-17). The most common disabilities in the Town are ambulatory (4.8%), independent living (3.9%), and cognitive (3.7%) (Figure III-18).

20 https: //heal thypl acesi ndex.org/about/
21 https: //oehha.ca.gov /cal envi roscreen/sb535

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 32 Disability
“Disability types include hearing difficulty, vision difficulty, cognitive difficulty, ambulatory difficulty, self-care difficulty, and independent living difficulty.” Source: California Department of Housing and Community Development Guidance, 2021, page 36.

For the population 65 and over, the share of the population with an ambulatory or independent living difficulty increases (Figure III-19). As mentioned above, under access to transportation, San Mateo County is rapidly aging. Therefore, this population with a disability is likely to increase.

All residents living with a disability in the Town of Colma are employed, while the unemployment rate for residents without a disability is significantly low (1%) (Figure III- 20). Countywide, the unemployment rate for residents with a disability is 4%, compared to 3% for residents without a disability.

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 33

Access to Opportuni ty
Regional A ccess
Town of Colm a S an Mateo C ounty
J obs to Household R atio 10.96 1.59
L E P Population 7% 7%
Share of Population by Race in Resource A reas in the T own of Colm a Em ploym ent by Disabilit y St at us
0% 40% 2% 20% 4% 34%Moderate R esource A rea
High/Hi ghest R esource A rea
A m eri can I ndi an or A laska Nati ve, NH As ia n / AP I, N H Bl ack or A f ri can A merican, NH Wh ite, Non-Hispa nic (NH) Other R ace or Mul ti ple R aces, NH Hi spanic or L ati nx 99%
100%
1%No Disabilit y
With A Disability
T own of C olma
97%
96%
3%
4%
No Disabilit y
With A Disability
E mpl oyed Unempl oyed
S an M ateo C ounty

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 34 SECTION IV. Disparate Housing Needs
This section discusses disparate housing needs for protected classes including cost burden and severe cost burden, overcrowding, substandard housing conditions, homelessness, displacement, and other considerations.

Disproportionate Housing Needs
“Disproportionate housing needs generally refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need when compared to the proportion of members of any other relevant groups, or the total population experiencing that category of housing need in the applicable geographic area. For purposes of this definition, categories of housing need are based on such factors as cost burden and severe cost burden, overcrowding, homelessness, and substandard housing conditions.”
Source: California Department of Housing and Community Development Guidance, 2021, page 39.

Housing needs. Due to its small population, growth in the Town of Colma has been somewhat sporadic, with sharp increases in population between 2002-2006 and 2019-2020 and more gradual periods of growth over the last thirty years. The Town experienced a decrease in population during the Great Recession (Figure IV-1). Compared to the County and the Bay Area, ABAG numbers show the Town gained population over the last year during the COVID pandemic. The accuracy of this data could be questioned because there were no new housing developments in the past several years, with Veterans Village being the most recent in 2019.

Since 2015, the housing permitted to accommodate growth has largely been priced for very low- and low-income households, with 34 units permitted for low-income families and 31 for very low-income households (Veterans Village), respectively. The Town has issued ten permits for above moderate-income households and no permits for moderate-income households (Figure IV-2). The Housing Needs Data Report for the Town of Colma indicates new construction has not kept pace with demand throughout the Bay Area, “resulting in longer commutes, increasing prices, and exacerbating issues of displacement and homelessness.” 22 The variety of housing types available in the Colma in 2020 is predominantly single-family (63%) and medium to large-scale multi-family (19%). From 2010 to 2020, the multifamily

22 Housi ng Needs Data R eport: C ol ma, A B A G/MT C Staff and B ai rd + Dri skel l C ommuni ty Pl anni ng, 2021.

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 35 inventory increased more than single-family, and the Town has a greater share of multifamily housing compared to other communities in the region.23
The majority of the housing inventory in the Town of Colma was constructed before 1959 (Figure IV-3). As such, the Town’s units are older, lack energy efficiency, could be costly to adapt for disability accessibility, and may have deferred maintenance if households cannot afford to make improvements. Of note, only two new housing units have been built in the Town since 2010 (Verano and Veterans Village).

Compared to San Mateo County, the Town’s owner-occupied housing market has a smaller share of units priced between $1 and $1.5 million— 11% of units in the Town fall within this price range compared to 23% in the County (Figure IV-4). Units priced above $2 million make up an even smaller proportion of the Town’s housing stock compared to the County, with 1% and 19%, respectively. According to the Zillow home value index, home prices have experienced remarkable growth in the Town and County (Figure IV-5). However, the growth in Colma has been tempered since the Great Recession when compared to the County.

Rents have increased at a slower pace compared to the for-sale market—however, median rents increased more rapidly from 2017 to 2019 (Figure IV-7). Rent increases have likely been dampened by the COVID-19 pandemic. Compared to the County, the Town of Colma has significantly fewer luxury rental units—4 % of units rent for more than $3,000 in the Town compared to 22% in the County (Figure IV-6).

Cost burden and severe cost burden. 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 just over one in four are extremely cost-burdened—spending more than 50% of their gross income on housing costs (Figure IV-9). Nearly 60% of all owner occupied households in the Town are cost-burdened. Compared to renters, homeowners that spend more than 50% of their gross income come in lower at 19% (Figure IV-(9). Compared to the County, the percentage of housing cost burden for Colma residents is lower for those spending 30% or less, but higher in the 30%-50% and 50% and over cost burden categories (Figure IV- 8). Cost-burdened households have less money to spend on other essentials like groceries, transportation, education, healthcare, and childcare. Extremely cost-burdened households are considered at risk for homelessness.

A greater portion of households in the Town of Colma (43%) struggle with cost burden compared to the County (37%) (Figure IV-8). Lower-income households are more likely to experience a housing cost burden. Over half of households earning less than 30% AMI— considered extremely low-income households— are severely cost-burdened. No households earning 81% AMI or above are severely cost-burdened in Colma (Figure IV-10). The

23 Housi ng Needs Data R eport: C ol ma, A B A G/MT C Staff and B ai rd + Dri skel l C ommuni ty Pl anni ng, 2021.

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 36 concentration of cost burden areas in Colma are most likely in the Sterling Park neighborhood, Verano and Villa Hoffman developments.

Racial and ethnic minorities are more likely to experience housing cost burdens in the Town of Colma. Residents who identify as other or multiple races (44%) and Hispanic households (33%) experience the highest cost burden rates in the Town. Asian (28%), non- Hispanic White (26%), and Black or African American (24% cost-burdened) households experience lower rates of housing cost burden (Figure IV-11).

Fifteen percent of large family households—considered households with five or more persons — experience less cost burden compared to 33% of all other households in Colma (Figure IV-12).

Overcrowding. Nearly all households (97%) in the Town of Colma do not experience overcrowding— indicated by more than one occupant per room (Figure IV-15). However, renter households are slightly more likely to be overcrowded, with 4% of households having more than one occupant per room compared to 3% of owner households (Figure IV-16). Concentrations of overcrowding are rare in Colma. For the 3% of households that do experience overcrowding, it is most likely in the Sterling Park neighborhood, Verano, or Villa Hoffman developments.

Compared to the region, Colma is under the statewide average for overcrowded households (Figure IV-19). Just north of the Town, in census tracts located in Daly City more than 20% and 15.01 to 20% respectively of households or more experience overcrowding.

Racial and ethnic minorities are more likely than non-Hispanic White households to experience overcrowding. Asian/API (6.6% of households), Hispanic (5.4%), and other/multiple race households (3.4%) experience the highest rates of overcrowding (Figure IV- 17). Low and moderate-income households are also more likely to be overcrowded (Figure IV- 18). Overall, the Town of Colma has a lower rate of overcrowded households compared to the statewide average (8.2%).

Substandard housing. Data on housing conditions are very limited, with the most consistent data available across jurisdictions found in the American Community Survey (ACS)— which captures units in substandard conditions as self-reported in Census surveys. In the Town of Colma, renter households are also more likely to have substandard kitchen and plumbing facilities compared to owner households. Generally, a low share of households lacks kitchens or plumbing. For renters, 2.5% lack kitchen facilities, and just over one percent lack plumbing. No owner households lack complete kitchen or plumbing facilities in Colma (Figure IV-20). Since substandard housing numbers are very low, most likely there is not a concentration of this type of housing. Data on housing conditions are very limited for the region. When comparing Colma’s substandard housing with surrounding jurisdictions is limited to the City of San Bruno where incomplete kitchen facilities affect 0.4% of renters and incomplete plumbing facilities affect 0.1% of renters (City of San Bruno Fair Housing Assessment, 2022). Furthermore, 0.1% of homeowners experience incomplete plumbing (City of San Bruno Fair Housing Assessment,

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 37 2022). While Colma’s numbers are higher than San Bruno, both percentages for renters and homeowners are very low.

Homelessness. In 2019, 1,512 people were experiencing homelessness in the County; 40% were in emergency or transitional shelters, while the remaining 60% were unsheltered. The majority of unsheltered people experiencing homelessness were in households without children.

The majority of people in transitional housing were in households with children (Figure IV-21).

A s of the 2019 S an Mateo Homel ess C ensus, e igh t unshel tered homel ess peopl e w ere counted i n C ol ma. Homel essness i s a regi onal i ssue and consi derati on of the homel ess i s i mportant i n formul ati ng housi ng pol i cy.

People who identify as American Indian or Alaskan Native (6% homeless, less than 1% general population), Black (13%, 2%), White (67%, 51%), and Hispanic (38%, 28%) are overrepresented in the homeless population compared to their share of the general population (Figure IV-22 and Figure IV-23). People struggling with chronic substance abuse (112 people), severe mental illness (305), and domestic violence (127) represent a substantial share of the homeless population in 2019 (Figure IV-24).

Displacement. Owner households generally enjoy a greater amount of housing stability, whereas renter households are more mobile (i.e., move more frequently). Households in the Town were less likely to have moved in the past year compared to the households in the County (10% compared to 12% in the County) (Figure IV-25 and Figure IV-26) In Colma, 94% of residents have either lived in the same house or moved to another house within town limits (Figure IV-25). When looking at the data at the County level, both San Mateo County and Colma residents tend to stay in the same house or move within the same city or town.

Because renters are generally considered more vulnerable to displacement (Figure IV-28), Colma as a census tract is considered vulnerable. This is because 20% to 40% of the households are renter occupied (Figure IV-30). While 20% to 40% renter occupied households are common in the region, non-homeowners are more susceptible to displacement whereas homeowners are not.

While the Town of Colma has 65 units of assisted housing units in its housing stock, they are all at low risk of conversion (Veterans Village). Veterans Village is a Low-Income Housing Tax Credit property and will not expire until 2071. However, San Mateo County has 417 units at risk of conversion — 8% of the total assisted housing units in the County (Figure IV-27). While there has not been any major housing development since 2019 (Veterans Village), the lack of activity in housing may have been a result of the pandemic and not disinvestment. There has not been any recent environmental displacement in Colma, however, it is important to note that the San Andreas Fault is just west of the Town and along El Camino Real has high liquefaction susceptibility.

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 38

According to the Urban Displacement Project, the Town of Colma is vulnerable to displacement (Figure IV-28). Additionally, there is a very minimal area in the northwest portion of the Town included in the Special Flood Hazard Areas, which are determined by the Federal Emergency Management Agency (FEMA) as having a 1% chance of flooding annually (Figure IV-29, IV-30, and IV-31).

Displacement Sensitive Communities
“According to the Urban Displacement Project, communities were designated “sensitive” if they met the following criteria:
 They currently have populations vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing costs. Vulnerability is defined as:
 The share of very low-income residents is above 20%, 2017  AND
 The tract meets two of the following criteria:
• Share of renters is above 40%, 2017
• Share of people of color is above 50%, 2017
• Share of very low-income households (50% AMI or below) that are severely rent-burdened households is above the County median, 2017 • They or areas nearby have been experiencing displacement pressures.

Displacement pressure is defined as:
 Percent change in rent above County median for rent increases, 2012-2017
OR
 Difference between tract median rent and median rent for surrounding tracts above median for all tracts in the County (rent gap), 2017”

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 39 Access to mortgage loans. Disparities by race and ethnicity are also prevalent in home mortgage applications, particularly in denial rates (Figure IV-32). Hispanic (43% denial rate) and Asian/API households (33%) had the highest denial rates for mortgage loan applications in 2018 and 2019. Conversely, non-Hispanic White households 17%) have the lowest denial rates during the same time (Figure IV-33).

Zoning and land use.

Di sproporti onate Housi ng Needs
Cost Burden, T own of Colm a, 201 9
A rea Median I ncome ( A MI )
Overcrowding, T own of Colm a, 201 9
Occupants per Room by Tenure
S
ubstandard Housing, T own of Colm a, 201 9
Incom plet e Kit chen and Plum bing Facilit ies by Tenure Hom elessness, San M ateo County, 201 9
R ace and E thnicity
S hare of H omeless
Population
S hare of Overall
Population
A meri can I ndi an or A l aska Nati ve 6% 0%
As ia n / AP I 6% 30%
B l ack or A f ri can A meri can 13% 2%
Wh it e 67% 51%
Other R ace or Mul ti pl e R aces 8% 17%
Displacem ent, 2020
A ssisted Units at High or V ery
High Risk of Displacem ent Town of Colm a S an Mateo C ounty Number of Units 0 417
% of A ssisted Units 0% 8%
40%
32%
70%
58%
90%
7%
50%
15%
42%
10%
53%
18%
15%
0%- 30% of A MI
31%-50% of A MI
51%-80% of A MI
81%-100% of A MI
100%+ of A MI
0%- 30% of I ncome Used for Housing 30%-50% of I ncome Used for H ousi ng 50%+ of I ncome Used for Housi ng
K itchen
Pl umbing
Owner Re n t e r

2.5%

1.2%

3.7%

3.1%1. 0 to 1.5 Occupants per R oom
More than 1.5 Occupants per R oom
Owner Re n t e r Seri es3
1-1. 5 Occupants
per R oom

1. 5+ Occupants
per R oom

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 40 Site Inventory Analysis
The Site Inventory Analysis is included in the Housing Element Draft section called Site Inventory.

AB 686 requires an analysis of sites identified to meet RHNA obligations for their ability to affirmatively further fair housing.
 The analysis of the opportunity sites will consist of:
 Map of identified sites by lower-income, moderate-income, and above moderate-income units;
 Identification of sites within or in proximity to R/ECAPs and edge R/ECAPs and/or low income/poverty concentrations;
 Proportion of low and very low-income units located in that area, as well as concentrations of Housing Choice Vouchers,
 H ow the distribution of lower, moderate, and above moderate-income units— and the share located in low, moderate, and high resourced areas—will change with proposed site inventory development;
 Proximity to:
 High proficiency K-12 education institutions;
 Low social vulnerability;
 Good jobs proximity;
 Access to transportation;
 Healthy places; and
 Flood hazards.

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 41 Figure IV-34.

Site Inventory Map By Extremely Low-, Very Low-, Low-, Moderate-, and Above Moderate- Income Units

As this figure shows, income levels are distributed well in various parts of the Town and well- integrated with various income types. Once fully developed, residents in these opportunity sites should have access to the same resources as the current residents. Because Colma is in a single census tract, all sites within town are considered moderate-resource areas.

The Sites Inventory Map showing income distribution (Figure IV-34) is a visual representation of how household income could be potentially distributed in the 2023-2031 6Th Housing Element Cycle. Of the six identified sites for future housing development, there are three sites that may consist of above moderate-income levels (B Street, El Camino Real and Collins Ave, and 240 Collins). The other sites (Kohl’s, 7733 El Camino Real, 7778 El Camino Real) will have a combination of household income levels that will distribute the low-income/poverty concentrations. This figure shows future household income levels distributed in various parts of the Town and different income types. Once fully developed, residents in these opportunity sites should have access to the same resources as the current residents. Because Colma is in a single census tract, all sites within the Town are considered moderate-resource areas. The individual site analysis will provide further analysis and proximity to services.

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 42 Figure IV-35.

Site Inventory Map Within R/ECAPs and Edge R/ECAPs

As previously stated in the past decade, the Census tracts that qualify as R/ECAPs have gone from three in 2010, to two in 2019. Additionally, edge R/ECAPs has increased slightly from 11 in 2010 to 14 in 2019. There are no R/ECAPs in the Town in 2010 or 2019, however, there was one edge R/ECAP just west of the Town in Daly City (Figure II-29). In 2019, there was one R/ECAP northwest of the Town in Daly City and one edge R/ECAP southeast of the town in South San Francisco (Figure II-30). Since the Town of Colma is one comprised of one Census tract, any Census related data applies to all the Town’s boundaries.

Since the Town does not have any R/ECAPs, the sites that have been identified for future development should not perpetuate any existing conditions or areas related to concentrated poverty or lower incomes. The Town is aware of the two edge R/ECAPs in Daly City and South San Francisco. However, these sites should not negatively affect those census tracts as the three sites (Figure IV-35) in the north portion of town are potentially comprised of various

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 43 income levels and there are the sites in the south portion of town is anticipated to be above moderate-income units.

Another indicator of the lack of concentration of income and poverty households in the Town shown in the map below (Figure IV-36). Because the Town does not have any poverty concentrations, the future housing development on the identified sites should not have an effect.

Figure IV-36.

Poverty Level Map

Colma is comprised of one tract and one census block. Because of this, it may be difficult to accurately project if the future housing sites will increase the concentration of renters utilizing Housing Choice Vouchers. Within the Town, 15 to 30 percent of renter occupied units are utilizing Housing Choice Vouchers. These units are most likely renters in Veterans Village in the south part of town and possibly some units in the Sterling Park neighborhood in the north part of Town. Because there are no identified sites in near Veterans Village (Figure IV-37), future housing will not have an impact in that surrounding area. For the sites in the north part of Colma, a projected 4 extremely low-, 4 very low-, and 7 low-income units should not impact the concentration of renters using Housing Choice Vouchers dramatically.

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 44

Figure IV-37.

Site Inventory Map and Housing Choice Vouchers

50 percent to 75 percent of households west of Hillside Boulevard in are comprised of low to moderate incomes. Areas east of Hillside Boulevard, 75 percent to 100 percent of households are low to moderate incomes (Figure IV-38). There are not many residential units east of Hillside Avenue. Hoffman Estates, a 21-unit market rate residential community is the only housing in Colma in east of Hillside Avenue. The rest of the land is used in this section of town is cemeteries, recreation, commercial, and open space. Additionally, just adjacent to Hoffman Estates, a 501-space mobile home community in Daly City may explain why there is a higher concentration of low to moderate income levels in that part of Colma and Daly City.

On the west side of town, where all of the potential housing sites are located, 50 percent to 75 percent of households are low to moderate income levels. Because of Colma’s single census tract and block, it is difficult to accurately show where these households exist and if future housing will increase the concentration of low to moderate-income levels in certain areas of town. Given the existing housing conditions in town, it is unlikely that identified sites create a significant increase in concentrated areas of certain income levels.

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 45 Figure IV-38.

Site Inventory Map and Low-Moderate Income Population

B Street, APN: 008-125-180

T here i s one v acant pri vatel y -o wn e d p a rce l with in th e Ste rlin g Pa rk re sid e n tia l nei ghborhood, l ocated between 461 and 469 B S treet. Th e si te anal ysi s has determi ned th a t 1 sin gle-fami l y detached ( S F D) uni t can be devel oped on thi s 0.11 -acre vacant parcel .

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 46 Due to the size and population of the Town, it does not have its own school district as it is served by the Jefferson Union High School District and South San Francisco Unified School District. Because the Town is a single census tract and block group, educational outcomes should not dramatically change with the addition of 1 new housing unit (Figure IV-39).

The composite opportunity score for the Town as 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 SVI should not dramatically change with the addition of 1 new housing unit (Figure IV-40).

The Town scored relatively low (0.25-0.50) in jobs proximity (Figure III-7). The types of jobs most found in town are hourly retail jobs which are most likely to pay less than $3,333 per month (Figure III-5). However, proximity to job opportunities outside of Colma for residents at this housing site (Figure IV-41) should not be a barrier as it is within a half-mile of the Colma BART station and SamTrans lines both of which are considered “high-quality transit” (Figure IV- 42).

TCAC’s opportunity areas environmental scores are based on the CalEnviroScreen 3.0 indicators, which identify areas disproportionately vulnerable to pollution sources such as ozone, traffic, cleanup sites, groundwater threats, hazardous waste, impaired water bodies, and solid waste sites. The Town does not have any active or former factories that negatively affect air quality and the overall environment. The Town is bordered by a major freeway (Interstate 280), air quality, particularly diesel particulate matter may be higher in communities that border Interstate 280 and U.S. Route 101 in the surrounding region. This housing site is slightly less than three-quarters of a mile from Interstate 280 and approximately seven miles from U.S.

Route 101. This housing site should not be negatively affected by the existing environmental conditions (Figure IV-43). Another factor for low scores may be hazardous materials. Currently, there are two areas in town that have been identified as containing hazardous materials. One site is a former landfill the other site is used for light industrial purposes. The former landfill is approximately one and a half miles away and the other site is just under one-quarter of a mile away. Given its location in a walkable neighborhood and proximity to transit lines, this site should be ranked as one of the higher environmental outcomes.

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 47 7733 El Camino Real, APN: 008-127-020

7733 El Camino Real, the “Sandblaster Property” is a 0.53-acre parcel with a commercial designation. The site analysis has determi ned that 4 extremel y l ow -, 4 very low -, and 8 above moderate uni ts coul d be bui l t, for a total of 16 uni ts.

Due to the size and population of the Town, it does not have its own school district as it is served by the Jefferson Union High School District and South San Francisco Unified School District. Because the Town is a single census tract and block group, educational outcomes should not dramatically change with the addition of 16 new housing units (Figure IV-39).

TCAC’s opportunity areas environmental scores are based on the CalEnviroScreen 3.0 indicators, which identify areas disproportionately vulnerable to pollution sources such as ozone, traffic, cleanup sites, groundwater threats, hazardous waste, impaired water bodies, and solid waste sites. The Town does not have any active or former factories that negatively affect air quality and the overall environment. The Town is bordered by a major freeway (Interstate 280), air quality, particularly diesel particulate matter may be higher in communities that border Interstate 280 and U.S. Route 101 in the surrounding region. This housing site is approximately half a mile from Interstate 280 and approximately seven miles from U.S. Route 101. This housing site should not be negatively affected by the existing environmental conditions related to pollution from these freeways (Figure IV-43). Another factor for low scores may be hazardous

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 48 materials. Currently, there are two areas in town that have been identified as containing hazardous materials. One site is a former landfill the other site is used for light industrial purposes. The former landfill is approximately over one and a half miles away and the other site is less than 500 feet across El Camino Real. The site is in a walkable neighborhood and proximity to transit lines should be ranked as one of the higher environmental outcomes.

There is a small area in the northwest portion of the Town included in the Special Flood Hazard Areas, which are determined by the Federal Emergency Management Agency (FEMA) as having a 1% chance of flooding annually. This housing site is not affected by any potential flooding (Figure IV-44).
7778 El Camino Real, APN: 008-141-080
7778 El Camino Real, the “Bocci Property” is a 0.6-acre parcel with a commercial designation.

The site analysis has determi ned that 7 lo w-, and 8 above moderate uni ts coul d be bui l t, for a total of 1 5 uni ts.

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 49 TCAC’s opportunity areas environmental scores are based on the CalEnviroScreen 3.0 indicators, which identify areas disproportionately vulnerable to pollution sources such as ozone, traffic, cleanup sites, groundwater threats, hazardous waste, impaired water bodies, and solid waste sites. The Town does not have any active or former factories that negatively affect air quality and the overall environment. The Town is bordered by a major freeway (Interstate 280), air quality, particularly diesel particulate matter may be higher in communities that border Interstate 280 and U.S. Route 101 in the surrounding region. This housing site is approximately half a mile from Interstate 280 and approximately seven miles from U.S. Route 101. This housing site should not be negatively affected by the existing environmental conditions related to pollution from these freeways (Figure IV-43). Another factor for low scores may be hazardous materials. Currently, there are two areas in town that have been identified as containing hazardous materials. One of which includes a former landfill and the other is this site. The former landfill is approximately one and a half miles away. In the 2040 General Plan, this site has been identified on the California Geotracker website as a location where hazardous materials used to be present (site remediation is complete) or where hazardous materials are still present. Because the current occupant is a monument maker, it may explain why contamination in the soil and groundwater was detected. However, as of October 2021, the State Water Resources Control Board has considered this complete and closed. Despite the remediated factors on this site, this location is in a walkable neighborhood and the short proximity to transit lines should be ranked as one of the higher environmental outcomes.

Kohl’s Site, APN: 008-421-120

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 50 The “Kohl’s Site” is a 8.06-acre parcel with a commercial designation. The site analysis has determined that 22 e xtre m e ly lo w -, 23 very low -, 23 lo w-, 44 moderate-, and 90 above moderate uni ts coul d be bui l t, for a total of 202 u n its.

Due to the size and population of the Town, it does not have its own school district as it is served by the Jefferson Union High School District and South San Francisco Unified School District. Because the Town is a single census tract and block group, educational outcomes could change with the addition of 202 new housing units (Figure IV-39).

The composite opportunity score for the Town as 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 SVI could change with the addition of 202 new housing units (Figure IV-40).

TCAC’s opportunity areas environmental scores are based on the CalEnviroScreen 3.0 indicators, which identify areas disproportionately vulnerable to pollution sources such as ozone, traffic, cleanup sites, groundwater threats, hazardous waste, impaired water bodies, and solid waste sites. The Town does not have any active or former factories that negatively affect air quality and the overall environment. The Town is bordered by a major freeway (Interstate 280), air quality, particularly diesel particulate matter may be higher in communities that border Interstate 280 and U.S. Route 101 in the surrounding region. This housing site is approximately just over half of a mile from Interstate 280 and approximately seven miles from U.S. Route 101.

This housing site should not be negatively affected by the existing environmental conditions related to pollution from these freeways (Figure IV-43). Another factor for low scores may be hazardous materials. Currently, there are two areas in town that have been identified as containing hazardous materials. One of which includes a former landfill and the other is used for light industrial purposes. The former landfill is approximately one mile away and the other is approximately three-quarters of a mile away. The site is near transit lines and should be ranked as one of the higher environmental outcomes.

El Camino Real and Collins Avenue, APN: 008-421-170
The site is a .41-acre parcel with a planned development designation. The site analysis has determined that 8 above moderate uni ts coul d be bui l t, for a total of 8 u n its.

Due to the size and population of the Town, it does not have its own school district as it is served by the Jefferson Union High School District and South San Francisco Unified School

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 51 District. Because the Town is a single census tract and block group, educational outcomes should not dramatically change with the addition of 8 new housing units (Figure IV-39).

TCAC’s opportunity areas environmental scores are based on the CalEnviroScreen 3.0 indicators, which identify areas disproportionately vulnerable to pollution sources such as ozone, traffic, cleanup sites, groundwater threats, hazardous waste, impaired water bodies, and solid waste sites. The Town does not have any active or former factories that negatively affect air quality and the overall environment. The Town is bordered by a major freeway (Interstate 280), air quality, particularly diesel particulate matter may be higher in communities that border Interstate 280 and U.S. Route 101 in the surrounding region. This housing site is approximately just over half of a mile from Interstate 280 and approximately seven miles from U.S. Route 101.

This housing site should not be negatively affected by the existing environmental conditions related to pollution from these freeways (Figure IV-43). Another factor for low scores may be hazardous materials. Currently, there are two areas in town that have been identified as containing hazardous materials. One of which includes a former landfill and the other is used for light industrial purposes. The former landfill is just over a mile away and the other is approximately three-quarters of a mile away. The site is near transit lines and should be ranked as one of the higher environmental outcomes.

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 52 There is a very minimal area in the northwest portion of the Town included in the Special Flood Hazard Areas, which are determined by the Federal Emergency Management Agency (FEMA) as having a 1% chance of flooding annually. This housing site is not affected by any potential flooding (Figure IV-44).

Collins Avenue near El Camino Real, APN: 010-422-050

The site is a .72-acre parcel with a planned development designation. The site analysis has determi ned that 8 above moderate uni ts coul d be bui l t, for a total of 14 uni ts.

TCAC’s opportunity areas environmental scores are based on the CalEnviroScreen 3.0 indicators, which identify areas disproportionately vulnerable to pollution sources such as ozone, traffic, cleanup sites, groundwater threats, hazardous waste, impaired water bodies, and solid waste sites. The Town does not have any active or former factories that negatively affect air quality and the overall environment. The Town is bordered by a major freeway (Interstate 280), air quality, particularly diesel particulate matter may be higher in communities that border Interstate 280 and U.S. Route 101 in the surrounding region. This housing site is approximately just over half of a mile from Interstate 280 and approximately seven miles from U.S. Route 101.

This housing site should not be negatively affected by the existing environmental conditions related to pollution from these freeways (Figure IV-43). Another factor for low scores may be

ROO T PO LIC Y RESEARCH TOWN OF CO LMA JURISDICTIONAL SUMMARY, PAGE 53 hazardous materials. Currently, there are two areas in town that have been identified as containing hazardous materials. One of which includes a former landfill and the other is used for light industrial purposes. The former landfill is just over a mile away and the other is approximately three-quarters of a mile away. The site is near transit lines and should be ranked as one of the higher environmental outcomes.

ATTACHMENT F
Notice of Exemption

Project Title: 2023-2031 Housing Element Update
Project Applicant: Town of Colma
Project Location: Entire Town of Colma, San Mateo County Project Description: The purpose of the 2023-2031 Housing Element Update 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 Update is designed to comply with State Housing Element law and guidelines for the preparation and adoption of Housing Elements.

The contents of the 2023-2031 Housing Element Update include an analysis of population, employment and housing trends, an evaluation of housing needs, statement 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 current 2015-2023 Housing Element were evaluated and modified where necessary to reflect changing market conditions and policy priorities.

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, that was formed to specifically administer the Association of Bay Area Governments (ABAG) Regional Housing Needs Allocation (RHNA) process.

From this process, it was determined that Colma’s allocation for the 6 th RHNA cycle is 202 units, 106 of
which are allocated as units affordable to moderate, low and very low-income households. A total of 75 units have been developed within Colma since 2015, meeting the 2015-2023, 5th cycle of RHNA, which is ____. Colma has the capacity for the 202 units through the development of vacant and underutilized parcels located throughout the Town. Colma has also adopted goals, policies and programs through their recent 2040 General Plan Update (adopted in March 2022) to encourage and facilitate the development of these units.

The Housing Element Update is closely related to other General Plan Elements. More specifically, the Land Use Element sets forth the amount and type of residential development permitted under the General Plan, thereby establishing housing opportunities 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 2040 General Plan Update provides a newly created Commercial Overlay District, including a 40-acre 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 the BART railroad track.

Upon the adoption, the 6
th Cycle Housing Element Update will become a part of the Colma 2040 General Plan. A Final EIR (SCH No. 2020069005) was certified by the Town in March 2022 and a Notice of Determination (NOD) was submitted to the SCH on March 23, 2022. The EIR considered and addressed growth and development opportunities and the Housing Element Update is consistent with the analysis and findings of the General Plan Update Final EIR.

Exemption Status: Ministerial, State Code Number 15061(b)(3).

ATTACHMENT F
Reason why Project is Exempt: Section 15061(b)(3) consist of activities covered by the “common sense exemption” that CEQA applies only to projects which have the potential for causing a significant effect on the environment. The 2023-2031 Housing Element Update would not result in any direct or indirect physical changes to the environment. The Housing Element Update is strictly a policy document and does not provide entitlements to any specific land use project. The Housing Element Update does not make any changes to the General Plan land use map and would not modify any land use designations, allowed densities, or land use intensities established by the General Plan. As described in the 2023-2031 Housing Element Update, the City’s sites, designated by the General Plan, which would accommodate residential development, have adequate capacity to accommodate the City’s RHNA number.

The 2023-2031 Housing Element contains goals, policies and programs aimed at addressing Colma’s housing development, preservation, and rehabilitation needs, including accommodating the City’s RHNA of 202 housing units by 2031, encouraging housing to serve lower income and special needs households, increased access to affordable and special needs housing and affirmatively furthering fair housing. The proposed project does not entitle, propose or otherwise require the construction of new development or rehabilitation of existing development, but rather includes goals and policies consistent with existing and proposed uses identified in the General Plan and as mandated to be allowed under State law.

All future housing development projects will be reviewed pursuant to CEQA. As previously noted, the recent General Plan Update EIR accounted for residential development, which is inclusive of the 202 residential unit allocation, pursuant to RHNA. Potential impacts resulting from buildout in accordance with the General Plan Update accounts for the 202 units and no additional impacts or residual impacts or affects would occur that have not been previously addressed and/or accounted for. The 2023-2031 Housing Element Update was reviewed, and it was confirmed that it would not have the potential to result in a significant adverse effect, as previously cited, for any environmental issue area, including aesthetics, agricultural/forestry resources, air quality, biological resources, cultural resources, energy, geology/soils, greenhouse gas emissions, hazards and hazardous materials, hydrology/water quality, land use/planning, mineral resources, noise, population/housing, public services, recreation, transportation, tribal cultural resources, utility/service systems, wildfire, cumulative impacts or substantial adverse effects to human beings.

The Update to the 2023-2031 Colma Housing Element is Exempt under State CEQA Guidelines Section 15061(b)(3), common sense exemption. The Proposed Project involves policies, programs and actions to meet the City’s RHNA allocation that either would not cause a significant effect on the environment or incorporates actions that have already been taken by the City. Additionally, the policies incorporated into the General Plan by the General Plan EIR include mitigation measures to avoid or mitigate environmental impacts on sites designated in the Housing Element. Based on these factors, it is concluded, with certainty, that there is no possibility that the proposed 6 th Cycle Housing Element
Update would have a significant effect on the environment. Therefore, the 2023-2031 Housing Element Update is exempt from the provisions of CEQA, as set forth in Section 15061(b)(3), of the State CEQA Guidelines.

ATTACHMENT G: Figures and Maps

Figure 1. Map of Housing Sites

Figure 2. Map of Housing Sites Sterling Park/North El Camino Real

Figure 3. Neighborhood Segregation by Census Tract, 2019

Figure 4. Population by Racial Group, Colma, and the Region

Figure 5. Racial Dot Map of Colma (2020)

Figure 6. TCAC Opportunity Areas TCAC Score by Census Tract, 2021

Sou rce : C al i forni a D epartment of Housi ng and C ommuni ty D ev el opment A F F H D ata V i ewer

Figure 7. AFFH Action Plan

Fair Housing
Issues Contributing Factors Objectives

Meaningful Actions Timeline
Action Area 1. Improve Fair Housing Outreach
Fair Housing
Outreach

1. Lack of access to
information about
fair housing rights;
Limited knowledge
of fair housing by
residents

2. Greater outreach
efforts are needed
in various formats.

3. More resources
should be made
available to the
public.

Maintain zero to low
complaints and
inquiries.

Action 1.1: (Program 5.1, 5.4, 5.5, 8.1, 8.2)
• Continue and update the Towns’ fair housing webpage to include fair housing 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.
• Provide materials in various languages including Chinese, Spanish, Tagalog, and other (appropriate languages).
• Provide education to landlords and property managers on requirements to address reasonable accommodation
requests
• Utilize the Town’s various existing media outlets to
advertise Fair Housing Information
• Conduct Fair Housing workshops and study sessions with the Town Council
Begin implementation
in 2023, with Annual
reports beginning in
2024.

Action Area 2. Protecting Existing Residents from Displacement, Providing Strategies that Protect Residents that are Black, Indigenous, and People of Color (BIPOC) Including Residents with Special Needs (Seniors, Persons with Disabilities, and Homeless Persons) Protected Groups
have
disproportionate
housing needs
including disparities
in access to
opportunities

Disproportionate
access to housing
for individuals living
with special needs

1. Historic
discrimination and
continued
mortgage denials;
High housing costs
and low wages

2. Need for
community
revitalization
programs and
strategies

3. Lack of public
investments in
Improve accessibility
to home mortgage
loans for protected
groups who have high
loan denial rates

Action 2.1: (Programs 2.2, 4.1, 4.2, 4.3, 4.4, 4.5, 4.6, 5.1,

5.2, 5.3, 5.4)
• Provide down payment assistance to minority households and homebuyer education households by pursuing monies
dedicated to providing financial assistance to BIPOC
communities
• Provide homebuyer education materials in Chinese,
Spanish, Tagalog, and other (appropriate languages)
• Annual workshops with HEART, HIP Housing, San Mateo
Housing Authority, and other organizations that can assist with education and fair housing-related issues
Starting in 2024,
partnering with HEART
on an annual basis,
providing first-time and
low-income buyer
education programs,
and prioritizing
marketing of the
programs to BIPOC
and special needs
community members

Fair Housing
Issues Contributing Factors Objectives

Meaningful Actions Timeline

underprivileged
neighborhoods.

4. General lack of
affordable housing,
particularly in areas
with appropriate
services and
amenities.

• Work with the San Mateo County Department of Housing
to obtain information on anti-displacement programs that addresses tenant’s rights and relocation assistance. Utilize this information in annual workshops and study sessions to continue to inform Town residents of existing and new
programs.

Action Area 3. Enhancing Housing Mobility Strategies and Encouraging New Housing Choices Affordable housing is
limited and the
ability to add
affordable housing is
constrained by lack
of available land

1. 75 percent of
Colma’s land use is
zoned for cemetery
use

2. Multifamily zoning
does not currently
exist

3. Only one available
affordable housing
complex exists in
the Town

4. Design and
Development
standards are not
appropriate for
multi-family
housing projects
• Create land use
opportunities for
multi-family
housing in town
• Encourage the
construction of
ADUs and JADUs
• Encourage the
construction of
affordable housing
throughout the
Town

Action 3.1: (Programs 2.1, 2.2, 3.1, 3.2, 3.3, 3.4, 3.5, 3.6,

3.7, 3.8, 3.9)
• Create Housing Element overlay zone that allows for land use flexibility in commercial zone
• Develop a proactive outreach program where ADU and
JADUs’ information is readily available on the Town’s
website with an annual workshop for ADU development
• The Town will proactively approach housing developers to encourage the development of opportunity sites and
encourage affordable housing on these sites
• Make appropriate amendments to the Town’s zoning code to include multi-family residential zoning districts
• Develop objective design and development standards that allow high-density and affordable housing projects to be constructed by right
• Take necessary actions to ensure opportunity sites are vetted for environmental and zoning appropriateness so
that high-density and affordable housing projects are
reviewed via a streamlined process.
• Amend the Town’s parking standards to include parking alternatives that are less restrictive for high-density and affordable housing projects to be constructed; ensure
parking standards meet State Law.

Housing Element
overlay zone will go
into effect once
adopted and certified
by HCD (estimated
2023)

Begin ADU/JADU
outreach program,
workshops in 2023 and
continued annually

Beginning 2023, staff
will proactively identify
both for-profit and
nonprofit developers,
take meetings, and
present opportunity
sites for future housing
development

Figure 8. Evaluation of Previous Housing Element

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 neighborhood.

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
they are on a permanent foundation,
devoid of wheels or axles, meets
specified design standards, and
established 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. (see Program 1.1)

Modifications to the program include
annual outreach, developing objective
design standards for manufactured
housing in single-family housing zoning
designations, and encourage developers
to utilize lot split under SB 9.

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 of
decision-makers of annual
progress toward meeting
Housing Element Goals.

Continue internal consistency review
annually and make reports available to
the public.

The Town’s General Plan was adopted in
March 2022 and the Planning
Department continues to annual report
housing progress to HCD.

This program is continued in the 2023
Housing Element. (See Program 1.2).

Modifications to the program include
annual internal consistency review and

Program Program Objective Accomplishments Effectiveness and Appropriateness
public reporting of the review on the
Town’s website.

Policy 2: Encourage construction of second dwelling units where appropriate.

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.
(see Program 2.1 and 2.2)

Modifications include updating Second
Unit Ordinance in 2023, creating
outreach materials which include
objective design standards for ADU and
second units. New ADU program
(program 2.2), which includes annual
outreach, workshops, and updating ADU
ordinance to reflect state law in 2023.

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
residential and commercial. Higher
density, multi-unit residential
developments are permitted in PD zones.

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
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.

No new “PD” Districts were established
or Mixed Use developments were built in
the current cycle.

This program will continue in the 2023
Housing Element. (see Program 3.1)

Program Program Objective Accomplishments Effectiveness and Appropriateness
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
provisions when
appropriate.

Modifications include objective design
standards and development standards
for “PD” Districts, establish
Administrative Approval Process to
streamline review of any high-density or
mixed-use projects.

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.

Colma is participating with other
jurisdictions in San Mateo County to
prepare a joint Nexus study to the
support existing ordinance.

No new housing units were built using
Density Bonus and Inclusionary Housing
Provisions.

This program is continued in the 2023
Housing Element. (see Program 3.2)

Modifications include annual review of
State’s Density Bonus Law and make
amendments to the Town’s Density
Bonus Ordinance for consistency.

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. (see program

3.3)

Modifications include removing parking
minimums for projects located within .5
mile of high quality transit, annual review

Program Program Objective Accomplishments Effectiveness and Appropriateness
of state legislature, updating the Town’s
ordinance as needed, outreach to
property owners regarding new laws,
and updating the Zoning Code to reflect
changes.

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.

This program and other programs led to
Veterans Village to be built during the
current housing cycle.

Routine meetings and inquiries with
property owners, citizens and developers
as they request information about
various properties.

This program and other programs led to
Veterans Village to be built during the
current housing cycle. While this
program was successful, it will be
discontinued in the 2023 Housing
Element. The planning department has
adopted this practice for every vacant
and non-vacant site in town.

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
current housing cycle.

This program is discontinued 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 has been discontinued in
the 2015 Housing Element.

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 and other programs led
to Veterans Village to be built during
the current housing cycle.

This program is continued in the 2023
Housing Element. (see Program 3.4)

Modifications to this program include a
Inclusionary Housing Ordinance that
requires a development of 5 or more to
have 20% affordable units or pay an in-
lieu fee. The planning department will
also proactively reach out to property
owners and developers to utilize Housing
Fund.

Policy 4: Provide Housing accessible to persons with special needs, including seniors, persons with disabilities, and homeles s 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. (see program 4.1)

Modifications include Planning
Department’s responsibility to amend,
implement, monitor, and provide
information about the municipal zoning
code. This department will also confirm

Program Program Objective Accomplishments Effectiveness and Appropriateness
that the Town’s codes, policies, and
procedures will comply with the
“reasonable accommodation” for
disabled provisions and all fair housing
laws. Joint efforts with the Town’s ADA
Coordinator to obtain guidance on
reasonable accommodations’ application
process.

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.
(see program 4.2)

Modifications include the Planning
Department identifying opportunities to
expand senior housing in mixed-use and
high-density multi-family housing
projects.

Program Program Objective Accomplishments Effectiveness and Appropriateness
Program 4.3 Emergency Shelters.

Timing: Ongoing
Responsibility: Planning Department
Allowance for an
emergency shelter.

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.
(see program 4.3)

Modifications include working with
LifeMoves, updating the Town’s website
for homeless related assistance, and
advising potential developers of
emergency shelter and zoning
provisions.

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.

No dedicated transitional or supportive
housing was built in the current housing
cycle. Veterans Village does provide
housing to formerly homeless veterans
and provide supportive services to their
residents.

This program will not continue in the
2023 Housing Element. Program 4.3 (see
Program 4.3) does cover some of the
elements in this program.

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
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
The Town has amended its zoning code
to clarify that the supportive housing is
considered a residential use of property.

As a result, this program is will not
continue in the 2023 Housing Element.

Program Program Objective Accomplishments Effectiveness and Appropriateness
those restrictions that apply to other
residential dwellings of the same
type in the same zone.

Timing: Ongoing
Responsibility: Planning Department
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
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 ensure 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. (see
program 4.4)

Modifications include identifying existing
community-based housing types,
outreach to residents who have special
needs and local providers can assist with
special needs. The Planning Department
will assess and implements development
standards that support by-right zoning
for care facilities and affordable housing
for segmented groups.

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
There were no reported violations of fair
housing in this cycle.

This program is effective and will
continue in the 2023 Housing Element.
(see Program 5.1)

Program Program Objective Accomplishments Effectiveness and Appropriateness
offices providing project funding and
individual assistance.

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.

HIP has attended town events on an
annual basis to promote this program.

This program is effective and will
continue in the 2023 Housing Element.
(see Program 5.2)
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.
(see Program 5.3)

Modifications includes outreach
programs, contacting landlords of
multifamily properties in town to educate
and inform of program.

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 will not continue in the
2023 Housing Element as this is a task
currently done by the Planning
Department.

Program Program Objective Accomplishments Effectiveness and Appropriateness
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.

As a result, 31 very-low and 34 low
housing units were built at Veterans
Village.

This program is effective and will
continue in the 2023 Housing Element.
(see Program 5.4)

Modifications includes annual meetings
with property owners, non-profit
developers, and outreach to stakeholders
who can assist in the development in
affordable units.

Policy 6: Recommended and promote energy conservation in existing and new housing.

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 enforces 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.
(see Program 6.1)

Modifications include Sustainability
Manager to coordinate with Planning
Department to draft reach code for City
Council adoption in Q1 2023 and Building
Department to enforce reach code
requirements in new residential
construction.

Program Program Objective Accomplishments Effectiveness and Appropriateness
Program 6.2 Encourage use of cool
roofing systems and other energy
conservation measures to reduce a
building’s energy usage.

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.
(see program 6.2)

Modifications include Planning and
Building Departments to proactively
educate applicants for applicable
projects.

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
Rebuilding Together Peninsula as
opportunities arise.

This program is effective and will
continue in the 2023 Housing Element.
(see Program 7.1)

Modifications includes Town staff to be
included in the process.

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.

This will not continue in the 2023
Housing Element.

Many elements of this program is
covered in Program 7.1.

Program Program Objective Accomplishments Effectiveness and Appropriateness
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.

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

1.05.020 of the Colma Municipal Code,
relating to penalties for infractions.

This program is effective and will
continue in the 2023 Housing Element.
(see Program 7.2)

Modifications include Planning
Department and Code Enforcement
collectively identifying properties who are
in violation and seek out funding sources
to help with maintenance costs.

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 Program Objective Accomplishments Effectiveness and Appropriateness
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 will not continue in the
2023 Housing Element.

Programs 7.1,7.2, and 7.3 covers the
tasks involved in this program.

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.
(see Program 7.3)

Modifications include outreach by
Planning Department and Recreation
Department.

Figure 9. High-Quality Transit Buffer and Site Inventory Map

STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
September 14, 2022

Brian Dossey, City Manager
Town of Colma
1198 El Camino Real
Colma, CA 94014

Dear Brian Dossey:

RE: Town of Colma’s 6
th Cycle (2023-2031) Draft Housing Element

Thank you for submitting the Town of Colma’s (Town) draft housing element received for review on June 16, 2022, with revisions received on September 2, 2022. Pursuant to Government Code section 65585, subdivision (b), the California Department of Housing and Community Development (HCD) is reporting the results of its review. Our review was facilitated by a conversation on August 17, 2022 with you, and the Town’s consultants Alvin Jen, Claire Smith, Farhad Mortazavi, and Brad Donohue from CSG Consultants.

The draft element addresses many statutory requirements; however, revisions will be necessary to comply with State Housing Element Law (Article 10.6 of the Gov. Code).

The enclosed Appendix describes revisions needed to comply with State Housing Element Law.

For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if a local government fails to adopt a compliant housing element within 120 days of the statutory deadline (January 31, 2023), then any rezoning to accommodate the regional housing needs allocation (RHNA), including for lower-income households, shall be completed no later than one year from the statutory deadline. Otherwise, the local government’s housing element will no longer comply with State Housing Element Law, and HCD may revoke its finding of substantial compliance pursuant to Government Code section 65585, subdivision (i). Please be aware, if the Town fails to adopt a compliant housing element within one year from the statutory deadline, the element cannot be found in substantial compliance until rezones to accommodate a shortfall of sites pursuant to Government Code section 65583, subdivision (c), paragraph (1), subparagraph (A) and Government Code section 65583.2, subdivision (c) are completed.

Brian Dossey, City Manager

Page 2 ends

Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the Town should continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available and considering and incorporating comments where appropriate.

Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.

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

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

HCD is committed to assisting the Town in addressing all statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact Molivann Phlong, of our staff, at [email protected].

Sincerely,

Melinda Coy
Proactive Housing Accountability Chief

Enclosure

Town of Colma’s 6th Cycle Draft Housing Element Page 1
September 14, 2022

APPENDIX

TOWN OF COLMA

The following changes are necessary to bring the Town’s housing element into compliance with Article 10.6 of the Government Code. Accompanying each recommended change, we cite the supporting section of the Government Code.

Housing element technical assistance information is available on HCD’s website at https://www.hcd.ca.gov/hcd-memos. Among other resources, the housing element section contains HCD’s latest technical assistance tool, Building Blocks for Effective Housing Elements (Building Blocks), available at https://www.hcd.ca.gov/building-bl ocks and includes the
Government Code addressing State Housing Element Law and other resources.

A. R
eview and Revision

Review the previous element to evaluate the appropriateness, effectiveness, and progress in implementation, and reflect the results of this review in the revised element. (Gov. Code, § 65588 (a) and (b).)

A
thorough program-by-program review is necessary to evaluate Town’s performance in addressing housing goals. As part of this analysis, the element should describe how the goals, policies and programs of the updated element incorporates what has been learned from the results of the previous element. This information and analysis provide the basis for developing a more effective housing program. While many programs were identified as being effective last cycle and will continue without modification, the metrics indicated that the programs were not implemented. The element must state how the programs will be revised to be more effective.

In addition, as part of the evaluation of programs in the past cycle, the element must provide an explanation of the effectiveness of goals, policies, and related actions in meeting the housing needs of special needs populations (e.g., elderly, persons with disabilities, large households, female-headed households, farmworkers and persons experiencing homelessness).

B. H
ousing Needs, Resources, and Constraints

1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction (Gov. Code, § 65583, subd. (c)(10)(A))

Fair Housing E
nforcement and Outreach: The element must include the Town’s ability to provide enforcement and outreach capacity, such as the Town’s ability to investigate complaints, obtain remedies, or the Town’s ability to engage in fair housing testing. The analysis should also clarify if the Town provides fair housing information in a variety of languages. While the element currently states that no fair housing complaints were

Town of Colma’s 6th Cycle Draft Housing Element Page 2
September 14, 2022
filed in the Town of Colma between the years 2017-2021, it also states that outreach could be improved. A program should be added to address needed improvements and provide fair housing outreach throughout the planning period. In addition, the appendix lists many fair housing laws but does not state how the Town complies with those law.

If the Town does not currently comply, a program should be added to address this need.

Integration and Segregation: T he element includes some data on integration and segregation at the regional and local level; however, additional information is needed.

The analysis of race and ethnicity must describe regional trends and patterns over time. While the element included data in a chart in Appendix B1, it should analyze the data provided. In addition, as the Town is in one census tract, the element must supplement this analysis with local knowledge on patterns and geographic trends within the Town. Lastly, the household income graphs demonstrated a significantly higher poverty rate for African Americans in comparison to other ethnicities within the Town, an analysis and program should be added as needed.

Access to Opportunity: W
hile the element provides some information on the access to opportunity, the element must include further analysis on access to economic opportunity and the environment. For example, the element states that the Town scores relatively low on economic access compared to surrounding jurisdictions, the element should include a regional analysis for access to jobs beyond the summary sentence. While the element includes a local analysis in relation to environmental access to opportunity, a regional analysis must also be included.

Disproportionate Housing Needs and Displacement Risk:

The element includes some
data on overcrowding, homelessness, and cost-burdened households. While it states that there is potential concentration of cost burden, the element should describe what contributes to the concentration in the identified areas as well as include a regional analysis. The section analyzing homelessness includes data on the regional homeless population but should also include data on the number of homeless individuals in the Town of Colma. The section analyzing displacement should further expand on local analysis regarding vulnerability to displacement as well as potential displacement due to the San Andreas Fault.

Contributing Factors: W
hile the element provided a list of contributing factors, they must also be prioritized and tied to fair housing issues and programs. Contributing factors create, contribute to, perpetuate, or increase the severity of fair housing issues and are fundamental to adequate goals and actions. The analysis shall result in strategic approaches to inform and connect goals and actions to mitigate contributing factors to affordable housing.

Site Inventory: The element must include an analysis demonstrating whether sites identified to meet the regional housing needs allocation (RHNA) are distributed throughout the community in a manner that affirmatively furthers fair housing. A full analysis should address the income categories of identified sites with respect to location, the number of sites and units by all income groups and how that effects the existing patterns for all components of the assessment of fair housing (e.g.,

Town of Colma’s 6th Cycle Draft Housing Element Page 3
September 14, 2022
segregation and integration, access to opportunity). The element should also discuss whether the distribution of sites improves or exacerbates conditions. If sites exacerbate conditions, the element should identify further program actions that will be taken to mitigate this (e.g., anti-displacement strategies).

Goals, Priorities, Metrics, and Milestones: Goals and actions must significantly seek to overcome contributing factors to fair housing issues. Currently, the element includes an Affirmatively Furthering Fair Housing (AFFH) Action Plan separate from the element’s policies and programs. If action is being taken on the AFFH Action Plan, this must also be included in the programs section. Programs also need to be based on identified contributing factors, be significant and meaningful. The element must add, and revise programs based on a complete analysis and listing and prioritization of contributing factors to fair housing issues. Furthermore, the element must include metrics and milestones for evaluating progress on programs, actions, and fair housing results.

In addition, the Action Plan identified an objective for Action 1.1 which would provide down payment assistance. However, the element must include specific metrics and milestones and specify what providing homebuyer education entails. For Action 2.1 in the Action Plan, the element could include stronger metrics to evaluate the progress of this action prior to 2029 or by including objectives midpoint in the planning period. For more information, please see HCD’s guidance at https://www.hcd.ca.gov/affirmatively- furthering-fair-housing.

2. Include an analysis and documentation of household characteristics, including level of payment compared to ability to pay, housing characteristics, including overcrowding, and housing stock condition. (Gov. Code, § 65583, subd. (a)(2).)

Overpayment: W hile the element identifies the total number of overpaying households, it must quantify and analyze the number of overpaying households by tenure (i.e., renter and owner) and the lower-income households paying more than 30 percent of their income on housing.

Ex
tremely Low-Income Households: The element must quantify projected extremely low-income (ELI) households and analyze their housing needs. The analysis of ELI housing needs could consider tenure and rates of overcrowding and overpayment. For additional information, see the Building Blocks at https://www.hcd.ca.gov/extremely- low-income-housing-needs.

Vacancy Rate: W
hile the element provides the overall vacancy rate, it must quantify and analyze the vacancy rate by tenure (i.e., renter and owner).

Housing Stock Conditions:

The element identifies the age of the housing stock.

However, it must include analysis of the condition of the existing housing stock and estimate the number of units in need of rehabilitation and replacement. For example, the analysis could include estimates from a recent windshield survey or sampling, estimates from the code enforcement agency, or information from knowledgeable builders/developers, including non-profit housing developers or organizations. For additional information, see the Building Blocks at https://www.hcd.ca.gov/housing- stock-characteristics.

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September 14, 2022

3. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov. Code, § 65583, subd. (a)(3).)

The Town has a RHNA of 202 housing units, of which 69 are for lower-income households. To address this need, the element relies on vacant sites, nonvacant sites, and nonresidential sites that allow residential uses. To demonstrate the adequacy of these sites and strategies to accommodate the Town’s RHNA, the element must include complete analyses:

Sites Inventory: The element must list sites by each property’s general plan and zoning designation, describing existing uses for any nonvacant sites and include a calculation of the realistic capacity of each site. While the element includes most requirements, the inventory must list whether each site is vacant or nonvacant, whether it has been identified in the 4
th or 5th cycle planning period, as well as the general plan and zoning designations. For additional information and sample sites inventory, see the Building Blocks at https://www.hcd.ca.gov/inv entory-of-suitable-land.

Pursuant to Government Code section 65583.3, subdivision (b), the Town must utilize standards, forms, and definitions adopted by HCD when preparing the sites inventory.

Please see HCD’s housing element webpage at https://www.hcd.ca.gov/housing- elements-hcd or a copy of the form and instructions. The Town can reach out to HCD at [email protected] f or technical assistance. Please note, upon adoption of the housing element, the Town must submit an electronic version of the sites inventory with its adopted housing element to [email protected].

Realistic Capacity: While the element provides assumptions of buildout for sites included in the inventory, it must also provide support for these assumptions. For example, the element should demonstrate what specific trends, factors, and other evidence led to the assumptions. The estimate of the number of units for each site must be adjusted as necessary, based on the land use controls and site improvements, typical densities of existing or approved residential developments at a similar affordability level in that jurisdiction, and on the current or planned availability and accessibility of sufficient water, sewer, and dry utilities. The element also needs to analyze the likelihood that the identified units will be developed as noted in the inventory in zones that allow nonresidential uses (e.g., mixed-use). This analysis should consider whether the mixed-use zone allows for 100 percent commercial or residential development and the likelihood of nonresidential development, performance standards, and development trends supporting residential development. For additional information, see the Building Blocks at https://www.hcd.ca.gov/analysis-of-s ites-and-
zoning.

Suitability of Nonvacant Sites: While the element identifies nonvacant sites to accommodate the regional housing need for lower-income households, it provides little description of the potential for redevelopment. The element must further describe the methodology used to determine the additional development potential within the planning period. The methodology must consider factors including the extent to which

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existing uses may impede additional residential development, development trends, market conditions, any existing leases or other contracts that would perpetuate the existing use or prevent redevelopment of the site for additional residential development, and regulatory or other incentives or standards to encourage additional residential development on these sites. (Gov. Code, § 65583.2, subd. (g).) For sites with residential uses, the inventory could also describe structural conditions or other circumstances and trends demonstrating the redevelopment potential to more intense residential uses. For nonresidential sites, the inventory could also describe whether the use is operating, marginal or discontinued, and the condition of the structure or could describe any expressed interest in redevelopment. The element must also address whether the identified environmental and topographical constraints were considered in the suitability of the sites. In addition, the element must provide an analysis of the nonvacant parking lot site listed as an “additional site” on page H-59.

In addition, if the housing element relies upon nonvacant sites to accommodate more than 50 percent of the RHNA for lower-income households, the housing element must demonstrate that the existing use is not an impediment to additional residential development in the planning period. (Gov. Code, § 65583.2, subd. (g)(2).) This can be demonstrated by providing substantial evidence that the existing use is likely to be discontinued during the planning period (Gov. Code, § 65583.2, subd. (g)(2). Absent findings (e.g., adoption resolution) based on substantial evidence, the existing uses will be presumed to impede additional residential development and will not be utilized toward demonstrating adequate sites to accommodate the RHNA.

Planned Development Permit: T
he element indicates that a Planned Development (PD)
permit is the best way to develop the sites identified in the inventory. However, it must describe and analyze the permit processing procedures impacts as potential constraints on housing supply and affordability,
particularly for residential development
affordable to lower-income households. The analysis must address whether the sites can develop at assumed capacity with the base zone, or whether a PD is required to develop at assumed capacity. In addition, the element must address the findings and approval procedures for a PD permit and whether it is discretionary, or a constraint on multifamily development. For additional information, see the Building Blocks at https://www.hcd.ca.gov/processing-permitting-procedures.

Suitability and A
vailability of Infrastructure: While the element describes water and sewer infrastructure for some sites, it must demonstrate sufficient water and sewer capacity for all sites. The element must also demonstrate sufficient existing or planned dry utilities supply capacity, including the availability and access to distribution facilities to accommodate the Town’s regional housing need for the planning period (Gov. Code, § 65583.2, subd. (b).). For additional information, see the Building Blocks at http://www.hcd.ca.gov/community-devel
opment/building-blocks/site-inventory-
analysis/analysis-of-sites-and-zoning.shtml#environmental.

Sites with Zoning for a Variety of Housing Types:

• Multifamily Zoning: While the element appears to indicate that multifamily developments of up to 6 units is allowed in the R Zone and C Zone with a

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Conditional Use Permit (CUP), the element must describe zoning that allows for projects greater than six units. In addition, the element must analyze the CUP requirement for multifamily as a potential constraint on housing supply and affordability. The analysis should identify findings of approval for the CUP and their potential impact on development approval certainty, timing, and cost. The element must demonstrate this process is not a constraint or it. For additional information, see the Building Blocks at https://www.hcd.ca.gov/processing-per mitting-
procedures.
• Emergency Shelters: Program 4.3 allows for an emergency shelter in the Commercial (C) district. However, the element must demonstrate permit processing, development, and management standards are objective and encourage and facilitate the development of, or conversion to, emergency shelters or include a program to do so. In addition, emergency shelters must only be subject to the same development and management standards that apply to residential or commercial development within the same zone except for those standards prescribed by statute. Also, the element must analyze policies and procedures to accommodate Low Barrier Navigation Centers pursuant to AB 101. For additional information, see the Building Blocks at
https://www.hcd.ca.gov/zoning-for-a-variety-of-housing-types and HCD’s SB 2 memo at http://www.hcd.ca.gov/community-devel opment/housing- element/housing-element-memos/docs/sb2_memo050708.pdf.
• Transitional and Supportive Housing: Transitional housing and supportive housing must be permitted as a residential use in all zones allowing residential uses and only subject to those restrictions that apply to other residential dwellings of the same type in the same zone. (Gov. Code, § 65583, subd. (c)(3).) The element must describe and analyze the Town’s transitional and supportive housing standards and codes and demonstrate consistency with Section 65583(c)(3) or add or revise programs which comply with the statutory requirements. In addition, the element must have policies and procedures to accommodate AB 2162. The element should also describe the Town’s procedure for complying with Government Code section 65651, subdivision. Section 65651 requires jurisdictions to allow supportive housing by right in zones allowing multifamily housing, including mixed-use and nonresidential zones when the development meets certain requirements. • Single Room Occupancy (SRO) Units: SROs are an important housing type for extremely low-income households. The element must address where the zoning code allows for SROs.
• Housing for Farmworkers: The element must identify sufficient sites to accommodate the need for farmworker housing and include an analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for agricultural employees, permanent and seasonal. For example, the analysis could describe zoning available to accommodate various housing types, such as manufactured homes, apartments, boarding houses, or single-room occupancy units, to address the needs of farmworkers. In addition, the element must demonstrate the zoning is consistent with the Employee Housing Act (Health and Safety Code, § 17000 et seq.), specifically, sections 17021.5 and 17021.6. Section 17021.5 requires employee housing for six or fewer employees to be treated as a single-family structure and permitted in the same manner as other dwellings of the same type in the same zone. Section 17021.6 requires employee housing consisting

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September 14, 2022
of no more than 12 units or 36 beds to be permitted in the same manner as other agricultural uses in the same zone. For additional information and sample analysis, see the Building Blocks at https://www.hcd.ca.gov/farmworkers.

4. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures. The analysis shall also demonstrate local efforts to remove governmental constraints that hinder the locality from meeting its share of the regional housing need in accordance with Government Code section 65584 and from meeting the need for housing for persons with disabilities, supportive housing, transitional housing, and emergency shelters identified pursuant to paragraph (7). (Gov. Code, § 65583, subd. (a)(5).)

Lan d- Use Controls: The element must identify and analyze all relevant land use controls impacts as potential constraints on a variety of housing types (e.g., multifamily rental housing, mobilehomes, transitional housing). The analysis must also evaluate the cumulative impacts of land use controls on the cost and supply of housing, including the ability to achieve maximum densities and cost and supply of housing. The analysis should also describe past or current efforts to remove identified governmental constraints. The element must also address whether three stories are possible within the 36-foot height limit in the R and C zones and whether garages are required within the front setback. The element should include programs to address or remove the identified constraints. In addition, the element must describe what uses are allowed in each zone, including the mixed-use zone and the commercial overlay.

Parking: T
he element states that 1.5 parking spaces are required for studio and one- bedroom units. The element also states that the PD process could be utilized to remove the potential constraint. Requiring a discretionary process to remove an identified constraint should be addressed and the element should include a program to address the parking requirements.

Z
oning and Fees Transparency : The element must clarify its compliance with new transparency requirements for posting all zoning and development standards as well as inclusionary requirements for each parcel on the jurisdiction’s website pursuant to Government Code section 65940.1(a)(1).

Fees and Exaction: W hile the element describes some fees, it must describe all required fees for single family and multifamily housing development, including impact fees, and analyze their impact as potential constraints on housing supply and affordability. The element also demonstrates that fees for multifamily developments are significantly higher than single-family fees on a per unit basis. The element must include a program to address this constraint.

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September 14, 2022

Loc al Processing and Permit Procedures: While the element describes some of the use permit procedures, it must further describe and analyze the Town’s permit processing and approval procedures by zone and housing type (e.g., multifamily rental housing, mobilehomes, housing for agricultural employees, supportive housing). The analysis must evaluate the processing and permit procedures’ impacts as potential constraints on housing supply and affordability. For example, the analysis should consider processing and approval procedures and time for typical single- and multi- family developments, including type of permit, level of review, approval findings and any discretionary approval procedures. The element should describe the average processing time for both single and multifamily developments. In addition, as stated above the element must also describe and analyze the findings and approval procedures for a conditional use permit for multifamily projects and planned development process for development of sites. In addition, the element should describe the development standards for mixed-use zones. Lastly, the element must describe its streamlined, ministerial approval process pursuant to SB 35. For additional information and sample analysis, see the Building Blocks at https://www.hcd.ca.gov/processing-p
ermitting-procedures.

I
nclusionary Housing: The element must further describe and analyze the inclusionary housing requirements and their impacts as potential constraints on the development of housing for all income levels, specifically on housing supply and affordability. The analysis must evaluate the inclusionary policy’s implementation framework, including levels of mandated affordability and the types of options and incentives offered to encourage and facilitate compliance with the inclusionary requirements. For rental inclusionary housing provisions, the analysis should demonstrate consistency with requirements of Government Code section 65680 (g) which requires provision of alternative means of compliance that may include, but are not limited to, in-lieu fees, land dedication, off-site construction, or acquisition and rehabilitation of existing units.

The Town could engage the development community to facilitate this analysis.

Design Review: T
he element must describe and analyze the design review guidelines and process, including approval procedures and decision-making criteria, for their impact as potential constraints on housing supply and affordability. For example, the analysis could describe required findings and discuss whether objective standards and guidelines improve development certainty and mitigate cost impacts. The element must demonstrate this process is not a constraint or it must include a program to address this permitting requirement, as appropriate.

C
urrent Density Bonus : The Town’s current density bonus ordinance should be reviewed for compliance with current state density bonus law. (Gov. Code, § 65915.) A copy of the current law is available on HCD’s website at http://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65915 .&lawCode=GOV. For additional information and a sample ordinance, see the Building Blocks at https: //www.hcd.ca.gov/assist- in-the-development-of-housing.

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September 14, 2022

C
onstraints on Housing for Persons with Disabilities: The element must include an analysis of zoning, development standards, building codes, and process and permit procedures as potential constraints on housing for persons with disabilities. For example, the analysis must describe any zoning code definitions of family and any spacing or concentration requirements for housing for persons with disabilities. The element must also describe and demonstrate the Town has a reasonable accommodation process and procedure for providing exception in zoning and land use or include a program to do so. (Gov. Code, § 65583, subd. (c)(1)(3).) For additional information and sample analysis, see the Building Blocks at https://www.hcd.ca.gov/constraints-fo
r-people-with-disabilities.

In addition, the element must describe and analyze whether residential care facilities serving six or fewer persons are permitted in all residential zones. The element must also describe and analyze the process for residential care facilities serving seven or more persons. As a potential constraint on housing for persons with disabilities, the element should add or modify programs as appropriate to ensure zoning permits group homes objectively with approval certainty.

Loc
al Ordinances: The element must further specifically analyze locally adopted ordinances, such as but not limited to, inclusionary ordinances or short-term rental ordinances, that directly impact the cost and supply of residential development.

W
ater Sewer Priority : For your information, water and sewer service providers must establish specific procedures to grant priority water and sewer service to developments with units affordable to lower-income households. (Gov. Code, § 65589.7.) Local governments are required to immediately deliver the housing element to water and sewer service providers. HCD recommends including a cover memo describing the Town’s housing element, including the Town’s housing needs and regional housing need. For additional information and sample cover memo, see the Building Blocks at https://www.hcd.ca.gov/priority-fo
r-water-and-sewer.

5. An analysis of potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, the cost of construction, the requests to develop housing at densities below those anticipated in the analysis required by subdivision (c) of Government Code section 65583.2, and the length of time between receiving approval for a housing development and submittal of an application for building permits for that housing development that hinder the construction of a locality’s share of the regional housing need in accordance with Government Code section 65584. The analysis shall also demonstrate local efforts to remove nongovernmental constraints that create a gap between the locality’s planning for the development of housing for all income levels and the construction of that housing. (Gov. Code, § 65583, subd. (a)(6).)

Town of Colma’s 6th Cycle Draft Housing Element Page 10 September 14, 2022

The element must describe and analyze the availability of financing, the price of land, and cost of construction as a potential constraint on housing production. When analyzing the availability of financing, the element could consider other relevant factors such as down payment assistance to lower-income households and homeowner association fees. For additional information, see the Building Blocks at:
https://www.hcd.ca.gov/projected-housing-needs-rhna.

Developed Densities and Permit Times: The element must be revised to include analysis of requests to develop housing at densities below those anticipated, and the length of time between receiving approval for a housing development and submittal of an application for building permits that potentially hinder the construction of a locality’s share of the regional housing need.

C. H ousing Programs

1. I nclude a program which sets forth a schedule of actions during the planning period, each with a timeline for implementation, which may recognize that certain programs are ongoing, such that there will be beneficial impacts of the programs within the planning period, that the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the Housing Element through the administration of land use and development controls, the provision of regulatory concessions and incentives, and the utilization of appropriate federal and state financing and subsidy programs when available. The program shall include an identification of the agencies and officials responsible for the implementation of the various actions. (Gov. Code, § 65583, subd. (c).)

Programs must demonstrate that they will have a beneficial impact within the planning per
iod. Beneficial impact means specific commitment to deliverables, measurable metrics or objectives, definitive deadlines, dates, or benchmarks for implementation.

Deliverables should occur early in the planning period to ensure actual housing outcomes. To address the program requirements of Government Code section 65583, subdivision (c)(1-6), and to facilitate implementation, all programs should be evaluated to ensure inclusion of the following:

•
a description of the Town’s specific role in Implementation. • definitive implementation timelines.
• objectives, quantified where appropriate.
• identification of responsible agencies and officials. • programs containing unclear language (e.g., “Evaluate”; “Consider”; “Encourage”; etc.) should be amended to include more specific and measurable actions.

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Programs to be revised include the following:

• Program 1.1 (Manufactured Housing Design Standards): The program must clearly include an action to complete as well as proactive outreach. • Program 2.2 (Accessory Dwelling Units (ADU)): The program must be revised to describe how often outreach will occur. In addition, the program states that incentives will be provided if ADU assumptions are not met, but the element does not include any ADU assumptions. The program must clarify what incentives will be implemented as well as the timing of the survey and outreach materials.
• P rogram 3.2 (Density Bonus Provisions for Affordable Housing): The program must clarify whether the Town’s density bonus ordinance is currently compliant with state law. If the ordinance was last updated in 2005, the program must commit to updating the density bonus ordinance for compliance with state law within one year of the start of the planning period.
• Program 3.3 (High-Density Housing Near Colma and South San Francisco BART Stations): This program must clarify implementation and timing of the actions.
• Program 3.4 (Planner Responsibility to Promote Affordable Housing and Mixed- Use): This program should include proactive outreach and list potential incentives. The program should also clarify the implementation action. • Program 3.5 (Planned Development Zoning Provisions for Single Family Attached Development): This program should clarify the purpose and action of the program.
• Program 3.7 (Inclusionary Housing): This program should clarify the implementation action as well as the timing of implementation. • Program 3.8 (Development Agreement): This program must clarify when public benefits are required, as well as whether the requirements are currently in place or need to be implemented. If the requirements are not currently in place, the program must include timing to implement the requirements. • Program 3.9 (Funding District): The program must clarify the action as well as whether additional fees will be added.
• Program 4.1 (Reasonable Accommodations Ordinance Public Information, Ordinance Amendment and Monitoring): This program must include specific timing for implementation.
• Program 4.2 (Senior Housing): This program should include preservation of at- risk properties. The program must also include a specific implementation action as well as timing for implementation.
• Program 4.3 (Emergency Shelters): This program must clarify what will be implemented. In addition, it must clarify whether the description of emergency shelters is already in place or needs to be implemented. • Program 4.4 (Inform Local Developers of Opportunities to Provide Transitional and Supportive Housing): The element must clarify what the implementation action is regarding transitional and supportive housing. If the Town does not comply with state law for transitional and supportive housing, this program must

Town of Colma’s 6th Cycle Draft Housing Element Page 12 September 14, 2022
be implemented within the first year of the planning period. In addition, the program should include timing of outreach.
• Program 4.5 (Transitional and Supportive Housing): The program must clarify the implementation action and timing.
• Program 4.6 (Reach Out to Local Service Providers): The program should state when the program will be developed and how often outreach will occur. The program should also clarify what actions will be taken. • Program 5.1 (Knowledgeable Housing Referral): The program should include specific actions, implementation timing, and proactive outreach. • Program 5.2 (Human Investment Project Support): This program should include specific timing for proactive outreach.
• Program 5.3 (Section 8 Rental Assistance): This program should include timing of how often outreach will occur.
• Program 5.4 (Housing Recordkeeping): The program must clarify the action as well as whether units will be surveyed for condition.
• Program 5.5 (Address needs of Extremely Low-Income Households): The program should include an implementation of actions or results after the identified meetings.
• Program 6.1 (Greenbuilding Regulations for Residential Uses): This program should be revised to implement after the study is completed. The program must also clarify when the study will be completed.
• Program 6.2 (Encourage Use of Energy Conservation Measures): This program should include proactive outreach and timing for outreach. • Program 7.1 (Rebuilding Together Peninsula): This program should clarify how often it will be implemented during the planning period. • Program 7.2 (Neighborhood Improvement): This program should include timing for what will be considered. In addition, the program must clarify whether it includes a crime free ordinance. If so, it should be analyzed as a constraint on fair housing. The program should also clarify what action is being implemented if the element states that it is complete.

2. Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and to comply with the requirements of Government Code section 65584.09. Sites shall be identified as needed to facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing, factory-built housing, mobilehomes, housing for agricultural employees, supportive housing, single- room occupancy units, emergency shelters, and transitional housing. (Gov. Code, § 65583, subd. (c)(1).)

A
s noted in Finding B3, the element does not include a complete site analysis, therefore, the adequacy of sites and zoning were not established. Based on the results of a complete sites inventory and analysis, the Town may need to add or revise

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programs to address a shortfall of sites or zoning available to encourage a variety of housing types. In addition, the element should be revised as follows:

Program 3.1 (
Planned Development Districts and Mixed Use) and 3.6 (Ensure No Net Loss of Required Units): These programs must clarify whether they are rezone programs for identified sites. If a rezone is required, the program must include a program(s) to identify sites with appropriate zoning to accommodate the regional housing need within the planning period. (Gov. Code, § 65583.2, subd. (h) and (i).). If a rezone is not needed to accommodate the RHNA, the program must clarify the implementation component of this program. In addition, Program 3.6 must clarify which three sites it applies to as well as timing of implementation.

Previously Identified Nonvacant and Vacant Sites: If nonvacant sites identified in a prior adopted housing element or vacant sites identified in two or more consecutive planning periods, the sites are inadequate to accommodate housing for lower-income households unless:
• T he site’s current zoning is appropriate for the development of housing affordable to lower-income households by either including analysis or meeting the appropriate density. See Government Code section 65583.2, subdivision (c)(3), and
• The site is subject to a housing element program that requires rezoning within three years of the beginning of the planning period to allow residential use by right for housing developments in which at least 20 percent of the units are affordable to lower income households (Gov. Code, § 65583.2, subd. (c).).

Replacement Housing Requirements:

If the sites inventory identifies sites with existing
residential uses, it must identify whether they are affordable to lower-income households or describe whether the additional residential development on the site requires the demolition of the existing residential use. For nonvacant sites with existing, vacated, or demolished residential uses and occupied by, or subject to an affordability requirement for, lower-income households within the last five years there must be a replacement housing program for units affordable to lower-income households (Gov. Code, § 65583.2, subd. (g)(3)). Absent a replacement housing program, these sites are not adequate sites to accommodate lower-income households. The replacement housing program has the same requirements as set forth in Government Code section. 65915, subdivision (c)(3). The housing element must be revised to include such analysis and a program, if necessary.

Accessory Dwelling Units:

While the element includes Program 2.1 (Second Unit
Ordinance), the program must be revised to allow ADUs consistently with state law.

3. T he Housing Element shall contain programs which assist in the development of adequate housing to meet the needs of extremely low-, very low-, low- and moderate- income households. (Gov. Code, § 65583, subd. (c)(2).)

The element must include a program(s) with specific actions and timelines to assist in the development of housing for extremely low-income (ELI) households. While the element includes Program 5.5 to meet with property owners and non-profit builders, it

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is unclear how this program will result in the development of housing for ELI households. The program should specific the specific actions and outcomes and could further commit the City to adopting priority processing, granting fee waivers or deferrals, modifying development standards, granting concessions and incentives for housing developments that include units affordable to extremely low-income households; assisting, supporting or pursuing funding applications; and outreach and coordination with affordable housing developers. In addition, the element must include a program(s) to address the Town’s special needs populations. The program should include specific actions to assist housing for persons with special needs (e.g., farmworkers, homeless, and persons with disabilities, including developmental disabilities).

4. Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities. The program shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).)

As noted in Findings B4 and B5, the element requires a complete analysis of potential governmental and nongovernmental constraints. Depending upon the results of that analysis, the Town may need to revise or add programs and address and remove or mitigate any identified constraints.

Program to Mitigate Nongov
ernmental Constraints: The element must be revised to
include a program that mitigates nongovernmental constraints that create a gap in the jurisdictions ability to meet RHNA by income category (Gov. Code, § 65583.2, subd. (c)(3).).

5. T
he Housing Element shall include programs to conserve and improve the condition of the existing affordable housing stock. (Gov. Code, § 65583, subd. (c)(4).)

The element must include a program(s) to conserve and improve the condition of the existing stock, which may include addressing the loss of dwelling units. A program could provide grants for substantial rehabilitation, provide matching grants for homeowner improvements, or implement proactive code enforcement program. For additional information and a sample program, see the Building Blocks’ at https://www.hcd.ca.gov/improve-and-conserve-the-existing-housing-stock.

6. P romote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics protected by the California Fair Employment and Housing Act (Part 2.8 (commencing with Section 12900) of Division 3 of Title 2), Section 65008, and any other state and federal fair housing and planning law. (Gov. Code, § 65583, subd. (c)(5).)

T
he element must include actions that promote AFFH opportunities as stated in Finding B1. For example, the element could include a program committing to

Town of Colma’s 6th Cycle Draft Housing Element Page 15 September 14, 2022
implement Government Code section 8899.50, subdivision (b) which requires the City to administer its programs and activities relating to housing and community development in a manner to AFFH and take no action that is materially inconsistent with its obligation to AFFH. Programs should address enhancing housing mobility strategies; encouraging development of new affordable housing in high resource areas; improving place-based strategies to encourage community conservation and revitalization, including preservation of existing affordable housing; and protecting existing residents from displacement. The programs should also include metrics and milestones for evaluating progress on programs, actions, and fair housing results.

D. Qu
antified Objectives

Establish the number of housing units, by income level, that can be constructed, rehabilitated, and conserved over a five-year time frame. (Gov. Code, § 65583, subd. (b)(1 & 2).)

The element must include quantified objectives to establish an estimate of housing units by
income category that can be constructed, rehabilitated, and conserved over the planning period. While the element includes these objectives by income group for very low-, low-, moderate- and above-moderate income, the element must also include objectives for extremely low-income households. In addition, the element must include objectives for rehabilitation as well as conservation/preservation.

E. P
ublic Participation

Local governments shall make a diligent effort to achieve public participation of all ec
onomic segments of the community in the development of the Housing Element, and the element shall describe this effort. (Gov. Code, § 65583, subd.(c)(9).)

W
hile the element includes a summary of the public participation process, it must also describe how public comments were considered and incorporated into the element.

F. C onsistency with General Plan

The hous ing element shall describe the means by which consistency will be achieved with other general plan elements and community goals. (Gov. Code, § 65583, subd. (c)(7).)

T
he housing element affects a locality’s policies for growth and residential land uses. The goals, policies and objectives of an updated housing element may conflict with those of the land-use, circulation, open space elements as well as zoning and redevelopment plans. The general plan is required to be “internally consistent.” As part of the housing element update, the Town should review the general plan to ensure internal consistency is maintained. In addition, The Town should consider an internal consistency review as part of its annual general plan implementation report required under Government Code section 65400.

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City Council members Phil Brock, Christine Parra and Oscar de la Torre have put forward an agenda item to address “‘residents’ concerns’
By Dolores Quintana
The issue of the 16 ‘Builder’s Remedy’ applications that were led during the time period when Santa Monica’s Housing Element was rejected by the State of California may turn into a legal battle as reported by The Real Deal.com.

Doug Sloan, the Santa Monica city attorney, said, as quoted by The Real Deal.com “We did engage outside counsel. It’s important to realize that, when looking at this builder’s remedy issue and the Housing Element law, the rules were not always very clear, and it was somewhat of a moving target from the state.” during a Santa Monica City Council meeting.

Sloan explained, as quoted by The Real Deal.com “I don’t think over the last 18 months the council or staff could have done anything differently to avoid being where we are.” in response to a new motion regarding the Builder’s Remedy applications.

City Council members Phil Brock, Christine Parra and Oscar de la Torre have put forward an agenda item to address “‘residents’ concerns’ about the permits and urged the council to “hire appropriate outside legal counsel” Neither Sloan nor Brock responded to requests for comment on the matter, but during the City Council meeting Brock stated that one Builder’s Remedy application that was automatically approved for a 15 story building was, “beyond the pale” and “an unacceptable bar for the rest of the city.”

12/13/22, 3:01 PM Legal Battle in the Future for Santa Monica Following ‘Builder’s Remedy’ Debacle? - SM Mirror https://smmirror.com/2022/11/legal-battle-in-the-future-for-santa-monica-following-builders-remedy-debacle/ 2/9 Sloan has apparently dropped hints about what the City Council may adopt as a legal strategy in the attempt to squash the Builder’s Remedy applications. The 16 approved applications were submitted between February and October 14 of 2022 while Santa Monica’s Housing Element was not in compliance with state mandates. Sloan plans to argue that the date of compliance should be earlier, starting in early September of 2022 when the City Council sent a letter to the state agency informing them that the new version of Santa Monica’s Housing Element was “substantially in compliance” and if the City Council approved it.

The new version of the Housing Element was accepted by the Santa Monica City Council on October 11 and the approved plan was certied by the state agency days later.

Sloan said, as quoted by The Real Deal.com, “We will be making a good argument that… that was really the cutoff. And so, some of these builder’s remedy applications we received after that we may not have to treat that way.” While it is not known if this legal strategy will actually work, the legality of applications that are approved by the Builder’s Remedy process has not been settled in the courts. According to state law, certication happens when the nal version of the Housing Element is submitted and Santa Monica’s Housing Element was still in draft form in early September and was revised in the time period between the letter and nal adoption of the Element by the Santa Monica City Council.

WSC Communities lawyer Dave Rand said, during an interview, “My hope is that the city is going to be selective — like they’re going to nd certain projects unappealing and certain projects ok,” Rand said. “But you have council members who are about slow growth. And they’re putting a lot of pressure on their staff to push back on these projects, and so this is not going to be a cakewalk at all. It’s going to be a ght.” WSC Communities is the company that submitted the most Builder’s Remedy applications in Santa Monica during the non- compliance time period.

This potential legal ght makes the issue of Builder’s Remedy applications much more high prole than it ever has been and could potentially lead to developers taking advantage of the loophole in other cities that have not had their Housing Elements approved by the state agency. Over 100 cities in Southern California have Housing Elements that have been rejected including the cities of Beverly Hills and West Hollywood.

Not everyone in Santa Monica is against these Builder’s Remedy projects, as quoted by The Real Deal.com, a resident who was in favor of these projects wrote as a comment to the agenda item, “I write to urge you to embrace Builder’s Remedy projects. Santa Monica needs more homes and affordable homes, not wasteful litigation!” By Staff WriterNovember 4, 2022
in News, Real Estate    

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TABLE OF CONTENTS
Introduction ..................................................................................................................... 12 Population, Housing and Employment Trends ......................................................................19 Household Trends and Characteristics .................................................................................31 Housing Characteristics .....................................................................................................40 Below Market Rate Housing Trends and Characteristics ........................................................47 Housing Needs..................................................................................................................49 Housing Element Public Participation ..................................................................................68 Fair Housing ..................................................................................................................... 73 Ability to Meet Housing Needs ............................................................................................84 Governmental Constraints ................................................................................................ 101 Housing Goals, Policies, and Programs .............................................................................. 125 Evaluation of the Prior 2015 Housing Element ................................................................... 163 Table H-1: San Mateo County and State Population Growth ..................................................20 Table H-2: Race and Ethnicity ............................................................................................20 Table H-3: Age of Residents...............................................................................................21 Table H-4: Income Category Definitions ..............................................................................23 Table H-5: San Mateo County Income Limits (2021) ............................................................23 Table H-6: ABAG/MTC Plan Bay Area Projections for Housing, Households and Jobs (2020-2040) ....................................................................................................................................... 24 Table H-7: Projections for Population, Households and Total Jobs (2010-2040) ......................26 Table H-8: Projections for Types of Jobs (2010-2040)* ........................................................27 Table H-9: Home Affordability by Occupation (2021) ............................................................29 Table H-10: Workforce Age, Salary and Education ...............................................................30 Table H-11 Household Size ................................................................................................31 Table H-12 Household Type ...............................................................................................31 Table H-13 Number of Overcrowded Units ..........................................................................32 Table H-14: Household Income ..........................................................................................34 Table H-15: Households by Income and Tenure ..................................................................34 Table H-16: Ability to Pay for For-Sale Housing ....................................................................35 Table H-17: Summary of 2022 Rents ..................................................................................35 Table H-18: Households Overpaying for Housing .................................................................37 Formatted: Font: (Default) Tahoma, 14 pt, Bold

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Table H-19: Total Housing Units .........................................................................................41 Table H-20 Tenure Type ....................................................................................................42 Table H-21: Building Type .................................................................................................42 Table H-22: Bedrooms .......................................................................................................42 Table H-23: Vacancy Rate 2016-2020 .................................................................................43 Table H-24: Year Structure Was Built ..................................................................................44 Table H-25: Number of Potential Housing Problems .............................................................45 Table H-26: Regional Housing Needs Allocation (2023-2031) – 6th Cycle ................................49 Table H-27: Senior Households by Tenure (2020) ................................................................53 Table H-28: Type of Developmental Disability (2020) ...........................................................54 Table H-29: Age of People with Development Disabilities (2020) ...........................................54 Table H-30: Living Arrangements of People with Developmental Disabilities ...........................55 Table H-31: Age and Type of Disability ...............................................................................57 Table H-32: Female-Headed Households .............................................................................58 Table H-33: Cost Burden by Household Size ........................................................................59 Table H-34: Farm workers in San Mateo County (2007-2017) ...............................................60 Table H-35: Demographics of San Mateo County Homeless Population by Household Type .....62 Table H-36: Additional Demographics of San Mateo County Homeless Adult Population ..........63 Table H-37: County Homeless Population Location 2013-2019 ..............................................63 Table H-38: Location where Homelessness Occurred ............................................................64 Table H-39: Housing Needs for Extremely Low Income (ELI) Households in Colma .................66 Table H-40: AFFH Action Plan .............................................................................................79 Table H-41: Colma RHNA Targets Summary ........................................................................84 Table H-42: Sites Inventory Development Potential ..............................................................86 Table H-43: Site Inventory – Site Characteristics .................................................................87 Table H-44: Sterling Park Single Family Neighborhood Development Potential ........................90 Table H-45: El Camino Real Multi-Family Development Potential ...........................................96 Table H-46: El Camino Real Corridor Multi-Family Development Potential ...............................99 Table H-47: Current Residential Development Standards .................................................... 105 Table H-48: Parking Standards ......................................................................................... 105 Table H-49: Entitlement Processing Time and Approving Authority ...................................... 111 Table H-50: Planning Fees ............................................................................................... 113

H-3
Table H-51: Deposit Against Actual Cost – Land Use Development Processing Fees, Planning Services ......................................................................................................................... 114 Table H-52: CEQA Review Fees for Land Use Development Projects – Deposit Against Actual Cost ............................................................................................................................... 115 Table H-53: Total Fees (includes entitlement, building permits, and impact fees) per Unit ..... 116 Table H-54: Total Fees as a Percentage of Total Development Costs ................................... 117 Table H-55: Public Works Fees – Town of Colma ............................................................... 120 Table H-56: Affordable Housing Impact Fees ..................................................................... 122 Table H-57: Town of Colma Goals, Polices, Programs and Objectives ...................................... 128 Table H-58: Quantified Objectives 2023-2031 .................................................................... 162 Table H-59: Town of Colma Previous Housing Element Accomplishments ................................ 165 Table H-60: Progress in Achieving Quantified Objectives (2015-2023) ................................. 179 Figure H-1: Colma’s Population Growth ...............................................................................19 Figure H-2: Households by Income .....................................................................................33 Figure H-3: Overpayment (Cost Burden) by Tenure..............................................................36 Figure H-4: Building Type Chart .........................................................................................41 Figure H-5: Housing Sites ..................................................................................................88 Figure H-6: Housing Units – Sterling Park ...........................................................................89 Introduction ...................................................................................................................... 3 Purpose of the Housing Element .......................................................................................... 3 Setting, Context and Housing Need ..................................................................................... 3 Contents and Organization of the Housing Element ............................................................... 5 Background and History of the Housing Element ................................................................... 5 Related Plans and Programs ................................................................................................ 6 Relationship to other General Plan Elements ......................................................................... 6 Climate Action Plan ............................................................................................................ 7 HOPE Plan to End Homelessness ......................................................................................... 7 Grand Boulevard Initiative .................................................................................................. 8 Plan Bay Area and Priority Development Areas ..................................................................... 8 Population, Housing and Employment Trends ......................................................................10 General Demographics and Projections Summary.................................................................10 Figure H-1: Colma’s Population Growth ...............................................................................10 Formatted: TOC 1
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H-4
Table H-1: San Mateo County and State Population Growth ..................................................10 Table H-2: Race and Ethnicity ............................................................................................11 Table H-3: Age of Residents...............................................................................................11 Housing San Mateo County’s Workforce ..............................................................................12 Income Categories ............................................................................................................12 Table H-4: Income Category Definitions ..............................................................................12 Table H-5: San Mateo County Income Limits (2021) ............................................................12 Table H-6: ABAG/MTC Plan Bay Area Projections for Housing, Households and Jobs (2020-2040) ....................................................................................................................................... 13 Table H-7: Projections for Population, Households and Total Jobs (2010-2040) ......................14 Table H-8: Projections for Types of Jobs (2010-2040)* ........................................................15 Table H-9: Home Affordability by Occupation (2021) ............................................................17 Table H-10: Workforce Age, Salary and Education ...............................................................18 Household Trends and Characteristics .................................................................................19 Occupancy Characteristics .................................................................................................19 Table H-11 Household Size ................................................................................................19 Table H-12 Household Type ...............................................................................................19 Overcrowded Households ..................................................................................................19 Table H-13 Number of Overcrowded Units ..........................................................................20 Trends in Household Income and Tenure ............................................................................20 Figure H-2: Households by Income .....................................................................................20 Table H-14: Household Income ..........................................................................................21 Table H-15: Households by Income and Tenure ..................................................................21 Housing Values and Costs ..................................................................................................21 Table H-16: Ability to Pay for For-Sale Housing ....................................................................22 Table H-17: Summary of 2022 Rents ..................................................................................22 Overpayment for Housing ..................................................................................................23 Figure H-3: Overpayment (Cost Burden) by Tenure..............................................................23 Table H-18: Households Overpaying for Housing .................................................................24 Housing Characteristics .....................................................................................................25 Physical Characteristics ......................................................................................................25 Figure H-4: Building Type Chart .........................................................................................26 Formatted: TOC 1
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H-5
Table H-19: Total Housing Units .........................................................................................26 Table H-20 Tenure Type ....................................................................................................26 Table H-21: Building Type .................................................................................................27 Table H-22: Bedrooms .......................................................................................................27 Table H-23: Vacancy Rate 2016-2020 .................................................................................28 Housing Stock Conditions...................................................................................................28 Table H-24: Year Structure Was Built ..................................................................................28 Table H-25: Number of Potential Housing Problems .............................................................29 Below Market Rate Housing Trends and Characteristics ........................................................30 Potential Loss of Subsidized Units .......................................................................................30 Housing Needs..................................................................................................................31 Determination of Housing Needs ........................................................................................31 Table H-26: Regional Housing Needs Allocation (2023-2031) – 6th Cycle ................................31 Special Housing Needs ......................................................................................................32 Housing Needs for Senior Residents ...................................................................................32 Table H-27: Senior Households by Tenure (2020) ................................................................33 People Living With Disabilities ............................................................................................33 People with Developmental Disabilities ................................................................................34 Table H-28: Type of Developmental Disability (2020) ...........................................................34 Table H-29: Age of People with Development Disabilities (2020) ...........................................35 Table H-30: Living Arrangements of People with Developmental Disabilities ...........................35 Other Disabilities and Policy Recommendations....................................................................36 Table H-31: Age and Type of Disability ...............................................................................37 Female-Headed and Large Households ...............................................................................38 Table H-32: Female-Headed Households .............................................................................38 Table H-33: Cost Burden by Household Size ........................................................................39 Housing Needs for Farmworkers ........................................................................................39 Table H-34: Farm workers in San Mateo County (2007-2017) ...............................................40 Housing Needs for the Homeless ........................................................................................40 Table H-35: Demographics of San Mateo County Homeless Population by Household Type .....41 Table H-36: Additional Demographics of San Mateo County Homeless Adult Population ..........42 Table H-37: County Homeless Population Location 2013-2019 ..............................................42 Formatted: TOC 1
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H-6
Table H-38: Location where Homelessness Occurred ............................................................43 Quantification of Available Homeless Assistance Resources ...................................................43 Determination of Unmet Homeless Needs in Colma ..............................................................43 Housing Needs for Extremely Low-Income Households .........................................................44 Table H-39: Housing Needs for Extremely Low Income (ELI) Households in Colma .................45 Housing Element Public Participation ..................................................................................46 Housing Element Flyer .......................................................................................................46 Housing Element Website and Social Media .........................................................................46 Housing Survey .................................................................................................................46 Outreach Events ...............................................................................................................47 Public Notice Distribution List .............................................................................................48 Summary of Public Comments ............................................................................................49 Fair Housing ..................................................................................................................... 50 Affirmatively Furthering Fair Housing ..................................................................................50 Fair Housing Assessment ...................................................................................................50 Primary Findings ...............................................................................................................51 Fair Housing Issues and Contributing Factors ......................................................................52 Fair Housing Enforcement and Outreach .............................................................................53 The Town currently enforces fair housing laws through the policies and code for compliance with State Law. If fair housing issues are reported by residents or potential residents, the Planning Department and Code Enforcement cooperatively work together to remediate the complaint. Fair housing issues are usually referred to the appropriate agencies, usually the County of San Mateo Housing Authority would be the first point of contact along with Project Sentinel a non-profit assists that individuals that have faced housing discrimination................53 Sites Inventory Analysis .....................................................................................................54 Goals and Actions .............................................................................................................55 Fair Action Plans ...............................................................................................................55 Table H-40: AFFH Action Plan .............................................................................................56 Ability to Meet Housing Needs ............................................................................................59 Residential Land Inventory.................................................................................................59 Table H-41: Colma RHNA Targets Summary ........................................................................59 Existing Residential Development .......................................................................................59 Approved Residential Development .....................................................................................59 Formatted: TOC 1
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H-7
Development Potential.......................................................................................................59 Sites Inventory .................................................................................................................60 Table H-42: Sites Inventory Development Potential ..............................................................60 Table H-43: Site Inventory – Site Characteristics .................................................................61 Figure H-5: Housing Sites ..................................................................................................63

H-8
.63

H-9
Figure H-6: Housing Units – Sterling Park

H-10
....................................................................................................................................... 64 A. Sterling Park Development Potential ...............................................................................65 Table H-44: Sterling Park Single Family Neighborhood Development Potential ........................65 Sandblaster Property – 7733 El Camino Real .......................................................................66 Bocci Property – 7778 El Camino Real .................................................................................68 Table H-45: El Camino Real Multi-Family Development Potential ...........................................70 B. El Camino Real Development Potential ............................................................................70 Kohl’s Site – 1200 El Camino Real .......................................................................................70 Additional Sites .................................................................................................................71 Table H-46: El Camino Real Corridor Multi-Family Development Potential ...............................73 Governmental Constraints ..................................................................................................74 General Plan and Zoning ....................................................................................................74 Figure H-7: Housing Element Overlay Zoning District ...........................................................77 Table H-47: Current Residential Development Standards ......................................................78 Table H-48: Parking Standards ...........................................................................................78 Building Codes ..................................................................................................................79 On- and Off-Site Improvements .........................................................................................80 Permit Processing and Procedures ......................................................................................80 Multi-family Development Process ......................................................................................81 Planned Development Process ............................................................................................82 Table H-49: Entitlement Processing Time and Approving Authority ........................................84 SB 35 Process ...................................................................................................................84 Fees ................................................................................................................................ 86 Planning Fees ...................................................................................................................86 Table H-50: Planning Fees .................................................................................................86 Table H-51: Deposit Against Actual Cost – Land Use Development Processing Fees, Planning Services ........................................................................................................................... 87 Table H-52: CEQA Review Fees for Land Use Development Projects – Deposit Against Actual Cost ................................................................................................................................ .88 Table H-53: Total Fees (includes entitlement, building permits, and impact fees) per Unit .......89 Table H-54: Total Fees as a Percentage of Total Development Costs .....................................90 Building Fees ....................................................................................................................90 Formatted: TOC 1

H-11
Public Works Fees .............................................................................................................91 Table H-55: Public Works Fees – Town of Colma .................................................................92 School Fees ......................................................................................................................92 Parkland Dedication ..........................................................................................................93 Affordable Housing Fees ....................................................................................................93 Table H-56: Affordable Housing Impact Fees .......................................................................94 Inclusionary Housing .........................................................................................................94 Housing Goals, Policies, and Programs ................................................................................95 Key Housing Considerations ...............................................................................................95 Housing Element Goals, Policies, Programs and Objectives ...................................................96 Table H-57: Town of Colma Goals, Polices, Programs and Objectives ......................................98 Goal F: Affirmatively Furthering Fair Housing .................................................................... 115 Program 8.1 Housing and Land Use Public Participation
The Town will undertake public participation from all segments of the community including residents, members of workforce, all economic segments, and special needs groups regarding housing and land use in town........................................................................................... 115 Starting in 2023 and on an annual basis. ........................................................................... 115 Program 8.2 Zoning and Fees Transparency The Town will post all zoning and development standards as well as inclusionary requirements for each parcel on its website. .. 115 Starting in 2023. Updating as opportunity sites are developed or new sites are made available. ..................................................................................................................................... 115 Quantified Objectives ....................................................................................................... 116 Table H-58: Quantified Objectives 2023-2031 .................................................................... 116 Evaluation of the Prior 2015 Housing Element ................................................................... 117 Effectiveness of Previous Housing Elements ...................................................................... 117 Appropriateness of the 2015 Housing Element Policies and Programs .................................. 117 Housing Element Program Evaluation (2015-2023) ............................................................ 119 Table H-59: Town of Colma Previous Housing Element Accomplishments .............................. 119 Progress in Achieving Quantified Objectives (2015-2023) ................................................... 133 Table H-60: Progress in Achieving Quantified Objectives (2015-2023) ................................. 133

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H-12

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 Eelement Llaw 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 development;
• and encourage the development and maintenance of housing for all economic segments of the community over the 2023 – 2031 planning period.

H-13
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 in than San Francisco, with easy transit into San Francisco from 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.

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 lowering of housing prices that began in 2008, rents generally continued to rise throughout the region. Housing sale prices have regained losses associated with the recession, and most Bay Area homes are too expensive for families with average household incomes. Despite its small size and limited land resources, opportunities exist within Colma to provide new and affordable housing with good transit access. rise The San transit Remaining land uses include developed residential properties and commercial uses.

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H-14
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 the Association of Bay Area Governments’ (ABAG)’s Regional Housing Needs Allocation (RHNA) process. From this process, it was determined that Colma’s allocation for the 6 th 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 numbers. Colma has the capacity for these 202 units through the development of vacant and underutilized parcels located throughout the Town. Colma’s General Plan and Housing Element includes 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 considered , and are ana historic use in Colma. The Town was, a Town originally incorporated to protect cemetery land uses and accommodate the regional need for these uses. PerBy 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 areassites 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. SeeRefer to 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 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.

H-15
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, improvedimproved, 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
 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; adopted; 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. Theis 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 a compliant housing element by January 31, 2023, which takes into account the housing needs assessment numbers allocated to the respective 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 were evaluated, and new policies and programs aimed at the preservation and improvement of housing have been developed.

RELATED PLANS AND PROGRAMS

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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 opportunities in Colma. In addition, the Land Use Element contains policies directed at maintaining the existing housing stock, as well as and ensuring the quality of new residential development. The adopted 2040 General Plan Update adopted (March 2022), includes a newly created Commercial Overlay Districts withincluding a 40-acres designated area north of Hillside Boulevard and to the west of Lawndale Boulevard, as in additionwell as to a vacant 3.07-acre parcel on the north side of Town, east side of El Camino Real and south of the BART railroad track.

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 minimizeto 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 such as asthe 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. Furthermore Program

1.2 calls for an annual Housing Element implementation review.

Pursuant to Government Code Section 65400, the Town will annually review its progress in implementing this Housing Element and ensuring ensure consistency between this Element 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 iIn May of 2013, the Town adopted its Climate Action Plan which included . The Plan includes programs such as energy efficiency, water conservation, and improved recycling programs for residents and businesses. Colma will also see an increase ofin bicycle lanes, green business program participation and a new green building program. These programs not only reduce emissions, but they also help residents and businesses save money and conserve natural resources.

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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 withto the latest energy and water sawater savingving 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 theirour 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:
 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 toin maintaining their housing.; and
 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 the Town of Colma), San Mateo and Santa Clara Ccounties, 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 ofall the agencies having responsibleility 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 a 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, both across the street and adjacent to the Colma BART Ststation, and to the south on Mission Road.

Plan Bay Area and Priority Development Areas

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Plan Bay Area (Plan) is an integrated transportation and land-use strategy through the year 2040 that marks the Bay Area’s first 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 was approved in July of 2013. It is the long- term regional land-use and transportation strategy for the Bay Area, and tTransportation 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 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.

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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 toand 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.

Figure H-1: Colma’s Population Growth

Source: Association of Bay Area Governments, Projections 2040; US Census, 2020 American Community Survey 5-Year Estimates

1,187
1,485 1,492
2,545 2,485
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Table H-1: San Mateo County and State Population Growth

Number of Residents Percent Change
(from previous decade)
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 GovernmentsABAG, 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/50% of county residents) and 36 percent are Asian. Over the past decade, the white population has increased, while the Asian population has declined. Approximately onea quarter OR 25% 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.- bBlack, wWhite, other, etc.).

Table H-2: 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

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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 year old segments of the population, which grew from one-fifth of the total population in 2010, to a one- fourth in 2020. 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-3: 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-4: 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
Source: U.S. Department of Housing and Urban Development

HCD uses the above se categories, sometimes with minor adjustments, to establish the annual income limits for San Mateo County, as shown in the following table/Table H-5 below below.

Table H-5: 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 tTable H-6 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.

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ABAG Projections 2040 provides 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-6: 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

+33,705

+72,770

Source: Plan Bay Area 2040, Final Forecast of Jobs, Population and Housing,

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Table H-7: 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-8: 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
(San Mateo Co.) 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 Total 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 pace with the growth in local jobs.

According to ABAG/MTC Staff and Baird + Driskell Community Planning (Housing Needs Data Report, 2021), Tthe 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 thatis 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, sincehouseholds 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, couldan 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 canould afford Formatted Table
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a monthly rent of about $2,505 and a home costing $407,053. Neither of these example households couldan afford San Mateo County’s median condominium, costing $910, or a single- family home, which costs $1,891,500 (SAMCAR). Forthe example, a 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-9 below.

Table H-9: 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 T 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 tTown also has a card room, Lucky Chances, which employs over 600 individuals. AAbout 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 cCensus data. The majority of these jobs are hourly wage from retail and other services, which traditionally are not high-paying types of employment.

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-10: 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 Sschool 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 individuals, but this size has increas which is an increase ed sincefrom 2.8 in 2010. when it was 2.8. Households in renter- occupied units tend to be slightly larger at 3.12.

Table H-11 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: Mmore than 30 percent of the households in Colma represent families with children. An additional 38 percent of the population consists of families without children, this percentagewhich has increased since 2010. Single people make up 20 percent of households.

Table H-12 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 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

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than 1.5 persons per room are considered severely overcrowded. OvercrowOvercrowding ding increases 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, and zero homes are extremely overcrowded, however, nine total homes are considered overcrowded.

The percentage of overcrowded households has decreased since 2010, when close to 15 percent of homes were considered overcrowded.

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 percentage of overcrowded households has decreased since 2010, when close to 15 percent of the homes were considered overcrowded.

Table H-13 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, which is below the countywide average of $128,091. Just over 40 percent of Colma’s households make more than a moderate income, whileand another 43 percent of Colma’s households are lower income. Sixteen16 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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Figure H-2: Households by Income
Source: US Census, 2020 American Community Survey 5-Year

Above Moderate
43%
Moderate
14%
Low
16%
Very Low
11%
Extremely Low
16%

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Table H-14: Household Income
Income Colma County State
Under $25,000 98% 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 (Estimated Households) 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-15: Households by Income and Tenure
Occupant
Extremely
Low Income
Level
Very
Low
Income
Level
Low
Income
Level
Moderate
Income
Level
Above
Moderate
Income
Level
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. While Colma’s home prices are below countywide averages for single-family homes, yet above the prices for multi-family homes are slightly higher. A Despite the seemingly more reasonable prices, the mmedian home in Colma is still unaffordable to most households making less than the median income.

Table H-16: Ability to Pay for For-Sale Housing

Annual
Income
Maximum
Affordable
Home Price
Median Home
Sale Price
Affordability
Gap
Single Person Household
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 forin 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-17: Summary of 2022 Rents
Bedrooms Colma County
Studio no datax $2,025
One Bedroom $2,797 $2,618
Two Bedroom $3,627 $3,469
Three Bedroom no datax $4,300
Four Bedroom no datax $6,188
Source: Zumper Rent research

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Overpayment for Housing
A household that is considered to be overpaying for housing if they spend more than 30 percent of their income is spent on rent or mortgage payments. In Figure H-3, data from ABAG shows that more than half of the Colma residents are utilizing less than 30% of their income for housing. 19% of renters and 26% of homeowners are utilizing between 30% and 50% of their income towards housing. While 28% of renters and 13% of homeowners are utilizing more than half of their income towards housing costs. Numbers from this figure show that at least half of the residents in Colma whether renting or owner are not severely cost-burned related to housing costs.

Figure H-3: Overpayment (Cost Burden) by Tenure

Source: ABAG Housing Needs Data Workbook
According to the Table H-18,A approximately lmost 48 percent of Colma residents making earning under $75,000 annually are overpaying for homeownership.p, 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-incomelower income people households may choose to live elsewhererelocate out of the area and commute into the city to work. Those who do live in Colma may need to live in overcrowded homes and have extremely limited financesmoney to dedicate towardsfor 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 offor becoming homeless.

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Figure H-3: Households Overpaying for Housing by Income

Source: US Census, 2020 American Community Survey 5-Year Table H-18: Households Overpaying for Housing
Occupant Income
Colma County State
Number Percent Percent Percent
Owner occupied-
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%
0% 20% 40% 60% 80% 100%
$75,000+
$35,000- $74,100
Less than $35,001
$75,000+
$35,000- $74,1000
Less than $35,001
Percentage Overpaying
Income
0% 20% 40% 60% 80% 100%
$75,000+
$35,000- $74,100
Less than $35,001
$75,000+
$35,000- $74,1000
Less than $35,001
Percent Overpaying

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Source: US Census, 2020 American Community Survey 5-Year Note: Excludes Households with no income or cash rent.

Table XX: Cost Burdened Owners and Renters
Income by Cost Burden Cost Burdened
Extremely Cost
Burdened Total
Household Income less-than or= 30%
HAMFI 44 40 75
Household Income >30% to less-than
or= 50% HAMFI 35 20 50
Household Income >50% to less-than
or= 80% HAMFI 30 10 75
Household Income >80% to less-than
or= 100% HAMFI 39 4 65
Household Income >100% HAMFI 15 0 210
Total 163 68 475
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS), 2014-2018 release Notes: HUD Area Median Family Income.

Cost burdened: spending more than 30% of their gross income on housing costs.

Extremely cost burdened: spending more than 50% of their gross income on housing costs.

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Figure H-4: Overpayment (Cost Burden) by Tenure

In Figure H-4, data from ABAG show in owner-occupied and renter units, more than half of Colma residents are utilizing no more than 30% of their income for housing. 19% of renters and 26% of homeowners are utilizing more than 30% up to 50% of their income towards housing. While 28% of renters and 13% of homeowners are utilizing more than half of their income towards housing costs. Numbers from this figure show that at least half of the residents in Colma whether renting or owner are not severely cost-burned related to housing costs.

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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 familysingle-family developments and onea Vveterans housing development with a combined total of 147 units which account for 26% of the total housing units. Close to 47% of the homes in Colma have three bedrooms. 41%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% 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 thus higher rates of overcrowding.

A remodeled historic single family home
(right) and duplex units (top) in Colma’s
Sterling Park neighborhood.

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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.

Figure H-543: Building Type Chart
Source: US Census, 2010 American Community Survey 5-Year Estimates Table H-1919: Total Housing Units
Year

Colma County State
Number Percent
Change Number Percent
Change Number Percent
Change
2010 491 no dataX 270,039 no dataX 13,552,624 no dataX
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 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%
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Table H-200 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-211: 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-222: Bedrooms
Bedrooms Colma County State
No bedroom 0% 4.9% 4%
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 bedrooms 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.

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Table H-23: 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

Vacancy rates in Colma by tenue are shown in Table H-243. While this table shows vacancy rates at 0% for the years 2016 to 2020, there are 63 units that are categorized as other vacant and 10 homes categorized as for seasonal, recreational, or occasional use. The Town does not currently allow for short-term rentals as dwelling units defined in the municipal code as means a building or portion thereof designed or used for occupancy for no fewer than 30 consecutive days by persons living as one household. The 10 vacant homes could be second homes or vacation homes. However, it is uncertain where or what the 63 units categorized as vacant could be. As part of the annual reporting and Program 7.1 Neighborhood Improvement, the Planning Department and Code Enforcement Office will assess where and which units in town appear to be vacant. The City Council decided not to adopt an ordinance on short-term rental because there was minimal concern that it would reduce the housing inventory. Instead, the existing definition of dwelling unit was revised to state that occupancy for no fewer than 30 consecutive days by persons living in a household.

Table H-23: Vacancy Rate 2016-2020

Table H-23: Vacancy Rate 2016, 2020
-24: Vacancy Rate 2016- 2020
Vacancy
Rates
(2016-
2020)
Colma County State
Year
Homeowner
Vacancy
Renter
Vacancy
Homeowner
Vacancy
Renter
Vacancy
Homeowner
Vacancy
Renter
Vacancy
2016 0% 0% 0.6% 2.6% 1.3% 3.8%
2017 0% 0% 0.6% 3.0% 1.2% 3.6%
2018 0% 0% 0.6% 3.6% 1.2% 3.5%
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2019 0% 0% 0.6% 3.9% 1.1% 3.6%
2020 0% 0% 0.7% 4.5% 1.1% 3.7%
Source: US Census, 2020 American Community Survey 5-Year Estimates, Table DP04.

HOUSING STOCK 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 Ccensus gives some useful information as to the status of housing stock.

Approximately 35% percent of Colma’s housing stock has been built since 2000. This percentage isis an extremely high percentage;: for comparatively,ison 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.

Table H-24: Year Structure Was Built
Colma County State
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%
Source: US Census, 2020 American Community Survey 5-Year Estimates, Table DP04

The Ccensus tracks other housing problems, including a lack of plumbing and kitchen facilities.

In Colma, the data showsand found four homes lacking complete kitchen facilities and four homes lacking telephone service in Colma.

Under the Policies, Programs, and Objectives Table, Policy 7 will help identify the condition of existing housing stock and estimate the number of units in need of rehabilitation or replacement. By identifying units that need repair, this policy will help with the conservation of existing housing stock and improve housing conditions for the resident. As a result, the Town Formatted: Source

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can have a better gauge of how many housing units are in disrepair. This policy will be a joint effort between the Planning Department and Code Enforcement Officer.

Table H-244: Year Structure Was Built
Colma County State
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-255: Number of Potential Housing Problems

Colma County
Number
of Homes Percent Number of
Homes 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, whileand 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.

Creekside Villas There consists of are 18 units that were ddeveveloelopedped by the Town of Colma with monies from the Town’s general fund in the early 1990’s. 1990s. 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. Creekside Villas is considered low risk for market rate conversion and do not currently have an expiration date for conversion.

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. In October 2022, the Town decided to put this unit for sale and according to HCD, this property as exempt from the Surplus Land Act.

In the last housing cycle, Veterans Village, a 65-unit affordable housing development for Veterans was built and completed using National Equity Fund (NEF) invested Housing Credit equity. Currently, 31 units are allotted for very low-incomes households, and 34 units are for low income householdss. This property is considered a Low Income Housing Tax CreditP property (LIHTC), is considered low for market rate conversion and the current agreement will not expire until 2071.

POTENTIAL LOSS OF SUBSIDIZED UNITS
Government Code Section 65583 requires local jurisdictions to address the potential conversion of multi-family rental housing that receives 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 not approved any density bonus units with financial assistance, and has not assisted multi-family housing with redevelopment or CDBG funds.

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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 of 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.

Table H-266: 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
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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
Unincorporatedorpor
ated San MMateo
CCounty 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.

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/or 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.

Currently, the Zoning Code allows for multiple dwelling units of up to six units such as residential care facilities with a Use Permit in residential, commercial, and planned development zones provided that the residential density does not exceed that specified in the Colma General Plan. This process involves review from the Planning, Building, Engineering/Public Works, and Colma Fire Protection District. Once the departments review the application, the project will have to go up to City Council for approval. For dwelling units over seven, the project must be either in a PD zone or re-zone to a PD. This process could provide a constraint of housing for persons with disabilities, as this involves a discretionary process. With the establishment of the new Housing Element Zoning overlay, the barriers to this type of housing isare removed.

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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 The Town of Colma owns 18
Senior Housing Units, located
on El Camino Real

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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).

Roughly 25%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 isare 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 as not cost-burdened by housing costs.

The Town of Colma owns 18 Senior Housing Units, located on El Camino Real

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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 Ccounty 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, refer tosee the 2013 “Key Housing Trends in San Mateo” report in Appendix A.

Table H-2727: 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, generally 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 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.

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The State Welfare and Institutions Code (Section 4512) defines a “developmental disability” as a disability that originates before an individual becomes 18 years of age, can be expected to continue, indefinitely, and constitutes a substantial disability for that individual, which includes retardation, cerebral palsy, epilepsy, and autism. Due to the rise of autism spectrum disorders (ASD), the Housing Element is required to address and analyze the housing needs of persons with developmental disabilities, and to identify resources to serve this population. 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-2828: 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.

Table H-2929: Age of People with Development Disabilities (2020) Age Range
People with
Developmental Disability
(Colma) Formatted Table

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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 Ssyndrome, 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-293030: Living Arrangements of People with Developmental Disabilities Lives with Number (Colma)
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. -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.

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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 196977, California, passed the Lanterman Developmentally Disabilitiesled 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 H-30table below, there is an estimated almost three quarters of39 people between the ages of 18 to 64 with developmental disabilities that live in Colma. Often those who have 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 thise increasing need.
 Increasing Numbers of People with Autism - There is a large number of people with developmental ly 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 an impeding 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. Some residents of the Town of Colma have both developmental and non- developmental disabilities, including hearing and vision disabilities.

AIn Colma, almost half of the senior population in the Town of Colma has asome kind of disability, and. nNine percent of the total population in the county has some formkind of disability. The most common disabilities in the Town are ambulatory disabilities (approximately 7%seven percent of the population) and independent living disabilities (approximately six percen6% of the populationt).

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Table H-3011: 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, handicap ped 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 are generally are also beneficialgood for the disabled community. Specific recommendations from the Golden Gate Regional Center (with a note onf 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’s 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).

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Additionally, some people with developmental disabilities need supportive housing that is affordable and located near public transit. In supportive housing, additional services are provided at the home.

In the Town’s zoning code, it defines the word family interchangeably with household. The household definition does not mention disability nor does the Zoning Code require spacing or concentration requirements for housing for persons with disabilities. In Subchapter 5.15 of the Colma Municipal Code, the Town describes the requests for reasonable accommodation in housing process. This process includes any request for reasonable accommodation may be made by any person with a disability, their representative or entity, when the application of a zoning law, building code, or other land use regulation, policy, or practice acts as a barrier to fair housing opportunities. The request may include the elimination of regulatory barriers which include a modification or exception to Town rules, policies and procedures or to the standards and practices for the siting, development and use of housing or housing-related facilities that would eliminate regulatory barriers and provide a person with a disability equal opportunity to housing of their choice. If a request is made, a review with other planning approvals such as a use permit, variance, design review permit, zone change, general plan amendment, or subdivision could be filed at the same time.

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 requireinclude low-cost housing, suitabilityle for children and located near schools and childcare facilities. Innovative, shared living arrangements, including congregate cooking and childcare, maycould 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 but 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-3221: Female HeadedFemale-Headed Households
Colma County State

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Number Percent
Female living with own children, no
partnerhusband 90 18.6% 23.5% 26.2%
Female living alone 48 9.9% 12.6% 13.1%
TTotal 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 ofin finding adequate and affordable housing. The higher costs required for homes with multiple bedrooms can result in larger families experiencing a disproportionate cost burden compared to than the rest of the population andpopulation and can increase the risk of housing insecurity.

In Colma, 145.2% of large family households (5 or more family members) experience a cost burden of 30%-50%., There are no reported large family households that spend 50% or more on their income on housing. 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.

Table H-3323: Cost Burden by Household Size
Household Size 0%-30% of income
Used for Housing
30%-50% of
income Used for
Housing
50% of Income
sUsued 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 FARMW WORKERS
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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 fFarm 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.

Increasing the housing supply for farmworkers in Town can be achieve through ADUs or JADUs. In the G cemetery zoning district, upon issuance of a use permit, the City Council would allow for a single caretaker unit with or without an ADU or JADU (Colma Municipal Code (5.03.060). Additionally, the R-S zoning district, allows for manufactured homes (R zone only), and with a use permit, existing multiple residences buildings, warehouses, and other facilities, all of which could be utilized for housing farmworkers (Colma Municipal Code 5.03.080).

Table H-3434: 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

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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-3545: 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/Other
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% 41.2% 52% 27.4%
Non-Hispanic 79.3% 73% 60.7% 58.8% 48% 75.8%
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-3656: 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-3767: 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%
Total 1,299 901 -30.6%
Sheltered
In Emergency Shelter 272 266 -2.2%
In Transitional Housing 431 345 -20.0%
Total: 7032,002 6111,512 -1324.5%
Source: San Mateo County Human Services Agency, Center on Homelessness, 2019 San Mateo County One Day Homeless Count and Survey
The Hhomeless individuals in San Mateo are both sheltered, meaning they live in emergency shelters, transitional housing, treatment centers or other similar institutions,; and unsheltered, meaning they are unhoused living 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 ofMany 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-3878: 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 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 and, 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 for the 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.

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 including proximity to other shelters (no closer than 300 feet), vehicle parking for employees, bicycle parking, shelter capacity, client waiting areas, length of stay, screening of outdoor uses, exterior lighting, laundry facilities, and personal property storage applicable to emergency shelters. As defined, an emergency shelter is housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less.

Determination of Unmet Homeless Needs in Colma
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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As of the 2019 San Mateo Homeless Census, eight8 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 face 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 suitable for ELI households include affordable rentals, secondary dwelling units, emergency shelters, supportive housing and transitional housing.

Emergency shelters are a permitted use in the Commercial “C” zone that is subject to both development and management standards listed in chapter 5 of the Town’s municipal code. In addition, supportive and transitional housing uses are permitted by right in the “R” and “R-S” zones and permitted with a use permit in the “C” zone. TThese standards align with measures required by the State of California such as the six- month length of stay limit, and the requirement that no individual or household may be denied access because of inability to pay.

Capacity for this use is not specified in the Town’s zoning code.

Further, to comply with AB 101, the Town has added a new program to permit Low-Barrier Navigation Centers in the C Zone. Low-Barrier Navigation Centers as defined by Government Code 65660(a) is housing or shelter in which a resident who is homeless or at risk of homelessness may live temporarily while waiting to move into permanent 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. As part of the zoning code update for 2023, tThe Town will identifyis investigating the Single Room Occupancy (SRO) opportunities available for individuals that fall within the ELI category, specifically those who are senior citizens. The Housing Element includes a program to add a definition and standards to regulate SROs in town.

Currently, in the R-S zone, with a conditional use permit, existing multiple residence buildings, warehouses, and other facilities could be areas where SROs and similar types of housing can be utilized in Town. (Colma Municipal Code 5.03.080) As part of the zoning code update, the Town will identify areas in other parts of town where SROs can exist.

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Table H-39389: 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 3560 15 5075
ELI households with cost burden (paying 30%
or more of income) 2949 1568 44117
ELI households with cost burden (paying 50%
or more of income) 2510 1518 4028
Source: HUD Comprehensive Housing Affordability Strategy (2014-2018)

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HOUSING ELEMENT PUBLIC PARTICIPATION
For the 6th cycle of the Housing Element, 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 Ttown, outreach consisted of Council Study Sessions. Because of the new requirements, the Town decided on a more comprehensive outreach plan that includesd several methods both in-person and virtual, as well as utilizing traditional media and social media. By offering different ways for residents and other stakeholders to can provide input, the Town hopesd to gain a better understanding of residents representingcovering multiple demographics.

HOUSING ELEMENT FLYER
To promote the survey and outreach events, a flyer was created and sent to residents (360 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, traditional Chinese (traditional), Spanish, and Tagalog were translation services available to those who require language assistance. Also written was ADA assistance was stated and offered in the flyer as well. upon request for those that require such accommodation. Paper copies of theis 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 Uupdate and outreach events. The Town will continue to update ethe website with housing element revisions as well as any other related updates.

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. Participants included residents, those who work in Colma, and Formatted: Superscript

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those who neither live nor work in the Town. The survey indicated that over 70% of participants were satisfied with their current housing situation in Colma and would rate the physical condition of their unit as “excellent”. Participants shared that the types of housing they felt were most needed in Colma arewere Senior Housing, Single Family (detached homes),, and Apartments (multifamily rental homes), Veterans Housing, and Condominiums (multifamily ownership homes).

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 distributinge flyers and surveys to each resident. Input from residents at Veterans Village is important
because they represent a demographic that
hascurrently live in affordable housing and has
disabilities, weare formerly homeless, or are 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. Theis activity asked these
children to dream of their future home in Colma,
color it (see example to the right), and to write a
reason for why they chose to live in that home.

The Town of Colma owns 18 Senior Housing Units, located on El Camino RealThis is an example of a

This is an example of a housing activity page
completed by a child at Eggstravaganza
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They were able to choose from three types of homes: apartment, duplex, orand 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 Housing Element Update flyer and survey were distributed to the residents. This event also allowed staff to promote future Housing Element outreach events. Input from older residents this demographic is important to the Ttown because the residents represent a demographic that is over 60 and some have special needs.
• On April 20, 2022, the Town hosted an event at Black Bear Diner called Coffee with a Planner. This was a workshop for community members to meetengage with planning staff where they were and have an opportunity to 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 Hhousing Eelement, 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 andUpdate 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 this study session and the June 8, 2022, presentation of the Draft Housing Element on June 8, 2022, 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. • Staff presented the Town’s Goals, Policies, Programs, and Objectives to San Mateo County Equity Advisory Group on May 6, 2022. This group is a collection of housing advocates in San Mateo County. During this presentation, staff was able to gain feedback on which programs were considered strong and areas that needed further improvement.
• Planning staff presented the Draft Housing Element to the City Council at their meeting on June 8, 2022. The purpose of this meeting was to introduce the Draft Housing Element to City Council and to the public. Planning staff provided progress to date, a revised site inventory map (reflecting the removal of the Italian Cemetery, aof 3.07-acre parcel), a highlight of key housing programs, and comments from the May 6, 2022 , presentation to the San Mateo County Equity Advisory Group. • On September 23, 2022, Town Staff hosted Housing Leadership Council staff for a tour of the housing opportunity sites in Town, andTown and discussed the opportunity sites analysis.

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PUBLIC NOTICE DISTRIBUTION LIST
Columns of noticing. Please refer to Appendix C, Public Notice List

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 theat meeting.

During the 30-day comment period, after the City Council public meeting, staff wereas notified by the Italian Cemetery of its desire not to be part of the housing inventory for their vacant site, located at El Camino Real and F Street. t,During the initial opportunity sites process, staff which was determined it was suitable for multi-unit housing due to its location on El Camino Real and across the street from Colma BART station. As a result, Therefore, sstaff revised the housing inventory and the draft to eliminate the 3.07-acre property owned by the Italian Cemetery.

The Housing Element Survey concluded on April 29th withand a total of 44 recorded responses. were recorded. Planning staff collected this data and considered how this feedback cwould be integrated into future housing plans.

One major theme that resonated throughout the surveys was access to homeownership.

Multiple members of the community The public has expressed interest in homeownership specifically for those with continuing a program that allows moderate incomes and below to purchase homes in Colma. As a result, programs that relate to inclusionary housing, density bonuses, increasing density, and ADUs have been modified to provide more opportunities for homeownership and affordable housing. There is an additional new program, a Housing Element Overlay District to further remove any governmental constraints and encourage high- density housing development.

On May 6, 2022, staff participated in a virtual presentation to the members of the San Mateo County Equity Advisory Group. During this presentation, the Goals, Policies, Programs and Objectives for of the Draft Housing Element was discussed, and feedback provided by this group. Comments were provided verbally after staff’s presentation. A couple of highlighted comments included: displacement strategies for low-income residents, equity for code enforcement and nuisance abatement, more efforts towards local funding sources for affordable housing, densities of 50 dwelling units per acre (du/ac) near the BART station, and inclusivity to all groups during the 6th housing cycle. As a result, existing programs were edited and several programs were added.

On May 27, 2022, the Housing Leadership Council of San Mateo County (HLC) submitted an undated letter through email commenting on Colma’s Draft Housing Element. Following the Formatted: Superscript

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receipt of the thisthis letter, sStaff has been in contact with HLC to discuss their concerns. On September 23, 2022, Staff hosted HLC Staff for a tour of opportunity sites, and engaged in a discussion of the opportunity sites analysis. This letter was addressed to the City Clerk, the Building Department, and Planning Department but was only discovered in junk email folder on June 8, 2022, hours prior to planning staff presenting the Draft Housing Element at the City Council meeting. In preparation offor the final draft of the Housing Element, Staff has incorporated HLC Staff’s thoughts and concerns within the policies and programs. Specifically for the opportunity sites, where a new overlay district that removes parking minimums within a half mile of high-quality transit, allows for residential use on commercially zoned property without rezoning for projects that pay prevailing wages, and CEQA-exempt ministerial approval pathway on commercially zoned land for qualifying residential development that meets affordable housing targets. Planning staff have spoken to HLC by acknowledging receipt and will consider their comments in the final draft.Staff willhopes to continue to foster relationships and open communication with the public and responsible organizations.

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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)AFFH) assessment. Under Sstate Llaw, “affirmatively furthering fair housing” means “taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.”
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 H housing Eelements beginning January 1, 2019).

2. Conduct an Assessment of Fair Hhousing that includes a summary of fair housing issues, an analysis of available federal, state, and local data and knowledge to identify sites, and an assessment of contributing factors for the fair housing issues.

3. Prepare the Hhousing Eelement Land Inventory and Identification of Sites through the lLens 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 aassessment 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, and displacement risk 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 provide 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, orand 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).
• Compared to the County of San Mateo, tThe Town of Colma has a higherslight concentration of residents with a disability with 10% of the population compared to 8% in the county. Residents living with a disability in the Ttown are all employed, and 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 at CSU and UC schools of 23% and 32%, respectively.

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• Jefferson Elementary Sschool Ddistrict 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 the housing cost burden in the Town of Colma for Hispanic households.

Fair Housing Issues and Contributing Factors
This section summarizesd the fair housing issues identified for the Town of Colma and the contributing 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.

The Town is addressing this issue through AFFH Action Area 1, where the focus is to increase outreach and improve the existing resources.

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.

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• The Town is addressing this issue through AFFH Action Area 2, where the focus is to protect existing residents from displacement, provide housing strategies to Black, Indigenous, and People of Color (BIPOC) as well as those who have special needs.

Fair housing issue: Affordable housing is limited and the ability to add affordable housing is constrained by land use.

Colma is disproportionately occupied by residents of color and 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 within the town that are zoned for multifamily housing, which is disproportionately occupied by residents of color.

The Town is addressing this issue through AFFH Action Area 3, to provide more strategies and housing choices through creating less restrictions on land use.

Fair Housing Enforcement and Outreach
The Town currently enforces fair housing laws through the policies and code for compliance with State Law. If fair housing issues are reported by residents or potential residents, the Planning Department and Code Enforcement cooperatively work together to remediate the complaint. Fair housing issues are usually referred to the appropriate agencies, usually the County of San Mateo Housing Authority would be the first point of contact along with Project Sentinel a non-profit assists that individuals that have faced housing discrimination.

Currently, the fair housing information can be found on the Town’s website under the Planning Department’s page and Housing Resources. The information is displayed in English, however, there is a button that translates the website into many languages. While this button provides language assistance, the Town plans to increase its visibility and accessibility with translated information readily available on the page without any further action. Under AFFH Action Plan 1, the Town will increase and implement its outreach in 2023.

The Town has not been alleged or found in violation of is in compliance with the following:
 State Density Bonuses and Other Incentives Law (Gov. Code. Title 7. Division 1. Chapter

4.3 Density Bonuses and Other Incentives, amended and effective January 1, 2021) The Town does an annual review of the State’s Density Bonus Landlaw and updates its Ordinance ifas needed;
 Housing Accountability Act (Gov Code Section 65589.5) requiring the adoption of a Housing Element, and compliance with RHNA allocations, and that requires certain findings when approving or denying certain development projects. The Town’s most recent Housing Element covering 2015-2022 has been adopted and the Town has met its compliant with RHNA allocations;
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 No Net Loss Law (Gov Code Section 65863) requiring that adequate sites be maintained to accommodate unmet RHNA allocations, including among income levels. The Town has met its RHNA allocation for the current cycle and has identified opportunity sites to help meet its 6th housing cycle;
 Least Cost Zoning Law (Gov Code Section 65913.1). requiring that the Town designates and zones sufficient vacant land for residential use and nonresidential use in relation to the growth projections of the general plan to meet the housing needs for all income categories as identified in the housing element The Town’s building and planning fees are on par with other jurisdictions in San Mateo County;  Excessive Subdivision Standards Law (Gov Code Section 65913.2) The Town does not have any imposingimpose standards and/or criteria that renders the development of housing infeasible for any and all economic segments of the community;  Limits on Growth Controls Law (Gov Code Section 65589.5) The Town does not have any growth control measures and has not rejected any proposals for housing projects that met objective planning and zoning criteria in the current cycle.

SITES INVENTORY ANALYSIS
AB 686 requires an analysis of the sites identified sites thato 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 seveneven parcels identified are not within or close to R/ECAPs, and edge R/ECAPs 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 the distribution of lower, moderate, and above moderate-income units in low, moderate, and high resourced areas are equally distributed. 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 to high-quality jobs, access to transportation, and healthy places to live. There is one 0.2% Annual Chance Flood Hazard area located along El Camino Real by the northern boundary that could potentially affect 7778 El Camino Real.

Colma has not had to deal with any recent displacement due to environmental factors, however, it is important to note that the San Andreas Fault is just west of the Town and along El Camino Real has high liquefaction susceptibility.

A thorough analysis for the sites inventory can be found in Appendix B in the Site Inventory Analysis.

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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 will be explained, andlong with an analysis of programs from the previous housing cycle (Table H-5958) will be included. Additionally, an AFFH Action Plan will also be implemented to reduce AFFH deficiencies (Table H-3940).

Fair Action Plans
The AFFH Action Plan is broken down into three areas:

1. Outreach

2. Protecting and providing strategies for existing residents from displacement including those from are Black, Indigenous, and People of Color (BIPOC) including Residents with Special Needs

3. Enhancing housing mobility strategies and encouraging new housing choices Each action plan is evaluated with existing and new programs developed in the 2023 Housing Element identifying the fair housing issues, contributing factors, objectives, actions, and timelines.

The AFFH Action Plan Table (Table H-3940) is on the next page.

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Table H-403940: AFFH Action Plan
Fair Housing
Issues
Contributing
Factors Objectives

Meaningful Actions Timeline
Action Area 1. Improve Fair Housing Outreach
Fair Housing
Outreach

1. Lack of access to
information about
fair housing
rights; Limited
knowledge of fair
housing by
residents

2. Greater outreach
efforts are
needed in various
formats.

3. More resources
should be made
available to the
public.

Maintain zero to
low complaints
and inquiries.

Action 1.1: (Program 5.1, 5.4, 5.5 , 8.1, 8.2 )
• Continue and update the Towns’ fair housing webpage
to include fair housing 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.
• Provide materials in various languages including
Chinese, Spanish, Tagalog, and other (appropriate
languages).
• Provide education to landlords and property managers
on requirements to address reasonable accommodation
requests
• Utilize the Town’s various existing media outlets to such as the advertise Fair Housing Information
• Conduct Fair Housing workshops and study sessions
with the Town Council
Begin
implementation in
2023, with Annual
reports beginning in
2024.

Action Area 2. Protecting Existing Residents from Displacement, Providing Strategies that Protect Residents that are Black, Indigenous, and People of Color (BIPOC) Including Residents with Special Needs (Seniors, Persons with Disabilities, and Homeless Persons)
Protected Groups
have
disproportionate
housing needs
including
disparities in

1. Historic
discrimination
and continued
mortgage
denials; High
housing costs and
low wages

Improve
accessibility to
home mortgage
loans for
protected
groups who
Action 2.1: (Programs 2.2, 4.1, 4.2, 4.3, 4.4, 4.5, 4.6, 5.1,

5.2, 5.3, 5.4)
• Provide down payment assistance to minority
households and homebuyer education households by
pursuing monies dedicated to providing financial
assistance to BIPOC communities
Starting in 2024,
partnering with
HEART on an annual
basis, providing first-
time and low-income
buyer education
programs, and
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Fair Housing
Issues
Contributing
Factors Objectives

Meaningful Actions Timeline
access to
opportunities

Disproportionate
access to housing
for individuals
living with special
needs

2. Need for
community
revitalization
programs and
strategies

3. Lack of public
investments in
underprivileged
neighborhoods.

4. General lack of
affordable
housing,
particularly in
areas with
appropriate
services and
amenities.

have high loan
denial rates

• Provide homebuyer education materials in Chinese,
Spanish, Tagalog, and other (appropriate languages)
• Annual workshops with HEART, HIP Housing, San Mateo
Housing Authority, and other organizations that can
assist with education and fair housing-related issues
• Work with the San Mateo County Department of
Housing to obtain information on anti-displacement
programs that addresses tenant’s rights and relocation
assistance. Utilize this information in annual workshops and study sessions to continue to inform Town residents of existing and new programs.
prioritizing
marketing of the
programs to BIPOC
and special needs
community members
Action Area 3. Enhancing Housing Mobility Strategies and Encouraging New Housing Choices Affordable housing
is limited and the
ability to add
affordable housing
is constrained by
lack of available
land

1. 75 percent of
Colma’s land use
is zoned for
cemetery use

2. Multifamily zoning
does not
currently exist

3. Only one
available
affordable
housing complex
• Create land
use
opportunities
for multi-
family housing
in town
• Encourage the
construction of
ADUs and
JADUs
• Encourage the
construction of
Action 3.1: (Program s 2.1, 2.2, 3.1, 3.2, 3.3, 3.4, 3.5, 3.6,

Begin ADU/JADU
outreach program,
workshops in 2023
and continued
annually
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Fair Housing
Issues
Contributing
Factors Objectives

Meaningful Actions Timeline
exists in the
Town

4. Design and
Development
standards are not
appropriate for
multi-family
housing projects
affordable
housing
throughout
the Town

• Develop objective design and development standards
that allow high-density and affordable housing projects to be constructed by right
• Take necessary actions to ensure opportunity sites are vetted for environmental and zoning appropriateness so
that high-density and affordable housing projects are
reviewed via a streamlined process.
• Amend the Town’s parking standards to include parking alternatives that are less restrictive for high-density and affordable housing projects to be constructed; ensure
parking standards meet State Law.

Beginning 2023,
staff will proactively
identify both for-
profit and nonprofit
developers, take
meetings, and
present opportunity
sites for future
housing
development

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
Provide down
payment
assistance to 20
Hispanic and Asian
households;
Provide down
payment
assistance to 30
total households;
Provide
homebuyer
Meet quantified
objectives by the
end of the
Housing Element
period in 2029;
Conduct
homebuyer
education
quarterly in
partnership with
HEART.

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Actions
Fair
Housing
Issues
Contributing
Factors
Fair
Housing
Category
Type of
Action
Responsib
le Party Objectives Quantified
Objectives Timeline
moderate income
households.
education to 200
households.

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.

Action Area 3. Protecting existing residents from displacement: strategies that protect residents in areas of lower or modera te 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
No fair
housing
complaints or
inquiries
filed.

Lack of access to
information about
fair housing rights;
Limited knowledge
Outreach
capacity and
enforcement
Human
Resources
Town of
Colma
Maintain and
update the city's
fair housing
webpage.

Maintain zero
complaints and
inquiries.

Ongoing

H-83
Actions
Fair
Housing
Issues
Contributing
Factors
Fair
Housing
Category
Type of
Action
Responsib
le Party Objectives Quantified
Objectives Timeline
experienced discrimination,
information about filing fair
housing complaints with HCD or
HUD, and information about
protected classes under the Fair
Housing Act.
of fair housing by
residents.

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ABILITY TO MEET HOUSING NEEDS

RESIDENTIAL LAND INVENTORY
A key component of the Housing Element is a projection of thea 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 forof 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-4011: Colma RHNA Targets Summary
Income
Category
Extremely
Low Very Low Low Moderate
Above
Moderate Total
Units 22 2244 25 37 96 202
Note: Extremely-low incomes is assumed half of the assigned RHNA targets of 44

Note: Extremely-low incomes is assumed half of the assigned RHNA targets of 44 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 in the Sterling Park neighborhood and the remaining units are located outside of Sterling Park.

Since 2015, 75 residential units have been constructed, including 9 in Sterling Park and a 66- unit Veterans’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 to be available to extremely low income and very low-income households, 30 units forto low-income households, 40 units for to moderate income households and 142 units forto 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.

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Sites Inventory
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 for 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 site 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% times 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 site’s 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 be for 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. On September 12, 2022, a electronic version of the Sites Inventory was sent to HCD as required by Government Code Sections 65583 and 65585.

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Table H-4212: Sites Inventory Development Potential
Site Acres Extremely
Low
Very
Low
Low Moderate Above
Moderate
Total
7733 El Camino
Real 0.53 4 48 8 16
1200 El Camino
Real 8.06 22 2345 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 26 2753 30 44 129 256
RHNA

44 (includes
Ex. Low)
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 at 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 tocan 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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Table H-432XX: Site Inventory – Site Characteristics
Site Existing
Use/Vacancy
Identified in a
Previous Planning
Cycle?
General
Plan
Designation
Zoning
Designation
7733 El Camino Real Vacant
Used in Two Consecutive
Prior Housing Elements -
Vacant
Commercial C
1200 El Camino Real
Kohl'’s retail
store and
parking lot
Not Used in Prior
Housing Element Commercial C
7778 El Camino Real
Monument
manufacturing
facility and
office
Used in Two Consecutive
Prior Housing Elements -
Vacant
Commercial C
Between 461 and
469 B Street Vacant
Used in Two Consecutive
Prior Housing Elements -
Vacant
Low Density
Residential R-S
El Camino and
Collins
Parking spaces
and vacant
lawn area
Not Used in Prior
Housing Element Commercial PD
240 Collins Avenue Parking lot Not Used in Prior
Housing Element Commercial PD

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Figure H-5: Housing Sites

Formatted: Tables and Exhibit Name

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Figure H-6: Housing Units – Sterling Park

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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
There is oOne vacant privately-owned parcel is within the Sterling Park residential neighborhood, located between 461 and 469 B Street. 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 thisa vacant 0.11-acre vacant 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, and dry utility 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.

Under a SB 9 lot split, the Town believes that this parcel is likely to be developed in the next housing cycle. Requiring aA ministerial review process removing public hearings or discretionary review would streamline the development process. The Planning Department will reach out to the existing property owner to gauge interest and provide materials regarding a possible SB 9 lot split.

Table H-4343: 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 additional separate parcels are onlocated to the east west of the Sterling Park Neighborhood, near the Colma BART Station which is which is located just outside the Town'’s municipal boundaries -O none is located on the east side of El Camino Real and is vacant (Sandblaster property – 0.53 acre), and the other is on its west side (Bocci Property – 0.6 acre), Formatted: Source

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comprising of a monument manufacturing operation. The two parcels are also carryover sites from the 5th Cycle Housing Element Update, and are assumed to be developed independent of each other in the next cycle. 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, and dry utility 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 the BART Station. Future higher density development on land near Colma’s boundaries may further spur similar development in Colma. Additionally, Colma’s Zoning Code provides density bonus incentives for affordable units.

Sandblaster Property – 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 is currently currently underutilized with contains two billboards on the property. The site is currently designated as residential/commercial which permits residential planned developments with the approval of a use permit.

This 0.53- acre property, the former site of a sandblasting business at 7773 El Camino, is one of two developable parcels along El Camino Rea. The site has a realistic development potential of 13 high density residential units. Site-specific constraints on the property include steep topography along the edge of the developable pad.

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Site-specific constraints include steep topography along the eastern and northeasternern boundaries of the site. This constraint can be mitigated by designing the 16-unit development to step up with the steep topography. step-designing of the development for the 16 units. 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. The future proposal for the site would need to include a report pertaining to the soil’s possible contamination and measures for its clean up, if it is determined to be contaminated. This possible constraint could effectively add to the cost and slow down the process for future development. Historicallyy 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.

The proposal and was deemed appropriate and feasible. The application was not pursued by the applicant since the proposed design included a cost estimation of the massive retaining wall to the east of the property and was ultimately estimated to be too costly to build. The way movingOne way to move forward with this site is to incorporate a step-design proposal that would utilize the topography for a better design rather than “cut through the hill” – instead ofcutting into the hill, which requires creating a retaining wall of more than 20 ft. in height - which wasthatand ultimately made the 2007 project cost prohibitive. The existing Rezoning of the site is Commercial which allows for to a ‘Planned Development’ land proposal, and as part, the Planned Development allows use designation would allow for additional flexibility in the setbacks and other design standards applicable tofor the 16-units project, pursuant to Sections

5.03.090(C)(3), and 5.03.130 of the Colma Municipal Code. 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 4 extremely-low,8 4 very- low5 moderate and 86 above- moderate income units with the consideration of its topographical constraints.

The 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. Planning staff have been in contact with a San Jose -based development company regarding this site prior to and after the first draft submittal to HCD, on possible development of the property.

Additionally, with the new Housing Element Overlay, this site will remove further governmental constraints which include removing parking requirements, allowing for residential use on commercial zoned land when prevailing wages are met, and CEQA-exempt ministerial approval if the development meets affordable housing targets.

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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 oldest building of the site is located at the extreme southern end of this triangular-shaped parcel and, is used as the company’s office. The building has a Bocci Memorials sign with the indication of “since 1896” ( to(to the left of the above picture - the beige-colored building). However, Tthe building is not designated as an Historical Site, but some members of City Council have expressed a desire to see that e building is preserved. The development assumption of this site is considered without the area of the subject building.

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 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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height and lot coverage bonuses to encourage a transit-oriented development with a diverse mix of land uses. These characteristics contributed to the conclusion that with the current occupancy, the site is being underutilized.

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. In addition, although the parcel is not within a flood zone district but diverted rain runoffs from El Camino Real to the north and Albert M. Taglia Boulevard to the west (from the BART Station) – during the rainy season - have had accumulated water run offs at the site. However, a
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 multi-family 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, the zoning of the parcel is Commercial, and a Planned Development is allowed under the Commercial zoning district. The Planned Development rezoning it to a ‘Planned Development’ land use designation is not required but it would allow for additional flexibility forin 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 73 moderate and 88 above moderate units.

However, a Planned Development proposalrezone may allow for the development of additional units. Additionally, with the new housing element overlay, this site will remove further governmental constraints which include removing parking requirements, allowing for residential use on commerical zoned land when prevailing wages are met, and CEQA-exempt ministerial approval if the development meets affordable housing targets.

The Town’s Inclusionary Housing Ordinance 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 7778 El Camino Real. Planning staff have been in contact with a Peninsula-based development company regarding this site prior to and after the first draft submittal to HCD, on the possible development of the property.

In neighboring South San Francisco, on the corner of McClellan and Mission Road, just past town limits, a 20-unit mixed-use condominium project is underway on an approximately 0.4- acre site. On the street level, there is approximately 6000 square foot dedicated commercial space and sub-terranean parking. With the new housing element overlay, removing parking

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requirements, and utilizing density bonuses this site as well as 7733 El Camino Real could be similarly developed.

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Table H-4454: El Camino RealSterling Park Multi-Family Development Potential Location Designation
& Zone Acres
Dev.

Pot.
*
Affordability Density
Allowed Constraints
El Camino Real
008-127-020
(Sandblaster)
Mixed Use -
Residential/
Commercial -
(R/C)

0.53 161
4 extremely low
483 very
lowModerate
8 Above
Moderate
30 du/ac
Topography, possible
ground surface
contamination
El Camino Real
008-141-080
(Bocci)
Mixed-Use -
Commercial -
(C)

0.6 151 7 low5 Mod.
86 Above Mod. 30 du/ac
Utility Easement,
Triangular Shape,
Flood Zone
Total 1.13
acres
3122
units
4 extremely low
48 very low.
78 lowMod.
164 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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The Kohl’s site is aAn 8.06-acre parcel on the southwest corner of El Camino Real and Serramonte Boulevard, currently occupied by Kohl’s. The property is inlocated 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 Ttown Ccenter development anddevelopment 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) and shows a mixed-use Town Center consisting of 160,000 Ssq. ft. F of cCommercial (retail) 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 designquality design/construction/materials, incorporate outdoor public gathering spaces, and include a diverse mix of land uses to be eligible for a height bonus.

Similar projects have been successful in the nearby communities of Daily City and South San FrnciscoFrancisco The( tThe realistic capacity of this site was determined to be 22 extremely- low, 4523 very- low income untisunits, 2353 low-income units, 4427 moderate incomemoderate-income units, and 9081 above moderate-incommoderate-incomee units.

The existing building was built in 1980 , and hasve not had any improvements in the last two decades. There has been an interest inof acquiring the property by Republic Urban Properties (RUP) of San Jose, California, which is looking into a more comprehensive implementation of the adopted Colma General Plan 2040 (March 2022) for a mixed-use project. Talks between RUP and the property owner are ongoing as the current business (Kohl’s) has been underperforming, per Colma HDL (business-related vendor) dl sales tax report for theis 110,295 sq. ft. department store. There have been quite a few Kohl’s locations closures throughout the country due to the same finding, thereforehence the possibility of the entire site being to be redeveloped is greater than previously measured.

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As mentioned before for another property in this section, Tthe existing zoning of the site is Commercial which allows for a Planned Development (PD) proposal., and as part, Tthe Planned Development allows for additional flexibility in development standards including height, and other design standards for the 202-unit project, pursuant to Sections 5.03.090(C)(3), and

5.03.130 of the Colma Municipal Code, and a rezone (to PD) would not be required.

Additionally, with the new housing element overlay, this site will remove further governmental constraints which include removing parking requirements, allowing for residential use on commercial zoned land when prevailing wages are met, and CEQA-exempt ministerial approval if the development meets affordable housing targets.

ADDITIONAL SITES
Two separate parcels are located along the El Camino Real Corridor near the Town Hall and potential Town Center site. A vacant, 0.41-acre parcel is located on the northwest corner of El Camino Real and Collins Avenue. El Camino Real and Collins Avenue isare surrounded by an assisted living facility to the west, flower shop to the north, and an officee- use to the south.

The site analysis for this site is a total of 8.2 units and is suitable for 8 above- moderate income units. The second parcel is a 0.72-acre site located at 240 Collins Avenue. The parcel is an overflow parking lot, an underutilized site evidenced by a permanent locked chain at its gateway. It is, and is bounded by an offiice- use to the east, a car rental lot to the north, and a cemetery to the south and west. The site analysis for this site indicates a total of 14.4 and is suitable for 14 above- moderate income units. There has been discussion with the property owner, Centrix Builders Inc., on maximizing the site for a multi-family dwelling complex, possibly exceeding 14 units.

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 geographic center of the Town and are ais a walkable distance from the Town Hall and potential Town Center site.

Colma Municipal Code section 5.03.130 - “PD” Zone and under subsection (b) allows the following uses upon issuance of a use permit:
1) Single family residential developments;
2) Multiple housing developments;
3) Neighborhood and community commercial centers;
4) Professional and administrative offices; or
5) A combination of such uses.

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Therefore, the PD would allow any of the above uses or a combination thereof, ... such as mMixed-use development, 100% multiple housing development, all commercial development, etc.

Table H-4556: 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
22 Extremely Low
2345 Very Low
23 low
44 Moderate
90 Above-Mod.
30 to 60
du/ac
Height bonus
required to
meet 202
unitsof 72’ -
compatible with
the General
Plan 2040 – is
required to
achieve the 202
units.
7733 ECR
008-127-020
(Sandblaster Site)
Commercial/
Residential -
(C/R)

0.583 16
4 Extremely Low
48 Very Low
8 Above-Mod.
30 du/ac Unknown
7778 ECR
008-141-080 Commercial/ 0.60 15 7 Low
8 Above-Mod. 30 du/ac Unknown

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(Bocci Site) Residential -
(C/R)
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 10.372
acres
2555
5 units
26 Extremely Low
2753 Very Low
30 Low
44 Moderate
128 Above-Mod.

* Development potential assumes that the properties would be developed at 20-20-30 du/acunits per acre, and increased density around Colma BART station to 30 and the Kohl’s site to 25 du/ac.

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GOVERNMENTAL CONSTRAINTS
As part of the Housing Element process, the Town analyzed its zZoning cCode, permitting processes, development standards, and building codes to identify potential constraints for the development of housing. The 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 and outlines the allowed uses in each zone. The Residential “R” Zone allows for the following uses by right: a single-family dwelling, a manufactured home, small and large family day care homes, accessory dwelling units, supportive housing, transitional housing, and a home office or cottage food operation. Upon the issuance of a use permit, the following uses may be permitted in the R Zone: a multiple unit dwelling up to six units, residential planned development or a larger residential development provided that the residential density does not exceed that specified in the general plan, and/or a home occupation. The Neighborhood Residential “R-S” Zone allows for the following uses by right: a single-family dwelling, a manufactured home, small and large family day care homes, community parks and public buildings, supportive housing, transitional housing, an accessory or junior accessory dwelling unit, and a home office or cottage food operation. Use of a home occupation may be permitted in the R-S Zone upon issuance of a Conditional Uuse Permit. The Commercial “C” Zone allows for the following uses by right: an emergency shelter, and an accessory dwelling. The following uses may be permitted in the C Zone upon issuance of a use permit: a commercial establishment, a single family or multiple family dwelling up to six units, residential planned development or a larger residential development provided that the residential density does not exceed that specified in the general plan, supportive housing, transitional housing, light industrial establishment, communication structures, commercial center, retail merchandising unit, and such other uses found by City Council to be of similar nature to described uses. The uses allowed in the C Zone with the issuance of a use permit may be permitted upon issuance of an administrative use permit instead of a use permit if the proposed use meets the following criteria: will occupy an existing commercial building or occupy a tenant space within an existing commercial building, and is within the same Building Code occupancy classification of the existing building, and does not require any building modifications, and will not exceed the available on-site parking. U Additionally, the Town has a Planned Development zoning designation which aims to allow flexibility in zoning standards by

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permitting the following uses upon issuance of a use permit: single family residential developments, multiple housing developments, neighborhood and community commercial centers, professional and administrative offices, or a combination of such uses. permits relaxation of zoning standards. In the past, the Planned Development designation has been used to develop high density residential projects, that exceed the density requirements of their previous zoning., Thisand is the most successful manner by which to of developing the available parcels identified in the previous section, because of their unique site constraints and small sizes.

As discussed earlier, the Town’s Commercial/Mixed Use and Commercial Land Use Designations sites will accommodate a majority ofmost 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 butzone but allows for greater flexibility in development standards to maximize unit yield. Planned Development “PD” districts may be established in any R, E, or C Zone upon application byof property owners or the initiative of the City Council. The Planned Development process is described in further detail in the Permit Processing Procedures section.

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 included 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.

4. The sites are located inare 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.

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The Zzoning Oordinance sets forth requirements that can affect the type, appearance, and cost of housing to be built within the Town of Colma. The Zzoning Oordinance includes standards for development that determineing 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. In areas that allow residential development, R, R-S, and C, the zoning code only places restrictions on maximum height rather than limiting the number of building stories. 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. All multi-family developments will require a Uuse Ppermit if they have greater than 6 units. The R-S zone allows single family detached dwellings only.

In order toTo further remove constraints to developing housing on the five5 opportunity sites, the Town has created a Housing Element Overlay Zone. This zoneing designation will allows for greater housing densities and supports mixed- use developments on the opportunity sites.

Allowable uses and development standards in the housing overlay zone will reflect recent legislative decisions that aim to remove barriers to development. A few of the most impactful standards include removing minimum parking requirements within a half mile of public transit, and density bonus amendments that will allow for projects consistent with the densities described in the Town’s Land Use Element, rather than the zoning ordinance. Additionally, asbeginning of July 1, 2023, proposed multi-family projects that are located within the housing element overlay zone, pay prevailing wages, and meet specified affordable housing targets would undergo a ministerial approval process which would exempt the project from will provide a ministerial Californiathe California Environmental Quality Act (CEQA) and the Town’s discretionary approval processes exemption approval pathway for multi-family projects that pay prevailing wages and meet specified affordable housing targets.

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 those found elsewhere in the County. The development standards for residential zones are summarized in the table below.

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Figure H-7: Housing Element Overlay Zoning District

Formatted: Tables and Exhibit Name

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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 those found elsewhere in the County. The development standards for residential zones are summarized in the table below.

Table H-4676: Current Residential Development Standards Standard R-S Zone R Zone C Zone
Front
Setback: First Floor 15’ to building/19’ to
garage
15’ to building/19’ to
garage
15’ to building/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’
Source: Town of Colma Municipal Code, Subchapter 5.03: Zoning

In 2013, the Town adopted manufactured home design standards. Forfor the Town’s the Town’s two single-family residential zoning districts, manufactured homes are is permitted as single-family dwellings in compliance with Government Code Section 65852.3(a)0.) 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-4787: Parking Standards
Residence Type Spaces Required Total Covered Uncovered
Single Family Detached: (Over 4 bedrooms., add

0.5 spaces/each additional bedroom) 2 2
Multiple Units:

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Studio 1 .5 1.51.5
1 Bedroom 1 .5 1.5
2-4 Bedrooms 1 1 2
Over 4 Bedrooms add .5 covered or uncovered for
each additional bedroom
1 (min., add .5
per additional
bedroom)

1 (min.,
add .5 per
additional
bedroom)
Source: Town of Colma Municipal Code, Subchapter 5.01: General Planl

The Zoning Ordinance includes provisions for residential structures that are existing or were 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. ; hHowever, if additional bedrooms are added to an existing single-family dwelling, the number of off–streetoff-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.

Parking requirements could be a potential constraint to development if high densityhigh-density developments are required to meet the existing requirements. However, all of the sites in our site inventory are within a half mile of public transportation and are included in the Housing Element Overlay zone which removes all minimum parking requirements.

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 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.

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The required setback from Colma Creek and the grading of sloped parcels is the extent of general environmental constraints to development in the Town. It is not anticipated that these environmental constraints will have a significant impact on housing development at the opportunity sites because they are all infill developments. Colma Creek does flow underground through the Kohl’s site, but the potential environmental impacts of a development on the site have already been analyzed in the 2040 General Plan Update Environmental Impact Report.

BUILDING CODES
The 2019-2022 California Building Code is currently used in Colma. The new updated building code for 2023-2026 will be in place by January 2023, and all applications will have to conform to the new code. 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. Building inspectors ensure projects are compliant with the minimum requirements of the Building Code and reference the strictest code when overlap occurs. Code enforcement officials work to ensure that projects have the correct permits and are adhering to the proper codes. The Town of Colma is a small and quiet community that does not encounter as many citizens reported code enforcement complaints as many larger, and more involved, surrounding communities.

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 only require modification to the location of curb-cuts. All 6 sites identified for development potential fall within serviced residential and commercial areas and are infill projects.

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
As a small town, Colma provides high-level and personal customer service throughout the development process. Staff-level projects including sign review, temporary permits, and administrative use permits usually take less than 30 days to process. An example of an

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administrative level use permit in a commercial zone would include an occupation of an existing commercial building or occupy a tenant space within an existing commercial building and is within the same Building Code occupancy classification of the existing building, and does not require any building modifications, and will not exceed the available on-site parking. If a project meets all forementioned criteria the review period should take be approved in about 45 days.

In residential zones, single-family dwelling units, manufactured homes, small and large day care homes, ADUs, JADUs (R-S only), supportive housing, and transitional housing are permitted uses and do not require a planning permit. These abovementioned housing types would go to the Building Department for a permit and during this process, the Planning Department would review it for compliance. This type of permit would be a minimum of 30 days for project review and would not have to go to City Council if it meets the criteria for residential zones.

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 completedcompleted, and the City Council approves all entitlement applications. In order toTo 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.

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.

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Multi-family Development Process
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. However,, so the Town’s zoning code and land use designations allow for multi-family developments through the Planned Development entitlement process as detailed below. designation provides opportunities for multi-family housing. The Planned Development entitlement process requires the approval of a Conceptual Development Plan, and a Detailed 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 Housing Element Overlay Zone creates an additional avenue for the development of housing in opportunity sites in Colma. The Housing Element Overlay Zone includes a set of requirements set by state legislation, including the need to pay prevailing wages and meet specified affordable housing targets, to undergo a ministerial approval process and be exempt from California Environmental Quality Act (CEQA) review.

Planned Development Process
Since Colma does not have a Planning Commission, larger projects such as multifamily housing in commercial or residential zones require City Council approval. The Planning Department typically provides a courtesy pre-application meeting for the applicant providing zoning standards, design guidelines (if applicable), parking requirements, etc. Once an application is received, the project is reviewed for completeness, including design review. During this stage the project is routed to various departments including building, engineering/public works, and fire. Assuming this application is complete, this process with take a minimum of 30 days. The next step is City Council hearing. For projects that require a public hearing, the Town notices all properties within a 300-foot radius at a minimum of 10-days prior to the hearing. If City Council approves a project, there is also a 10-day appeal period. In total, this type of project, as shown in Table H-50, could take anywhere from two to four months.

The Planned Development process can be summarized as follows:

Planned Development Districts may be established in any R, E, or C Zone upon application of a property owner(s), or upon the initiative of the City Council. A discretionary application for the establishment of a Planned Development District requires submittal of a Conceptual Formatted: Heading 3

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Development Plan which, if approved by the City Council, shall become part of the Zoning Map of the Town of Colma.

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. Applications to establish a Planned Development District shall be accompanied by a fee, which shall be established from time to time by the City Council of the Town of Colma by Resolution, for each proposed dwelling unit and each proposed commercial establishment shown in the Conceptual Design Plan. Said fee shall be in lieu of fees prescribed in the Town of Colma Municipal Code for an amendment to the Zoning Map, for a variance, or for a use permit. 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 approval process requires a discretionary decision to be made by the City Council.

The City Council shall make the following findings prior to approval of the Conceptual Development Plan:

1. The proposed uses are, in substantial part, generally or conditionally permitted under the zoning classification in existence for the proposed district at the time of application;

2. The proposed uses will not be detrimental to present and potential surrounding uses, but will have beneficial effects which could not be achieved under other zoning districts;

3. The streets and thoroughfares proposed are suitable and adequate to carry anticipated traffic, and density will not generate traffic in such amounts as to overload the street network outside the Planned Development District; and

4. The impact created by the development can be absorbed and serviced by the City (police and fire service, water supply, sewage disposal, etc.).

The City Council shall make the following findings prior to approval of a Use Permit:

1. The specific proposed use will be consistent with the provisions of the General Plan and this subchapter;

2. The granting of the Use Permit will not be detrimental to the public health, safety or public welfare, or materially injurious to properties or improvements in the vicinity;

3. Existing property uses, large or small, will not be detrimentally affected by the proposed use;

4. The granting of the Use Permit will not constitute a grant of special privilege inconsistent with the limitations imposed by the zoning ordinance on the existing use of properties, large or small, within the Town of Colma;

5. The proposed structure or building conforms to the purposes and intent of the General Plan and zoning ordinance; and

6. The use will not constitute a nuisance as to neighboring persons or properties.

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The final step in the approval process is a Detailed Development Plan. The development standards that provide a guideline for 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 Planned Development.

In the past, Planned Development “PD” has been the Town’s primary method of entitling mixed use and multi-family housing developments of greater than 6 units. The most recent example of PD usage to develop multi-family housing was the entitlement of Veterans Village at 1670-1692 Mission Road Veterans Village is a 66-unit affordable rental housing project that provides stable housing for military veterans transitioning from homelessness. The site was originally zoned Commercial “C”, which allows for multifamily developments of greater than 6 units with a conditional use permit. By applying for a PD, the property owner(s) gave the City Council flexibility to adjust development standards to address site configuration and location. In this case, PD allowed them to create a development that would benefit the maximum number of occupants and meet their accessibility and support needs. This PD had a base density of 22 units per acre, but by providing 100% affordable housing, was entitled to an automatic 35% density bonus resulting in an allowable 66 units on the 2.23 acres. The usage of the PD zoning in a similar manner to the Veterans Village application, will allow for the maximization of housing potential on the identified opportunity sites.

The discretionary aspect of the PD approval process intended to provide flexibility in development standards and create projects that are cohesive with the surrounding area. For example, since most of Colma is near half mile of high-quality transit, utilizing AB 2097, the parking minimums can be waived in PD zones that meet these requirements.

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 Sstate Llaw, and typically take four to six months to review.

Procedures for amendments and reclassifications are stated in the Zoning Ordinance.

Table H-48948: 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

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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
Source: Town of Colma

The DR or Design Review overlay zone may be combined with all base zone to achieve a consistent site landscape and building design theme in those areas where it is applied. In Colma the DR zone is applied to all sites except for the majority of Sterling Park neighborhood. DR zone applies to entirety of the site, landscape, and building plans whether it is submitted in connection with the construction of a new building or an alteration or modification to the structure or facade of an existing building, with a few exceptions. Usually, these exceptions apply to clashing of the established architectural theme. With the establishment of objective design standards and more detailed guidelines for the DR zone, could help streamline project applications and incentivize developers where costs during the design phase may be minimized.

Programs 3.1 and 8.2 would help improve development potential in sites within town.

SB 35 Process
SB 35 requires jurisdictions that have insufficient progress toward their lower-income RHNA to streamline the review and approval of eligible affordable housing projects by providing a ministerial approval process that exempts proposed developments with at least 50 percent affordability from environmental review under CEQA for proposed developments. If a jurisdiction also has insufficient progress toward their above-moderate-income RHNA, then the jurisdiction is subject to stream the review and approval for developments with at least 10 percent affordability. SB 35 requirements will automatically sunset on January 1, 2026.

The Town of Colma has met the 5th Cycle RHNA and is not subject to streamlining the review and approval process.

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FEES
Fees
The cost of development for single-family and multifamily housing 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 include planning fees, building permit and related fees, capital facilities fees, and development impact fees.

Planning Fees
Plannin g Fees
Planning-related application fees required for development in the Town of Colma fall into two categories: flat fees and deposits 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-500: 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
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Use Permit, Minor $7,255
Zoning Clearance for Retail Merchandising Unit $250
Zoning Letter $993
Source: Town of Colma Planning Permit Application

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 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-511: 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 Aabandonment of Public Easement $6,644
Variance to Zoning Regulations $7,255
Zoning Reclassification $8,935
Source: Town of Colma Planning Permit Application

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 Formatted: Source, Left
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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-522: 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
(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
Source: Town of Colma Planning Permit Application
Source: Town of Colma Planning Permit Application

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.

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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-533: 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

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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
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. Development fees for multi-unit developments include additional entitlement costs that result in higher development fees per unit compared to single family developments in Colma. However, as shown in Table H-54. : Total Fees as a Percentage of Total Development Costs below. The development fees for small and large multi-family developments are 4% and 2% of the total development costs, similar to San Mateo County jurisdictions. In addition, the fees for multi-family developments in Colma are less than the development fees for single family homes in surrounding jurisdictions. Generally, the fees collected by the Town are relatively low and are not considered an impediment to development.

Table H-544: 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%
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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

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 into the construction of new housing.

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
Recycling Fees
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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. AtUpon 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 Bbuilding Ddepartment 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
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, which are summarized on the following page.

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Table H-555: 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.

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
Source: Town of Colma Public Works Department

School Fees
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.

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There are twofive school districts that serve Colma: The Jefferson Union High School District (which includes Bayshore Elementary School District, Brisbane Elementary School, 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 sq.uare 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 $4.7908 per square foot.

Parkland Dedication
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 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 Bbased on the 2020 Census and the 2020 American Community Survey 5 Year Estimates. In subdivisions of more thanver 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.

Affordable Housing Fees
Affordable Housing Impact Fees
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The Colma City Council adopted an affordable housing impact fee which applies to housing, office, and retail development. The fees contribute to the Town’s housing fund which is used to increase and improve the supply of housing affordable to moderate, low and very low-income households. The use of the fund is not limited to the housing opportunities within the Town’s boundaries but also includes surrounding areas in San Mateo County.

Pursuant to Subchapter 5.12 of the Colma Municipal Code, Housing Impact Fee payments are required for all new for-sale residential developments of 5 or more units, for-rent residential developments, and commercial/non-residential developments that result in new floor area exceeding 5,000 square feet. For-sale residential development projects of fewer than f15ifteen units that iares not, and hasve not been, part of a larger residential development project, may propose an alternative equivalent action such as land donation and off-site construction, subject to the review and approval by the City Council.

The affordable housing impact fee is based on the size and use of proposed developments as noted in Table 56XX below.

Table H-56XX: Affordable Housing Impact Fees
Use Fee per Square Foot of Net New
Floor Area
Residential Use
Single Family Detached Home $10.00
Townhouses, Duplexes and Triplexes $ 15.00
Apartments and Condominiums $ 15.00
Non-Residential Use (Only applies to developments over 5,000 sf) Hotel $5.00
Retail, Restaurants and Services $5.00
Office, Medical Office and Research and Development Uses $5.00 Source: Town of Colma Planning Department

Source: Town of Colma Planning Department

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Inclusionary Housing
In December 2005, the Town adopted an Inclusionary Housing Ordinance amending the Colma Municipal Code. This 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. This Ordinance was amended in September 2016 and adoptingthrough changes to Colma Municipal Code Section 5.12.

For for-sale residential developments of fewer than fifteen units, the developer may elect, as an option, to satisfy the requirements of this section by paying the in-lieu fee. At least 20% of the inclusionary units (or 4% of the total development) must be restricted to occupancy by very low-income households. An 20% of the inclusionary units (or 4% of the total development) must be restricted to occupancy by low-income households. The remaining 60% (or 12% of the total development) to moderate income households. Additionally, a minimum of 45 years for owner-occupied units must remain affordable.

For rental residential development, of five or more units, a Housing Impact fee is required. This fee is calculated based on net new square footage of residential floor area, excluding the square footage of units that are renter at affordable rent to moderate, low, or very low-income households so long as such units are deed restricted as such. The rental inclusionary housing provisions currently meet state requirements.

Incentives for both for-sale and for-rent housing that meet the requirements stated in Colma Municipal Code 5.12.040 and Government Code 65915(b)(1)(A)-(D) respectively, can be granted concessions or incentives of one or more by the City Council which include:
a full or prorated reduction in the number or type of off-street parking spaces per unit; expedited processing by all Town departments before other residential land use application regardless of the original submittal date;
deferred payment of all city-required fees on a residential development project until the issuance of a certificate of occupancy;
approval of mixed use zoning;
financial assistance; or
any other concession or incentive authorized by state law.

The Town’s Affordable Housing Fund has not been utilized for the construction of new units.

Funding from Veterans Village came from outside sources and the Hoffman Estates and Verano developments were completed prior to the establishment of the fund.

The framework and incentives for inclusionary housing is strong and providing ample incentives for developers to build both for-sale and for-rent housing for all income levels. The biggest challenge the Town faces whether it is for commercial or residential uses is available land that is not dedicated to cemetery use.

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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 ofin 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 viableaccessibly high-quality 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, and neighborhood, and home improvement programs, the Town maintains athe 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

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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 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.

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Goal B: A ssist in making available adequate housing to meet the needs of extremely low, very low-, low-, and moderate-income households.

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: Affirmatively Furthering Fair Housing. Meaningful actions to promote equal housing opportunities for and combat discrimination against all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, disability, or economic background.

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, they require provision of public benefits with values 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-567, identifies each housing policy, the specific housing goals that the policies relate to, and the programs implementing the policies. Table H-578 identifies the quantified objectives for construction, rehabilitation, and conservation of housing in the Town of Colma.

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Table H-576: Town of Colma Goals, Polices, Programs and Objectives

Related Goal

Implementing Program

Timeframe

Tasks &
Responsibility Quantified Objective
Policy 1: Encourage the construction of cost-effective single-family housing that caters to all income levels and demographics in the Sterling Park Residential Neighborhood.

Goal A: Identify
Adequate Sites

Goal B: Assist
in making
affordable units
available
Program 1.1 Provide regulatory incentives to facilitate manufactured housing development in single-family
residential zoning designations.

In May of 2013 the 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.

Annually starting in
2023 through 2031
• Planning Department will
compile a list of housing
manufacturers for
residents interested in
this type of housing.
• The planning
department will develop
objective design
standards for
manufactured housing in
single-family zoning
designations.
• Update the Colma
Municipal Code to reflect
new development and
design standards for
manufactured housing.

Conduct annual outreach
to community
stakeholders to provide
updates about new
affordable housing
opportunities.

The construction of up to 4
new suburban
s (if utilizing SB 9 lot split) on
the vacant parcel on B Street
in the Sterling Park
Neighborhood by 2031.

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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 from 2023
to 2031 and make
reports available to
the public.

The planning department
will continue internal
consistency review
annually from 2023
through 2031 and make
reports available to the
public.

Increase awareness to
decision makers of annual
progress toward meeting
Housing Element Goals.

Goal B: Assist
in making
affordable units
available
Program 1.3 Demonstrate consistency with the
Employee Housing Act.

Amend the zoning code to allow for employee housing for six or fewer employees to be treated as and permitted in the same zones as single-family structures and employee housing consisting of no more than 12 units or 36 beds to be
permitted in the same manner as agricultural uses in the same zone.

Amend the zoning
code prior to the
end of 2023.

The planning department
will update the zoning
code.

Policy 2: Encourage the 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.

Planning department to update the Town’s Second Unit
Ordinance to align with State ADU laws that will go into effect on January 1, 2023.
• Update the
Second Unit
ordinance prior to
the end of 2023.
• Create outreach
materials and
objective design
standards prior to
the end of 2023.

The planning department
will update the second unit
ordinance and create
outreach materials
including objective design
standards for ADU and
second units.
• To increase the number of
second units/ADU/JADU by
the end of 2031.
• Starting in 2023, one (1)
second units/ADUs/JADUs
annually.

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Related Goal

Implementing Program

Timeframe

Tasks &
Responsibility Quantified Objective

Planning department to create outreach materials for Second Unit and ADU development with objective design standards.

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Goal A: Identify
Adequate Sites

Goal B: Assist
in making
affordable units
available
Program 2.2 Accessory Dwelling Units.

The Town'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. To maximize ADU development, this
program will incorporate additional provisions beyond those required under State law including the following:
• Seek grants to help with ADU development
• Conduct an annual survey of homeowner interest in
ADUs and JADU
• Develop ADU and JADU outreach materials
• Notify residents of ADU/JADU eligibility

The Town will update the municipal code and ordinance to reflect state law for ADU/JADU that go in effect on January 1, 2023.

The Town will continue to facilitate ADU construction by providing information to interested homeowners and on the Town’s website and will track the number of new ADUs
inquiries, issued permits, and completed projects.

ADU production will be monitored on an annual basis and continue to update grant opportunities to help applicants with costs.

In March 2017, the Town 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 with a Conditional Use Permit, in accordance with section 5.030.400 through 5.030.430.

Annually starting in
2023 through 2031
The planning department
is responsible for all
ADU/JADU programs
including the Town’s
municipal code and
ordinance related to
ADUs/JADUs.
• To increase the number of
completed ADU/JADU by the
end of 2031.
• Starting in 2023, one (1)
second units/ADUs/JADUs
annually.
• To have annual outreach
materials, surveys, and
housing-related workshops
to highlight ADUs/JADUs
and provide updates to
state legislation (if changes
have been made).

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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 Develop Objective Development and
Design Standards for Planned Development Districts
and create Administrative Approval Process.

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.

Starting in 2023
through 2031 and
as inquiries are
presented
• The Planning
Department will
establish clear objective
design and development
standards for “PD”
Districts.
• The Planning
Department will
establish an
Administrative Approval
Process to streamline
review of any high-
density or mixed-use
projects in the PD
District.

For each commercial, and
residential project, review and
analyze the optimization of
developable land.

The .41-acre site on El
Camino Real and Collins
Avenue, at least 8 residential
units.

The .72-acre site on Collins
Avenue near El Camino Real,
at least 14 residential units.
• Removes any constraints
from requiring high-density
residential or mixed-use
projects to undergo a
discretionary review
process.
• Establishes objective
development and design
standards and
administrative processing
procedures that will
streamline the housing
review process for high-
residential and mixed-use
projects in PD Districts.

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Related Goal

Implementing Program

Timeframe

Tasks &
Responsibility Quantified Objective
Goal B: Assist
in making
affordable units
available
Program 3.2 Update the Town’s Density Bonus
Provisions to Stay Consistent with State Density
Bonus Law.

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.

Annual review of
the State’s Density
Bonus Law and
update the Town’s
Ordinance as
needed.

• The planning
department will assess
and make any required
amendments to the
Town’s Density Bonus
Ordinance to stay
consistent with State
density bonus laws.
• City Council is
responsible for the
adoption of updates to
the Town’s Density
Bonus Ordinance.

A total of 22 extremely low-,
22 very low-, and 25 low-
income affordable units by the
end of 6th Housing Element
cycle.

Goal B: Assist
in making
affordable units
available
Program 3.3 High-Density Housing Near Colma and
South San Francisco BART Stations.

Per state law, parking minimums are no longer required on projects that are located within .5 mile of high-quality transit, which can be utilized in the density identified in the 2040 General Plan from 30 du/ac to higher densities.

Starting in 2023,
annually review
state legislature
and update Town’s
ordinance as
needed.
• Planning Department is
responsible for keeping
up to date with state
laws, identifying
applicable property
owners, and annual
engagement.
• The planning
department will identify
and reach out to
applicable property
owners in the vicinity of
the BART stations to
utilize state law
removing parking
requirements and
• Vacant parcels that are
located near BART stations,
encourage development to
be over 30 du/ac.
• Updated parking standards
will facilitate in feasibility of
high-density development
near the BART station.
• Remove constraints for
projects that meet all
characteristics for a
Categorical Exemption
under CEQA for infill
development projects.

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Related Goal

Implementing Program

Timeframe

Tasks &
Responsibility Quantified Objective
maximize housing units
including affordable
units.
• As part of the Zoning
Code update in 2023,
the Planning Department
will update the Town’s
parking standards to
include objective parking
standards that will help
facilitate a compact,
well-designed residential
development.
• The Planning
Department will review
and process qualified
urban infill and
residential projects with
a categorical exemption
under CEQA. The use of
the CEQA exemption will
be assessed on a case-
by-case basis to ensure
projects are absent of
any potentially
significant environmental
impacts.
• At 7733 El Camino Real, at
least 16 total housing units,
but encourage more.
• At 7778 El Camino Real, at
least 15 total housing units,
but encourage more.

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Related Goal

Implementing Program

Timeframe

Tasks &
Responsibility Quantified Objective
Goal B: Assist
in making
affordable units
available
Program 3.4 Inclusionary Housing.

The Town adopted an Inclusionary Housing Ordinance
amendment which 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 program will help support the inclusion of units at extremely low-, very-low, low-,and moderate income levels.

Starting in 2023,
and annually
through 2031.

City Manager administers
the Housing Fund.
• Planning department will
record, assess parcels,
and reach out to housing
developers.
• The planning
department will identify
and keep a record of
possible developable
parcels within the town
in which monies from
the Housing Fund can be
utilized.
• The planning
department will contact
for-profit and nonprofit
developers to gauge
interest in identified
parcels
Develop a total of 22
extremely low-, 22 very low-,
and 25 low-income units by
the end of 6th Housing
Element cycle.

Goal A: Identify
Adequate Sites

Goal B: Assist
in making
affordable units
available

Program 3.5 Establish a Housing Element Overlay
Zone

The planning department will create a new overlay district based on the opportunity sites from the 6th cycle Housing Element. This overlay district will reflect state law that will be effective January 1, 2023. Some highlights of this overlay district will be:
2023 through 2031.

This overlay will go
into effect once the
6th cycle Housing
Element is adopted
by City Council and
certified by HCD.
• Create a new overlay
district based on the
opportunity sites from
the 6th cycle Housing
Element. This overlay
district will reflect state
law that will be effective
January 1, 2023. Some
By the end of the 6th Housing
Element cycle, to have built
22 extremely low-, 22 very-
low, 25 low, 37 moderate, and
96 above-moderate units for a
total of 202 units.

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Related Goal

Implementing Program

Timeframe

Tasks &
Responsibility Quantified Objective
Goal C:

Remove
governmental
constraints
• Residential use on commercially zoned property
without rezoning for projects that pay prevailing
wages
• CEQA-exempt ministerial approval pathway on
commercially zoned land for qualifying residential
development that meets affordable housing targets
and pays prevailing wages
• No parking minimums within half-mile of high-quality
transit.
highlights of this overlay
district will be:
• Residential use on
commercially zoned
property without
rezoning for projects
that pay prevailing
wages
• CEQA-exempt ministerial
approval pathway on
commercially zoned land
for qualifying residential
development that meets
affordable housing
targets and pays
prevailing wages
• No parking minimums
within half-mile of public
• City Council to approve
overlay district, as part
of General Plan Update
amendment, by March
2023.

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Policy 4: Provide Housing accessible to persons with special needs, including seniors, persons with disabilities, and homeles s persons.

Goal C:

Remove
governmental
constraints

Goal F:

Affirmatively
Furthering Fair
Housing
Program 4.1 Reasonable Accommodations Ordinance
Public Information, Ordinance Amendment and
Monitoring
In January 2007, the Town adopted an ordinance amending the Colma CMunicipal 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.

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,
continuing in 2023
and annually.

• 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.
• The Planning
Department shall assess
all available resources
available to the Town for
use in funding and
operation of services,
programs, or activities
that support reasonable
accommodations for
segmented groups with
disabilities.
• The Planning
Department will work
with the ADA
Coordinator to obtain
guidance on the
To ensure that reasonable
accommodation is made for
individuals to have equal
access to housing.

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reasonable
accommodations’
application process.

Goal E:

Preserve
assisted
housing
developments
at-risk of
conversion to
market- rate.

Goal F: Equal
Opportunity for
Housing
Program 4.2 Expand Senior Housing Opportunities.

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 aims to preserve affordable housing units for the senior population in town.

Ongoing • Town of Colma
Administration and the
Department of Public
Works are responsible
for maintenance/
management of the
facility.
• The Planning
Department will work
with developers to
identify and expand
senior housing
opportunities in mixed-
use and high-density
multi-family housing
projects.
• To maintain affordable
housing for seniors within
the community.
• To integrate senior housing
into mixed-use and high-
density developments in
areas that are suitable for
more modest income
seniors.

Goal F: Equal
Opportunity for
Housing
Program 4.3 Identify Opportunities for Emergency
Shelters and Homeless Assistance.

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.

The Town of Colma supports LifeMoves for resources to
homeless individuals and families or those at risk of being homeless.

Ongoing • The Planning
Department will work
with LifeMoves to obtain
resources for homeless
individuals.
• The Planning
Department will update
the Town’s website with
resource and guidance
for individuals seeking
homeless assistance.
• The Planning
Department will provide
• Promote housing and
services for homeless
individuals by supporting
agencies such as LifeMoves.

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street outreach through
volunteers and Homeless
Liaisons.
• Planning Department
responsible for advising
a potential developer of
an emergency shelter of
the zoning provisions.
• Building Department
responsible for
processing building
permits.

Goal F: Equal
Opportunity for
Housing
Program 4.4 Housing Opportunities for Persons with
Developmental Disabilities
Provide housing opportunities for individuals with disabilities so that they have access to public services in the least restrictive and most integrative setting appropriate to their needs.

Identify areas where community-based housing could exist and create outreach programs to identify residents in Colma who need this type of housing and services.

Ongoing • The Planning
Department will identify
existing community-
based housing types
such as community care
facilities and group
homes.
• The Planning
Department will prepare
outreach programs to
inform Colma residents
and families of available
housing and services for
persons with
developmental
disabilities.
• The Planning
Department will reach
out to local service
providers of special
needs groups to assist in
• Provide equal opportunity
for segmented groups with
developmental disabilities to
be able to live
independently in an
affordable housing.
• Supports a variety of
housing types to help
address needs of persons
with developmental
disabilities.
• Identifies unmet needs to
overcome any constraints,
including lack of capacity
and available resources for
segmented groups.

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the identification and
analysis of constraints to
the provision of housing
for persons with
disabilities.
• The Planning
Department will assess
and implement
development standards
that supports by-right
zoning for care facilities,
including residential care
facilities, that would
contribute to affordable
housing for segmented
groups.

Goal B: Assist
in making
affordable units
available
Goal F: Equal
Opportunity for
Housing
Program 4.5 Low-Barrier Navigation Centers

To comply with AB 101, the Town will amend the zoning
code to permit Low-Barrier Navigation Centers in the C Zone.

Low-Barrier Navigation Centers as defined by Government Code 65660(a) is housing or shelter in which a resident who is homeless or at risk of homelessness may live temporarily while waiting to move into permanent housing.

Amend the zoning
code prior to the
end of 2023.

The planning department
will update the zoning
code.
• Identify areas where Low-
Barrier Navigations could
exist
• Support temporary housing
types to help address the
needs of those who are
homeless or at risk of
homelessness.

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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:

Affirmatively
Furthering Fair
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. 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 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.

Ongoing
implementation of
existing program.

Annual updating of
lists of major
agencies and
organizations active
in housing related
services.

Planning Department will
continue to manage
existing programs and
resources for affordable
housing.

To ensure that referrals can
be made to provide equal
access to housing.

Goal E:

Preserve
assisted
housing
developments
at-risk of
conversion to
market- rate.

Goal F:

Affirmatively
Furthering Fair
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.

Annual outreach to
HIP Housing.

Planning Department is
responsible for the
ongoing management of
the existing program.

City Council is responsible
for the approval of any
monetary support.

Support better utilization and
maintenance of existing
housing stock and provides
affordable housing.

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Goal B: Assist
in making
affordable units
available

Goal F:

Affirmatively
Furthering Fair
Housing
Program 5.3 Section 8 Rental Assistance.

Through this program, the Town actively encourages very- low to 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.
• Bi-annual
assessment of
program and
coordination with
landlords
• Planning Department is
responsible for the
ongoing management
of the existing program.
• Planning Department
conduct outreach
programs that focus on
promoting Section 8
Rental Assistance
• Planning Department
will contact and
coordinate with
landlords of affordable
multifamily complexes
bi-annually to provide
information and
assistance on the
program.
• Continues to encourage
qualified persons to
participate in Section 8
Rental Assistance.
• Ensures that information is
provided to qualified
applicants to provide equal
access to housing.

Goal B: Assist
in making
affordable units
available

Goal E:

Preserve
assisted
housing
developments.

Goal F:

Affirmatively
Furthering Fair
Housing
Program 5.4 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
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
• Planning Department will
lead the outreach and
information dispersal
efforts.
• Planning Department will
develop concessions for
developers who include
extremely low-income
units within affordable
housing developments.

Assists developers and
property owners in making
affordable units available,
which, in turn, provides equal
housing opportunities to
segmented groups
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types, including higher density, multi-family, and shared housing.
to prepare this
Housing Element.

Goal B: Assist
in making
affordable units
available
Program 5.5 Demonstrate consistency with the
Employee Housing Act.

Amend the zoning
code prior to the
end of 2023.

The planning
department will update
the zoning code.
• To ensure that the Town
is consistent with the
Employee Housing Act.

• Support various housing
types to help address the
needs of employees in
Colma
Goal B: Assist
in making
affordable units
available

Goal F:

Affirmatively
Furthering Fair
Housing
Program 5.6 Single Room Occupancy (SRO Housing)
Amend the zoning code to allow for single room occupancy housing in the Colma zoning code in R-S, and C zoning
districts. Add “single room occupancy housing” to the
definition section of the zoning code.

Amend the zoning
code prior to the
end of 2023.

The planning
department will update
the zoning code.

To ensure that reasonable
accommodation is made for
individuals to have equal
access to housing.

Policy 6: Recommend and promote energy conservation in existing and new housing.

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Goal G:

Sustainable
residential
development

Program 6.1 Green Building Regulations for
Residential Uses.

The Sustainability Manager recommend for adoption of reach code (starting January 1, 2023) that all new residential construction to be all-electric, requirements for enhanced vehicle charging infrastructure for new residential and non- residential construction.

Estimated
completion of the
study will be
towards the end of
Q4 2022, with
considerations and
approvals
presented to City
Council in Janauary
2023 and to go into
effect once adopted
by the City Council
• Sustainability Manager
to coordinate with
Planning Department to
amend Municipal Code
once adopted by City
Council.
• Building Department to
enforce reach code
requirements for new
construction projects.
• Reduce GHG Emissions from
both new residential and
non-residential buildings.
• Reduce the reliance on
natural gas.

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.

Utilizing the Town’s website and residential newsletter, 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. This includes updates to the existing program and new rebate programs.

Proactive Outreach • Planning and Building
Departments to
proactively educate
applicants for applicable
projects.
• 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.

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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 affhin 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.

Completed.

Ordinance adopted
September 12,
2012. Ongoing
code enforcement
program.
• Planning Department will
assess the conditions of
the existing housing
stock to determine
processes for which
cleanup and
maintenance
• Planning Department will
seek out funding sources
to assist with residential
maintenance
• Code Enforcement will
assist with the inventory
of residential units in
need of maintenance
and will coordinate with
the Planning Department
Conserves and improves the
conditions of the existing
housing stock.

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to assess common
maintenance items.
• Planning Department,
with assistance from the
Building Official and City
Attorney’s office.

Goal D:

Conserve and
improve the
condition of the
existing
housing stock.

Program 7.3 Organize Community Clean Up Days.

Town will organize community clean up days, to promote
rehabilitation, renovation, and home care. Programs include waste hauling programs, Town-provided painting materials, other renovation supplies, and 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.

Policy 8: Promote public participation transparency in housing and land use plans Goal C:

Remove
governmental
constraints

Goal F:

Affirmatively
Furthering Fair
Housing
Program 8.1 Housing and Land Use Public
Participation
The Town will undertake public participation from all
segments of the community including residents, members of workforce, all economic segments, and special needs groups regarding housing and land use in town.

Starting in 2023
and on an annual
basis.

Planning Department will
focus its outreach to the
underrepresented,
providing materials in
various languages and in
digital and print media.

Projects related to housing
will be continually updated
on the Town’s website as
needed.
• Annual outreach to
underrepresented
community members which
result in upward trending
participation.
• Update housing related
projects on the Town’s
website as needed.

Goal C:

Remove
governmental
constraints

Goal F: AFFH
Program 8.2 Zoning and Fees Transparency
The Town will post all zoning and development standards as well as inclusionary requirements for each parcel on its website.

Starting in 2023.

Updating as
opportunity sites
are developed or
new sites are made
available.

Planning Department will
organize all opportunity
sites which will include
objective development
standards, inclusionary
standards for all income
levels, and fees.
• Update housing related
projects on the Town’s
website as needed.
• Meet inclusionary housing
units for all income levels
for the 6th cycle.

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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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Goal A: Identify
Adequate Sites

Goal B: Assist in
making affordable
units available
Program 1.2 General Plan Consistency Review and
Annual Report.

Continue internal
consistency review
annually and make
reports 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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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.

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.

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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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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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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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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 homeles s 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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Goal E: Preserve
assisted housing
developments at-risk
of conversion to
market- rate.

Goal F: Equal
Opportunity for
Housing
Program 4.2 Senior Housing.

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-156

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-157

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.

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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-159

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 green
building 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-160

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-161

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-587 summarizes quantified objectives for the construction, rehabilitation and conservation of housing in the Town of Colma for this Housing Element. The RHNA allocation for the town includes 44 very low (this includes extremely low-incomes), 25 very low, 37 moderate, and 96 above moderate units for a total of 202 units. To account for extremely low-income units, the allocated 44 units for very low is divided in half, where 26 new units will be allocated to the extremely low-income levels and 27 new units to the very low-income levels. At the time of this draft of the Town has not identified any units that may be considered rehabilitation and/or conservation/preservation eligible. Under the Town of Colma Goals, Policies, Programs and Objectives table, Policy 7, the goals are to identify housing units that would be eligible for rehabilitation and/or conservation/preservation.

Table H-587: Quantified Objectives 2023-2031

Income Category

RHNA
New
Construction

Rehabilitation
Conservation/
Preservation

Total1
Extremely Low (Less than
30% of AMI)2

0 026

0 0

0 Very Low (30-50% of AMI) 44 2753 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.

Formatted Table
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H-163

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 by either consolidation or through elimination..

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 opportunity sites in the Housing Element and policies favorable to housing development.

Special needs populations include elderly, persons with disabilities, large families, female- headed single parent households, farmworkers, persons experiencing homelessness, and extremely low incomes. The Town made a diligent effort in addressing the needs of the housing needs of these groups through the programs and policies in the 2015 Housing Element. As a result of these programs, Veterans Village was built and completed. 31 very-low units and 34 low-income units were made available to Veterans who at one time formerly homeless, low- income, and have special needs.

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.

H-164
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
After thorough review, Many of the staff identified policies and programs offrom the 2015 Housing Element that will be carried over into the 2023 Housing Element. Some programs were deemed to remainhave been modified to strengthen the program, some consolidated into one program, and others eliminated. appropriate and have been carried over to the 2023 Housing Element. The 2015 Housing Element contains a series of Implementation Programs. Table H- 589 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 for developing the comprehensive housing program strategy presented in the General Plan Housing Element.

Formatted: Normal

H-165
HOUSING ELEMENT PROGRAM EVALUATION (2015-2023)
Table H-598: 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 resi dential neighborhood.

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
they areit is on a permanent
foundation, devoid of wheels or axles,
and meets specified design standards,
and establisheding 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. (see Program 1.1)

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 ofto
decision- makers of
annual progress toward
meeting Housing Element
Goals.

Continue internal consistency review
annually and make reports available to
the public.

The Town’s General Plan was adopted in
March 2022 and the Planning
Department continues to annual report
housing progress to HCD.

This program is continued in the 2023
Housing Element. (See Program 1.2).

Formatted Table

H-166
Program Program Objective Accomplishments Effectiveness and Appropriateness
Modifications to the program include
annual internal consistency review and
public reporting of the review on the
Town’s website.

Policy 2: Encourage construction of second dwelling units where appropriate.

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.

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.
(see Program 2.1 and 2.2)

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.

No new “PD” Districts were established
or Mixed Use developments were built in
the current cycle.

This program is effective and will
continue in the 2023 Housing Element.
(see Program 3.1)

Formatted Table

H-167
Program Program Objective Accomplishments Effectiveness and Appropriateness
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
provisions when
appropriate.

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 Colma is participating with other
jurisdictions in San Mateo County to
prepare a joint Nexus study to the
support existing ordinance.

No new housing units were built using
Density Bonus and Inclusionary Housing
Provisions.

This program is continued in the 2023
Housing Element. (see Program 3.2)

Modifications include annual review of
State’s Density Bonus Law and make
amendments to the Town’s Density
Bonus Ordinance for consistency.

H-168
Program Program Objective Accomplishments Effectiveness and Appropriateness
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. (see program 3.3)

Modifications include removing parking
minimums for projects located within .5
mile of high quality transit, annual review
of state legislature, updating the Town’s
ordinance as needed, outreach to
property owners regarding new laws,
and updating the Zoning Code to reflect
changes.

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.

This program and other programs led
to Veterans Village to be built during
the current housing cycle.

Routine meetings and inquiries with
property owners, citizens and developers
as they request information about
various properties.

This program and other programs led to
Veterans Village to be built during the
current housing cycle.

While this program was successful, it will
be This program is discontinued in the
2023 Housing Element. The planning
department has adopted this practice for
every vacant and non-vacant site in
town..

Formatted: Space After: 0 p t, Line spacing: single
Formatted: Normal

H-169
Program Program Objective Accomplishments Effectiveness and Appropriateness
Program 3.5 Planned Development
Zoning Provisions for Larger Lot
Development.

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.current housing
cycle.

This program is discontinued 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.

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 andhas been
discontinued in the 2015 Housing
Element..

H-170
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 and other programs led
to Veterans Village to be built during
the current housing cycle.

This program is continuedmodified in the
2023 Housing Element. (see Program

3.4)

Policy 4: Provide Housing accessible to persons with special needs, including seniors, persons with disabilities, and homeles s 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.

This program is modified in the 2023
Housing Element. (see program 4.1)

Modifications include Planning
Department’s responsibility to amend,

H-171
Program Program Objective Accomplishments Effectiveness and Appropriateness
implement, monitor, and provide
information about the municipal zoning
code. This department will also confirm
that the Town’s codes, policies, and
procedures will comply with the
“reasonable accommodation” for
disabled provisions and all fair housing
laws. Joint efforts with the Town’s ADA
Coordinator to obtain guidance on
reasonable accommodations’ application
process.

Program 4.2 Senior Housing.

Timing: Ongoing
Responsibility: Planning Department
To maintain affordable
housing for seniors within
the community.

This program is effective and will
continue in the 2023 Housing Element.
(see program 4.2)

Modifications include the Planning
Department identifying opportunities to
expand senior housing in mixed-use and
high-density multi-family housing
projects.

Formatted Table

H-172
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
including proximity to other shelters
(no closer than 300 feet), vehicle
parking for employees, bicycle parking,
shelter capacity, client waiting areas,
length of stay, screening of outdoor
uses, exterior lighting, laundry
facilities, and personal property
storage 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.
(see program 4.3)

Modifications include working with
LifeMoves, updating the Town’s website
for homeless related assistance, and
advising potential developers of
emergency shelter and zoning
provisions.

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 not
continue in the 2023 Housing Element.

Program 4.3 (see Program 4.3) does
Formatted Table

H-173
Program Program Objective Accomplishments Effectiveness and Appropriateness
cover some of the elements in this
program..

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
development standards applicable to
both.

The Town has amended its zoning code
to clarify that the supportive housing is
considered a residential use of
property.T
As a result, 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.will not continue in the 2023
Housing Element.

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 ensure that equal
access and opportunities
are provided to persons
with disabilities for
housing.

This program is effective and continued
in the 2023 Housing Element. (see
program 4.4)

Policy 5: Assist citizens in locating and retaining affordable housing and promote equal housing opportunity and fair housing . Formatted: Font color: Ba ckground 1 Formatted Table

H-174
Program Program Objective Accomplishments Effectiveness and Appropriateness
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, statestate, and
federal offices providing project
funding and individual assistance.

There were no reported violations of fair
housing in this cycle.

This program is effective and will
continue in the 2023 Housing Element.
(see Program 5.1)
Program 5.2 Human Investment
Project (HIP) Support.

HIP has attended town events on an
annual basis to promote this program.

This program is effective and will
continue in the 2023 Housing Element.
(see Program 5.2)
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.

This program is effective and will
continue in the 2023 Housing Element.
(see Program 5.3)

Modifications includes outreach
programs, contacting landlords of
multifamily properties in town to educate
and inform of program.

H-175
Program Program Objective Accomplishments Effectiveness and Appropriateness
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.

TThis program will is effective and
willnot continue in the 2023 Housing
Element as this is a task currently done
by the Planning Department.t.

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.

As a result, 31 very-low and 34 low
housing units were built at Veterans
Village.

This program is effective and will
continue in the 2023 Housing Element.
(see Program 5.4)

Modifications includes annual meetings
with property owners, non-profit
developers, and outreach to stakeholders
who can assist in the development in
affordable units.

Policy 6: Recommended and promote energy conservation in existing and new housing.

Program 6.1 Greenbuilding
Regulations for Residential Uses.

The Town has currently enforceds 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.
(see Program 6.1)

Formatted: Font color: Ba ckground 1
Formatted Table

H-176
Program Program Objective Accomplishments Effectiveness and Appropriateness
Program 6.2 Encourage use of cool
roofing systems and other energy
conservation measures to reduce a
building’s energy usage.

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.
(see program 6.2)

Modifications include Planning and
Building Departments to proactively
educate applicants for applicable
projects.

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
Rebuilding Together Peninsula as
opportunities arise.

This program is effective and will
continue in the 2023 Housing Element.
(see Program 7.1)

Modifications includes Town staff to be
included in the process.

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 tTown’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.

This program is effective and will not
continue in the 2023 Housing Element.

Many elements of this program is
covered in Program 7.1.

Formatted: Font color: Ba ckground 1
Formatted Table
Formatted Table

H-177
Program Program Objective Accomplishments Effectiveness and Appropriateness
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.

Program 7.3 Neighborhood
Improvement (Code Enforcement).

Timing: Ongoing
Responsibility: Planning Department
To conserve and improve
the condition of the
existing housing stock.

1.05.020 of the Colma Municipal Code,
relating to penalties for infractions.

This program is effective and will be
discontinued in the 2023 Housing
Element. (see Program 7.2)

Modifications include Planning
Department and Code Enforcement
collectively identifying properties who are
in violation and seek out funding sources
to help with maintenance costs.

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.

H-178
Program Program Objective Accomplishments Effectiveness and Appropriateness
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.

This program is effective and will not
continue in the 2023 Housing Element.

Programs 7.1,7.2, and 7.3 covers the
tasks involved in this program.

Program 7.7 Organize Community
Clean Up Days.

Timing: Ongoing
Responsibility: Planning Department
To conserve and improve
the condition of the
existing housing stock.

This program is effective and will
continue in the 2023 Housing Element.
(see Program 7.3)

Modifications include outreach by
Planning Department and Recreation
Department.

H-179
PROGRESS IN ACHIEVING QUANTIFIED OBJECTIVES (2015-2023) Table H-6059: 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 -

Table H-60 provides the progress in achieving quantified objectives in the 2015 Housing Element cycle. The Town’s RHNA allocation was 59 units for the 2015 Housing Element cycle.

The Town successfully met that allocation and surpassed the amount by 16 units. The Town did not have rehabilitate or conserve any existing housing units in this cycle. Overall, the Town was successful in the 2015 Housing Element cycle by meeting its RHNA numbers and creating well- intended housing policies and programs.

Formatted: Normal

PAGE 1
BAIRD + DRISKELL
TO: Baird + Driskell
FROM: Century Urban, LLC
SUBJECT: San Mateo and Santa Clara Counties Development Cost & San Mateo County Unit Mix Research
DATE: April 7, 2022

Century | Urban has been engaged by Baird + Driskell to perform research on the development costs of certain residential prototypes in San Mateo and Santa Clara Counties as well as the unit mixes of residential projects delivered since 2013 in San Mateo County . The research findings shown below in Exhibits 1, 2, 3, and 4 are based on Century | Urban’s recent work on other assignments as well as on third-party data sources, further detailed below, which Century | Urban considers credible but has not independently verified.

The estimated prototype project costs shown below reflect high-level averages and do not represent any specific project budget. Project costs vary by geography, topography, site conditions, finish level, entitlement and permit status, contractor type, and time among other factors. Key elements of the prototypes were provided by Baird + Driskell.

The San Mateo County unit mix results represent the data available to Century | Urban through its research and does not represent every project built in each market or market-level conclusions.

However, the data does present over 100 projects and over 13,000 units and as such is informative with respect to the types and sizes of units built during the period surveyed.

With respect to the unit mix data, p lease note that a lack of data for a given city does not necessarily mean that no projects or units were built in that city, but rather that no relevant data was available for that city.

Land prices range substantially across the surveyed transactions. To convey the range of land costs reviewed, Century | Urban provided the averages of the bottom third of the land sales, the middle third, and the highest third. Further detail on the land sales that were available is reflected in Exhibits 3 and 4.

PAGE 2
Research and Data Sources
The estimates shown below are based on data and sources including but not limited to : similar projects Century | Urban has underwritten and/or priced; specific project economics Century | Urban has reviewed; direct conversations with developers and cost estimators; database research including CoStar, MLS, Redfin, and title databases; online research sources including City and project websites; market reports compiled by real estate sales and research organizations; and, Century | Urban’s general experience assessing residential project feasibility in the San Francisco Bay Area.

Single Family Home Land Price Data
To generate the single-family land values utilized in the development cost estimates, Century | Urban collected sales data for land lots totaling one acre or less which transacted over the past three years across the surveyed jurisdictions in San Mateo and Santa Clara counties. Over 250 data points were collected . The data d oes not include properties with existing homes or infrastructure that were redeveloped as new single-family homes, and the data for some cities is limited.

As the data collected is not comprehensive , summaries and averages may be valuable for reaching overall conclusions about the range of land prices in the counties, but they may or may not be representative of a given city’s average or median land price or the land price for a given parcel. The table in Exhibit 3 should therefore be reviewed noting the l imited number of data points for certain cities. Land prices vary substantially by location, topography, site conditions, shape of the parcel, neighboring uses, access, noise, and many other factors. In addition, completed sales are necessarily past transa ctions and may not represent the current state of the market and expected future land sale prices.

Multi Family Home Land Price Data
Century | Urban collected available multi family land sales data from 2013 to the present in San Mateo and Santa Clara counties. Over 65 data points were collected. In certain cases, the multi family projects designated for the sites have not been completed. In those cases, Century | Urban based unit counts based on approved or the reported number of units planned. The data includes both sites with for-rent and for-sale projects.

Similar to the single family data points, the available information is not comprehensive and is more informative at a county level. S ummaries and averages by city may not be valuable for reaching definitive conclusions about a given city’s average or median land price or the land price for a given parcel. Particularly in cities with a less than five data points, any given sale or set of sales could represent an outlier or outliers which may affect median and average calculations. As noted above, land prices vary substantially by location, topography, site conditions, shape of the parcel, neighboring uses, access, noise, and many other factors. In addition, completed sales are necessarily past transactions and may not represent the current state of the market and expected future land sale prices.

PAGE 3
Exhibit 1: Total Development Cost: Single-family

Baird and Driskell
Total Development Costs - San Mateo and Santa Clara Counties Large numbers rounded to nearest $'000 or nearest $'0,000 Total $ / SF Total $ / SF
Prototype Elements
1) Gross Residential Square Feet 2,600 5,000
Hard Costs
1) Residential Hard Costs $1,040,000 $400 $2,500,000 $500 2) Site improvements and utilities
3) Grading and erosion control
4) Parking Hard Costs
5) Contingency 5% $52,000 $20 $125,000 $25
Total Hard Costs $1,092,000 $420 $2,625,000 $525
Soft Costs
1) Soft Costs 25.0% $270,000 $104 $660,000 $132
2) City Fees $75,000 $29 $75,000 $15
3) Soft Cost Contingency 5% $20,000 $8 $40,000 $8
Total Soft Costs $365,000 $133 $775,000 $147
% of hard costs 33% 30%
Land Costs Total Per SF Bldg Total Per SF Bldg
1) Land Costs - San Mateo $1,030,000 $396 $1,030,000 $206 2) Land Costs - Santa Clara $1,320,000 $508 $1,320,000 $264 Single Family Land Cost Range
SFH Land - Lower Price Tier $210,000 $81 $210,000 $42
SFH Land - Middle Price Tier $730,000 $281 $730,000 $146 SFH Land - Higher Price Tier $2,510,000 $965 $2,510,000 $502 Total Development Cost - San Mateo $2,487,000 $949 $4,430,000 $878 Total Development Cost - Santa Clara $2,777,000 $1,060 $4,720,000 $936 Total Development Cost by Range of Land Cost
Single Family - Lower Land Price Tier $1,667,000 $633 $3,610,000 $714 Single Family - Middle Land Price Tier $2,187,000 $833 $4,130,000 $818 Single Family - Higher Land Price Tier $3,967,000 $1,518 $5,910,000 $1,174 Single Family Small Single Family Large

PAGE 4
Exhibit 1: Total Development Cost: Multi-family

Baird and Driskell
Total Development Costs - San Mateo and Santa Clara Counties Large numbers rounded to nearest $'000 or nearest $'0,000 Total $ / SF $ / Unit Total $ / SF $ / Unit
Prototype Elements
1) Gross Residential Square Feet 10,000 93,750
2) Parking Square Footage 3,750 40,000
3) Parking Type Surface Lot Standalone above grade
4) Units 10 100
5) Avg Net SF / Unit 850 750
6) Efficiency 85% 80%
Hard Costs
1) Residential Hard Costs $4,150,000 $415 $420,000 $39,840,000 $425 $400,000 2) Site improvements and utilities $605,000 $1,165,000
3) Grading and erosion control $110,000 $335,000
4) Parking Hard Costs $100,000 $28 $4,800,000 $120
5) Contingency 5% $250,000 $21 $21,000 $2,310,000 $21 $20,000 Total Hard Costs $5,215,000 $522 $521,500 $48,450,000 $517 $484,500 Soft Costs
1) Soft Costs 25.0% $1,303,750 $130 $130,000 $12,110,000 $129 $120,000 2) City Fees $350,000 $35 $35,000 $2,800,000 $30 $28,000 3) Soft Cost Contingency 5% $80,000 $8 $8,000 $750,000 $8 $7,500 Total Soft Costs $1,733,750 $165 $165,000 $15,660,000 $159 $148,000 % of hard costs 33% 32%
Land Costs Total Per Unit Per Unit
1) Land Costs - San Mateo $1,000,000 $100,000 $10,000,000 $100,000 2) Land Costs - Santa Clara $600,000 $60,000 $6,000,000 $60,000 Range of Land Costs
Apts/Condo- Lower Price Tier $400,000 $40,000 $4,000,000 $40,000 Apts/Condo- Middle Price Tier $800,000 $80,000 $8,000,000 $80,000 Apts/Condo- Higher Cost Tier $1,600,000 $160,000 $16,000,000 $160,000 Total Development Cost - San Mateo $7,948,750 $795 $786,500 $74,110,000 $791 $732,500 Total Development Cost - Santa Clara $7,548,750 $755 $746,500 $70,110,000 $748 $692,500 Total Development Cost by Range of Land Cost
Apts/Condo- Lower Land Price Tier $7,348,750 $726,500 $68,110,000 $672,500 Apts/Condo- Middle Land Price Tier $7,748,750 $766,500 $72,110,000 $712,500 Apts/Condo- Higher Land Price Tier $8,548,750 $846,500 $80,110,000 $792,500 Multi-Family LargeMulti-Family Small

PAGE 5
Exhibit 2: Unit Mixes – Number of Units by Unit Type and Unit Mix Percentages

San Mateo County Apartments
Number of Units
Projects Studios One Two Three Four Total Studios One Two Three Four Proposed 25 936 1,639 888 124 56 3,643 26% 45% 24% 3% 2% Existing 63 905 4,223 2,626 523 1 8,279 11% 51% 32% 6% 0% Final Planning 3 328 19 75 33 7 462 71% 4% 16% 7% 2%
Under Construction 16 268 619 523 79 0 1,489 18% 42% 35% 5% 0% Totals 107 2,437 6,500 4,112 759 64 13,872 18% 47% 30% 5% 0% Projects Studios One Two Three Four Total Studios One Two Three Four South San Francisco 8 90 853 604 55 0 1,602 6% 53% 38% 3% 0% San Mateo 19 228 734 715 154 1 1,832 12% 40% 39% 8% 0%
Redwood City 28 1,019 2,262 1,125 163 0 4,569 22% 50% 25% 4% 0% Menlo Park 12 600 995 411 80 47 2,133 28% 47% 19% 4% 2% Millbrae 3 147 151 133 23 0 454 32% 33% 29% 5% 0%
Foster City 5 12 367 302 83 0 764 2% 48% 40% 11% 0%
Burlingame 11 105 606 474 28 0 1,213 9% 50% 39% 2% 0%
Daly City 3 206 79 72 23 0 380 54% 21% 19% 6% 0%
San Carlos 7 0 101 84 88 9 282 0% 36% 30% 31% 3%
Half Moon Bay 2 0 149 21 2 0 172 0% 87% 12% 1% 0%
East Palo Alto 2 8 55 80 27 7 177 5% 31% 45% 15% 4%
San Bruno 4 4 119 62 14 0 199 2% 60% 31% 7% 0%
Belmont 1 18 25 21 17 0 81 22% 31% 26% 21% 0%
El Granada 1 0 3 6 0 0 9 0% 33% 67% 0% 0%
Pacifica 1 0 1 2 2 0 5 0% 20% 40% 40% 0%
Total 107 2,437 6,500 4,112 759 64 13,872 18% 47% 30% 5% 0% San Mateo County Condominiums
Number of Units
Projects Studios One Two Three Four Total Studios One Two Three Four Proposed 2 72 0 8 1 1 82 88% 0% 10% 1% 1%
Existing 12 0 46 293 194 0 533 0% 9% 55% 36% 0%
Final Planning 0 0 0 0 0 0 0
Under Construction 1 0 0 10 0 0 10 0% 0% 100% 0% 0%
Total with Unit Mix Data 15 72 46 311 195 1 625 12% 7% 50% 31% 0% Projects Studios One Two Three Four Total Studios One Two Three Four South San Francisco 1 0 40 57 0 0 97 0% 41% 59% 0% 0%
San Mateo 5 72 0 201 97 1 371 19% 0% 54% 26% 0%
Daly City 2 0 0 2 84 0 86 0% 0% 2% 98% 0%
San Carlos 1 0 3 8 9 0 20 0% 15% 40% 45% 0%
Menlo Park 1 0 0 15 0 0 15 0% 0% 100% 0% 0%
Burlingame 3 0 3 18 1 0 22 0% 14% 82% 5% 0%
Redwood City 1 0 0 10 0 0 10 0% 0% 100% 0% 0%
Half Moon Bay 1 0 0 0 4 0 4 0% 0% 0% 100% 0%
Brisbane No data available
Belmont No data available
Foster City No data available
Pacifica No data available
Total 15 72 46 311 195 1 625 12% 7% 50% 31% 0%
Unit Numbers Unit Mix
Unit Numbers Unit Mix

PAGE 6
Exhibit 2: Unit Mixes – Unit Sizes

San Mateo County Apartments
Average Unit Sizes
Studios One Two Three Four
Proposed 506 688 1,115 1,565 2,208
Existing 535 745 1,108 1,411 1,939
Final Planning
Under Construction 508 708 1,081 1,413
Total Data Available 524 733 1,105 1,422 2,186
Studios One Two Three Four
South San Francisco 511 705 1,116 1,321
San Mateo 590 769 1,109 1,436 1,939
Redwood City 546 756 1,125 1,421
Menlo Park 538 692 1,062 1,434 1,782
Millbrae 475 656 1,147 1,369
Foster City 579 716 1,088 1,402
Burlingame 518 785 1,128 1,368
Daly City 422 649 932 1,187
San Carlos 774 1,206 1,520 2,303
Half Moon Bay 659 957 1,330
East Palo Alto 530 795
San Bruno 476 716 1,006 1,386
Belmont
El Granada 616 1,047
Pacifica 1,750 900 1,100
San Mateo County Condominiums
Average Unit Sizes
Insufficent data

PAGE 7
Exhibit 3: Single Family Land Sale Data Summary

The data in the table above represents the available single family home lot sales data points collected for this high-level survey. As the data is limited for certain cities, the specific, median, and average amounts per city may not be representative of a city’s current median or average land costs or the city’s land costs relative to other cities listed.

Single Family Home Land Sites up to 1 acre, last 3 years Available
County City Data Points Min Max Median Average Min Max Median Average San Mateo County Moss Beach 19 $14 $117 $64 $64 $125,000 $582,500 $375,000 $335,053 San Mateo County Woodside 4 $10 $88 $24 $36 $150,000 $2,000,000 $377,250 $726,125 San Mateo County South San Francisco 4 $33 $89 $59 $60 $165,000 $3,800,000 $431,000 $1,206,750 San Mateo County Montara 12 $23 $269 $65 $79 $275,000 $1,750,000 $439,000 $533,917 San Mateo County Half Moon Bay 33 $1 $324 $75 $91 $5,000 $2,300,000 $447,000 $514,455 San Mateo County Pacifica 6 $14 $105 $70 $63 $300,000 $925,000 $447,500 $500,000 San Mateo County Belmont 12 $2 $721 $56 $118 $55,000 $4,470,000 $495,000 $960,583 San Mateo County East Palo Alto 5 $72 $135 $92 $100 $235,000 $3,550,000 $675,000 $1,379,600 San Mateo County Redwood City 18 $6 $345 $129 $145 $50,000 $5,350,000 $825,000 $1,170,250 San Mateo County Emerald Hills 2 $125 $132 $129 $129 $975,000 $980,000 $977,500 $977,500 San Mateo County San Bruno 2 $179 $207 $193 $193 $560,000 $1,500,250 $1,030,125 $1,030,125 San Mateo County San Carlos 11 $2 $405 $94 $126 $29,000 $2,980,000 $1,100,000 $1,214,455 San Mateo County San Mateo 1 $500 $500 $500 $500 $1,500,000 $1,500,000 $1,500,000 $1,500,000 San Mateo County Portola Valley 4 $47 $129 $58 $73 $1,325,000 $3,000,000 $1,578,000 $1,870,250 San Mateo County Burlingame 1 $125 $125 $125 $125 $1,600,000 $1,600,000 $1,600,000 $1,600,000 San Mateo County Menlo Park 3 $165 $591 $459 $405 $2,580,000 $6,500,000 $2,780,000 $3,953,333 San Mateo County Millbrae 1 $239 $239 $239 $239 $3,080,500 $3,080,500 $3,080,500 $3,080,500 San Mateo County Hillsborough 3 $85 $306 $116 $169 $3,050,000 $8,000,000 $4,000,000 $5,016,667 San Mateo County Atherton 2 $147 $208 $178 $178 $2,500,000 $6,400,000 $4,450,000 $4,450,000 San Mateo County Total 143 $1 $721 $84 $110 $5,000 $8,000,000 $510,000 $1,026,691 Santa Clara County Los Gatos 15 $1 $251 $6 $50 $9,500 $3,250,000 $250,000 $716,237 Santa Clara County Morgan Hill 11 $1 $495 $15 $79 $29,000 $1,365,000 $475,000 $490,533 Santa Clara County San Jose 54 $12 $677 $75 $150 $32,000 $5,300,000 $925,000 $949,380 Santa Clara County Campbell 8 $13 $897 $120 $194 $10,000 $1,500,000 $1,038,000 $975,000 Santa Clara County Mountain View 3 $76 $271 $141 $163 $1,050,000 $2,300,000 $1,150,000 $1,500,000 Santa Clara County Santa Clara 1 $169 $169 $169 $169 $1,275,000 $1,275,000 $1,275,000 $1,275,000 Santa Clara County Sunnyvale 3 $167 $602 $214 $328 $1,080,000 $5,750,000 $1,345,000 $2,725,000 Santa Clara County Cupertino 4 $47 $297 $197 $185 $872,000 $2,900,000 $2,175,000 $2,030,500 Santa Clara County Monte Sereno 2 $61 $1,006 $534 $534 $2,142,714 $2,427,500 $2,285,107 $2,285,107 Santa Clara County Saratoga 5 $61 $171 $74 $93 $1,380,000 $2,900,000 $2,640,000 $2,386,000 Santa Clara County Palo Alto 7 $79 $584 $333 $323 $2,050,000 $4,000,000 $3,100,000 $2,965,000 Santa Clara County Los Altos 5 $121 $352 $257 $235 $1,600,000 $7,250,000 $3,470,000 $3,723,600 Santa Clara County Los Altos Hills 1 $99 $99 $99 $99 $3,995,000 $3,995,000 $3,995,000 $3,995,000 Santa Clara County Total 119 $1 $1,006 $84 $157 $9,500 $7,250,000 $1,065,000 $1,320,556 Per Square Foot Per Single Family Home

PAGE 8
Exhibit 4: Multi Family Land Sale Data Summary
Multi Family Land Sites - Available Data

Available Per Multi Family Unit
County City Data Points Min Max Median Average
San Mateo San Mateo 3 $135,000 $180,000 $151,000 $155,000 San Mateo San Carlos 4 $33,000 $333,000 $262,000 $222,000 San Mateo Millbrae 2 $64,000 $92,000 $78,000 $78,000 San Mateo Redwood City 6 $78,000 $400,000 $95,000 $157,000 San Mateo South San Francisco 2 $44,000 $77,000 $61,000 $61,000 San Mateo Burlingame 3 $59,000 $117,000 $73,000 $83,000 San Mateo Menlo Park 3 $37,000 $98,000 $50,000 $62,000 San Mateo Daly City 2 $29,000 $60,000 $45,000 $45,000 San Mateo Pacifica 2 $117,000 $118,000 $117,000 $117,000 San Mateo Belmont 1 $105,000 $105,000 $105,000 $105,000 San Mateo Total 28 $29,000 $400,000 $95,000 $123,000

County Weighted
Average $96,000
Per Unit Land Amount Applied $100,000

Available Per Multi Family Unit
County City Data Points Min Max Median Average
Santa Clara San Jose 17 $16,000 $125,000 $50,000 $52,000 Santa Clara Gilroy 1 $44,000 $44,000 $44,000 $44,000 Santa Clara Morgan Hill 1 $86,000 $86,000 $86,000 $86,000 Santa Clara Campbell 3 $42,000 $184,000 $59,000 $95,000 Santa Clara Santa Clara 6 $18,000 $146,000 $92,000 $83,000 Santa Clara Sunnyvale 6 $55,000 $306,000 $238,000 $215,000 Santa Clara Palo Alto 1 $73,000 $73,000 $73,000 $73,000 Santa Clara Mountain View 4 $45,000 $736,000 $120,000 $256,000 Santa Clara Los Altos 1 $513,000 $513,000 $513,000 $513,000 Santa Clara Total 40 $16,000 $736,000 $60,000 $117,000

County Weighted
Average $63,000
Per Unit Land Amount Applied $60,000
The data in the table above represents the available multi family home lot sales data points collected for this high-level survey. As the data is limited for certain cities, the specific, median, and average amounts per city may not be representative of a city’s current median or average land costs or the city’s land costs relative to other cities listed.

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 1
SECTION I. Fair Housing Enforcement and Outreach
Capacity
Figure I-1.

Fair Housing Assistance Organizations, San Mateo County

Source: Organization Websites

Figure I-2.

Fair Housing
Complaints
Filed with HUD
by Basis, San
Mateo County,
2017-2021
Source:

HUD

Name
Project
Sentinel Northern California
1490 El Camino
Real, Santa Clara,
CA 95050
(800) 339-6043 https://www.housing.org/
Legal Aid
Society of San
Mateo County
San Mateo County
330 Twin Dolphin
Drive, Suite 123,
Redwood City, CA
94065
(650) 558-0915 https://www.legalaidsmc.org/h
ousing-resources
Community
Legal Services
of East Palo
Alto
East Palo Alto,
Menlo Park,
Burlingame,
Mountain View,
Redwood City, and
San Francisco
1861 Bay Road,
East Palo Alto, CA
94303
(650)-326-6440 https://clsepa.org/services/#ho
using
WebsiteService Area Address Phone
Disability 8 9 3 9 3 32 56%
Race 3 5 2 1 11 19%
Familial Status 4 3 1 8 14%
National Origin 2 1 3 5%
Religion 1 1 2 4%
Sex 1 1 2%
Total cases 17 18 5 11 6 57 100%
2017-2021 Total
2017 2018 2019 2020 2021 Cases % of Total
ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 2
Figure I-3.

HCD Fair Housing Inquiries (2013- 2021) and HUD Fair Housing Complaints (2017- 2021)

Source: Organization Websites.

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 3
Figure I-4.

FHEO Inquiries by City to HCD, San Mateo County, 2013-2021

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 4
Figure I-5.

HCD Fair Housing Inquiries by Bias, January 2013-March 2021

Source: California Department of Housing and Community Development AFFH Data Viewer

Jurisdiction
Atherton 0 0 0 0 0 0 0 0 0
Belmont 2 0 1 0 0 0 0 6 9
Brisbane 0 0 0 0 0 0 0 0 0
Burlingame 3 0 2 0 0 0 0 1 6
Colma 0 0 0 0 0 0 0 0 0
Daly City 1 2 1 3 0 0 0 9 16
East Palo Alto 1 1 0 0 0 0 0 5 7
Foster City 4 0 0 0 0 0 0 3 7
Half Moon Bay 0 0 0 0 0 0 0 1 1
Hillsborough 0 0 0 0 0 0 0 0 0
Menlo Park 3 0 0 0 0 1 0 5 9
Millbrae 0 0 0 0 0 0 0 0 0
Pacifica 3 0 0 1 0 1 0 4 9
Portola Valley 0 0 0 0 0 0 0 0 0
Redwood City 5 1 1 1 0 1 0 15 24
San Bruno 0 0 0 0 0 0 0 5 5
San Carlos 1 0 1 0 0 0 0 2 4
San Mateo 4 2 2 2 0 0 0 16 26
South San Francisco 0 0 0 1 0 0 0 5 6
Woodside 0 0 0 0 0 0 0 2 2
TotalDisability Race
Familial
Status
National
Origin Religion Sex Color
None
Cited
ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 5
Figure I-6.

Public Housing Buildings, San Mateo County

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 6
Figure I-7.

Housing Choice Vouchers by Census Tract

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 7
SECTION II. Integration and Segregation
Race and ethnicity.

Figure II-1.

Population by Race and Ethnicity, 2019

Source: ABAG Housing Needs Data Workbook

Figure II-2.

Population by Race and Ethnicity, Town of Colma, 2000-2019

Source: ABAG Housing Needs Data Workbook

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 8
Figure II-3.

Senior and Youth Population by Race, Town of Colma, 2000-2019

Source: ABAG Housing Needs Data Workbook

Figure II-4.

Area Median Income by Race and Ethnicity, Town of Colma, 2019

Source: ABAG Housing Needs Data Workbook

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 9
Figure II-5.

Poverty Rate by Race and Ethnicity, Town of Colma, 2019

Source: ABAG Housing Needs Data Workbook

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 10
Figure II-6.
% Non-White Population by Census Block Groups, 2018

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 11
Figure II-7.

White Majority Census Tracts

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 12
Figure II-8.

Asian Majority Census Tracts

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 13
Figure II-9.

Hispanic Majority Census Tracts

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 14
Figure II-10.

Neighborhood Segregation by Census Tract, 2019

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 15
Figure II-11.

Diversity Index by Block Group, 2010

Source: California Department of Housing and Community Development AFFH Data View er

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 16
Figure II-12.

Diversity Index by Block Group, 2018

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 17
Disability status.

Figure II-13.

Share of Population by Disability Status, 2019

Source: ABAG Housing Needs Data Workbook

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 18
Figure II-14.
% of Population with a Disability by Census Tract, 2019

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 19
Familial status.

Figure II-15.

Age Distribution, Town of Colma, 2000-2019

Source: ABAG Housing Needs Data Workbook

Figure II-16.

Share of Households by Size, 2019

Source: ABAG Housing Needs Data Workbook

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 20
Figure II-17.

Share of Households by Type, 2019

Source: ABAG Housing Needs Data Workbook

Figure II-18.

Share of Households by Presence of Children (Less than 18 years old), 2019

Source: ABAG Housing Needs Data Workbook

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 21
Figure II-19.

Housing Type by Tenure, Town of Colma, 2019

Source: ABAG Housing Needs Data Workbook

Figure II-20.

Housing Units by Number of Bedrooms and Tenure, Town of Colma, 2019

Source: ABAG Housing Needs Data Workbook

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 22
Figure II-21.
% of Children in Married Couple Households by Census Tract, 2019

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 23
Figure II-22. [legend missing in HCD provided map]
% Households with Single Female with Children by Census Tract, 2019

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 24
Figure II-23. [legend missing in HCD provided map]
% of Married Couple Households by Census Tract, 2019

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 25
Figure II-24. [legend missing in HCD provided map]
% of Adults Living Alone by Census Tract, 2019

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 26
Household income.

Figure II-25.

Share of Households by Area Median Income (AMI), 2019

Source: ABAG Housing Needs Data Workbook

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 27
Figure II-26.

Median Household Income by Block Group, 2019

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 28
Figure II-27.

Low to Moderate Income Population by Block Group

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 29
Figure II-28.

Poverty Status by Census Tract, 2019

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 30
Figure II-29.

R/ECAPs and Edge R/ECAPs, 2010

Note: R/ECAPs are census tracts that have a non-white population of 50 percent or more (majority -minority) AND the poverty rate is three times the average tract poverty rate for the County (19.4% in 2010). Edge R/ECAPs are census tracts that have a non- white population of 50 percent or more (majority-minority) AND the poverty rate is two times the average tract poverty rate for the County (13% in 2010).

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 31
Figure II-30.

R/ECAPs and Edge R/ECAPs, 2019

Note: R/ECAPs are census tracts that have a non-white population of 50 percent or more (majority -minority) AND the poverty rate is three times the average tract poverty rate for the County (19.1% in 2010). Edge R/ECAPs are census tracts that have a non- white population of 50 percent or more (majority-minority) AND the poverty rate is two times the average tract poverty rate for the County (12.8% in 2019).

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 32
SECTION III. Access to Opportunity
Education
[Available December 2021] Appendix item: Access to education supplement—findings from a countywide analysis of access to education and educational outcomes by protected class.

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 33
Figure III-1.

TCAC Opportunity Areas Education Score by Census Tract, 2021

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 34
Employment
Figure III-2.

Jobs by Industry, Town of Colma, 2002-2018

Source: ABAG Housing Needs Data Workbook

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 35
Figure III-3.

Job Holders by Industry, Town of Colma, 2002-2018

Source: ABAG Housing Needs Data Workbook

Figure III-4.

Jobs to Household Ratio, Town of Colma, 2002-2018

Source: ABAG Housing Needs Data Workbook

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 36
Figure III-5.

Jobs to Worker Ratio by Wage, Town of Colma, 2002-2018

Source: ABAG Housing Needs Data Workbook

Figure III-6.

Unemployment Rate, 2010-2021

Source: ABAG Housing Needs Data Workbook

Commented [FL1]: No data provided for the Town of
Colma by ABAG.

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 37
Figure III-7.

TCAC Opportunity Areas Economic Score by Census Tract, 2021

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 38
Figure III-8.

Jobs Proximity Index by Block Group, 2017

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 39
Source: California Department of Housing and Community Development AFFH Data Viewer Transportation
[TCAC’s transportation opportunity score and maps were not available at the time of this report]
Environment

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 40
Figure III-9.

TCAC Opportunity Areas Environmental Score by Census Tract, 2021

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 41
Figure III-10.

CalEnviroScreen by Census Tract, 2021

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 42
Source: California Department of Housing and Community Development AFFH Data Viewer Figure III-11.

Healthy Places Index by Census Tract, 2021

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 43
Source: California Department of Housing and Community Development AFFH Data Viewer Patterns in disparities in access to opportunity.

Figure III-12.

Population Living in Moderate and High Resource Ares by Race and Ethnicity, Town of Colma, 2019

Source: ABAG Housing Needs Data Workbook

Figure III-13.

Population with Limited English Proficiency, Town of Colma, 2019

Source: ABAG Housing Needs Data Workbook

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 44
Figure III-14.

TCAC Opportunity Areas Composite Score by Census Tract, 2021

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 45
Figure III-15.

Social Vulnerability Index by Census Tract, 2018

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 46
Figure III-16.

SB 535 Disadvantaged Communities

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 47
Disparities in access to opportunity for persons with disabilities.

Figure III-17.

Population by Disability Status, Town of Colma, 2019

Source: ABAG Housing Needs Data Workbook

Figure III-18.

Disability by Type for the Non-Institutionalized Population 18 Years and Over, Town of Colma, 2019

Source: ABAG Housing Needs Data Workbook

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 48
Figure III-19.

Disability by Type for Seniors (65 years and over), Town of Colma, 2019

Source: ABAG Housing Needs Data Workbook

Figure III-20.

Employment by Disability Status, Town of Colma, 2019

Source: ABAG Housing Needs Data Workbook

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 49
Figure III-21.

Share of Population with a Disability by Census Tract, 2019

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 50
Figure III-22
[PLACEHOLDER] San Mateo County Housing Policies and Programs Analysis
[Updated Matrix Available December 2021]

Source: ABAG.

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 51
SECTION IV. Disproportionate Housing Needs
Housing needs.

Figure IV-1.

Population Indexed to 1990

Source: ABAG Housing Needs Data Workbook

Figure IV-2.

Housing Permits
Issued by Income
Group, Town of
Colma, 2015-2019
Source:

ABAG Housing Needs Data
Workbook

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 52

Figure IV-3.

Housing Units by Year
Built, Town of Colma
Source:

ABAG Housing Needs Data Workbook

Figure IV-4.

Distribution of Home Value for Owner Occupied Units, 2019

Source: ABAG Housing Needs Data Workbook

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 53
Figure IV-5.

Zillow Home Value Index, 2001-2020

Source: ABAG Housing Needs Data Workbook

Figure IV-6.

Distribution of Contract Rents for Renter Occupied Units, 2019

Source: ABAG Housing Needs Data Workbook

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 54
Figure IV-7.

Median Contract Rent, 2009-2019

Source: ABAG Housing Needs Data Workbook

Cost burden and severe cost burden.

Figure IV-8.

Overpayment (Cost Burden) by Jurisdiction, 2019

Source: ABAG Housing Needs Data Workbook

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 55
Figure IV-9.

Overpayment (Cost Burden) by Tenure, Town of Colma, 2019

Source: ABAG Housing Needs Data Workbook

Figure IV-10.

Overpayment (Cost Burden) by Area Median Income (AMI), Town of Colma, 2019

Source: ABAG Housing Needs Data Workbook

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 56
Figure IV-11.

Overpayment (Cost Burden) by Race and Ethnicity, Town of Colma, 2019

Source: ABAG Housing Needs Data Workbook

Figure IV-12.

Overpayment (Cost Burden) by Family Size, Town of Colma, 2019

Source: ABAG Housing Needs Data Workbook

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 57
Figure IV-13.

Overpayment (Cost Burden) for Renter Households by Census Tract, 2019

Source: California Department of Housing and Community Devel opment AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 58
Figure IV-14.

Overpayment (Cost Burden) for Owner Households by Census Tract, 2019

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 59
Overcrowding.

Figure IV-15.

Occupants per Room by Jurisdiction, 2019

Source: ABAG Housing Needs Data Workbook

Figure IV-16.

Occupants per Room by Tenure, Town of Colma, 2019

Source: ABAG Housing Needs Data Workbook

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 60
Figure IV-17.

Overcrowding by Race and Ethnicity, Town of Colma, 2019

Note: Overcrowding is indicated by more than 1 person per room.

Source: ABAG Housing Needs Data Workbook

Figure IV-18.

Occupants per Room by AMI, Town of Colma, 2019

Source: ABAG Housing Needs Data Workbook

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 61
Figure IV-19.

Overcrowded Households by Census Tract, 2019

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 62
Substandard housing.

Figure IV-20.

Percent of Units Lacking Complete Kitchen and Plumbing Facilities, Town of Colma, 2019

Source: ABAG Housing Needs Data Workbook

Homelessness.

Figure IV-21.

Homelessness by
Household Type
and Shelter Status,
San Mateo County,
2019
Source:

ABAG Housing Needs Data
Workbook

Sheltered - Emergency Shelter 0 68 198
Sheltered - Transitional Housing 0 271 74
Unsheltered 1 62 838
People in
Households
Solely
Children
People in
Households
Without
Children
People in
Households
with Adults
and Children
ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 63
Figure IV-22.

Share of General and Homeless Populations by Race, San Mateo County, 2019

Source: ABAG Housing Needs Data Workbook

Figure IV-23.

Share of General and Homeless Populations by Ethnicity, San Mateo County, 2019

Source: ABAG Housing Needs Data Workbook

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 64
Figure IV-24.

Characteristics of the Population Experiencing Homelessness, San Mateo County, 2019

Source: ABAG Housing Needs Data Workbook

Displacement.

Figure IV-25.

Location of Population One Year Ago, Town of Colma, 2019

Source: ABAG Housing Needs Data Workbook

Sheltered - Emergency Shelter 46 0 70 31 10
Sheltered - Transitional Housing 46 3 46 4 14
Unsheltered 20 0 189 34 103
Chronic
Substance Abuse HIV/AIDS
Severely
Mentally Ill Veterans
Victims of Domestic
Violence

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 65
Figure IV-26.

Tenure by Year Moved to Current Residence, Town of Colma, 2019

Source: ABAG Housing Needs Data Workbook

Figure IV-27.

Assisted Units at Risk of Conversion, Town of Colma, 2019

Source: ABAG Housing Needs Data Workbook

Colma 65 0 0 0 65
San Mateo County 4,656 191 359 58 5,264
Bay Area 110,177 3,375 1,854 1,053 116,459
Low Moderate High Very High
Total Assisted Units
in Database
ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 66
Figure IV-28.

Census Tracts Vulnerable to Displacement

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 67
Figure IV-29.

Location Affordability Index by Census Tract

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 68
Figure IV-30.

Share of Renter Occupied Households by Census Tract, 2019

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 69
Figure IV-31.

Special Flood Hazard Areas, 2000

Source: California Department of Housing and Community Development AFFH Data Viewer

ROOT POLICY RESEARCH MAP AND DATA PACKET, PAGE 70
Other considerations.

Figure IV-32.

Mortgage Applications by Race and Ethnicity, Town of Colma, 2018-2019

Source: ABAG Housing Needs Data Workbook

Figure IV-33.

Mortgage Application Denial Rate by Race and Ethnicity, Town of Colma, 2018-2019

Source: ABAG Housing Needs Data Workbook

1 AFFH SEGREGATION REP ORT: COLMA
UC Merced Urban Policy Lab and ABAG/MTC Staff
Version of Record: March 06, 15:52:34

2 0.1 Table of content

0.1 Table of content .................................................................................................... 2

0.2 List of figures ....................................................................................................... 3

0.3 List of tables ........................................................................................................ 3 1 Introduction .............................................................................................................. 4

1.1 Purpose of this Report ............................................................................................. 4

1.2 Defining Segregation ............................................................................................... 5

1.3 Segregation Patterns in the Bay Area ........................................................................... 5

1.4 Segregation and Land Use ......................................................................................... 6 2 Racial Segregation in Town of Colma ................................................................................ 8

2.1 Neighborhood Level Racial Segregation (within Town of Colma) .......................................... 8

2.2 Regional Racial Segregation (between Colma and other jurisdictions) .................................. 16 3 Income Segregation in Town of Colma ............................................................................ 21

3.1 Neighborhood Level Income Segregation (within Colma) ................................................... 21

3.2 Regional Income Segregation (between Colma and other jurisdictions) ................................. 27 4 Appendix 1: Summary of Findings ................................................................................. 31

4.1 Segregation in Town of Colma .................................................................................. 31

4.2 Segregation Between Town of Colma and Other jurisdictions in the Bay Area Region ................ 31 5 Appendix 2: Segregation Data ...................................................................................... 33 6 References .............................................................................................................. 37

3 0.2 List of figures
Figure 1: Racial Dot Map of Colma (2020) .................................................................................. 9 Figure 2: Racial Isolation Index Values for Colma Compared to Other Bay Area Jurisdictions (2020) ........... 11 Figure 3: Racial Dissimilarity Index Values for Colma Compared to Other Bay Area Jurisdictions (2020) ...... 14 Figure 4: Theil’s H Index Values for Racial Segregation in Colma Compared to Other Bay Area Jurisdictions (2020) ........................................................................................................................... 15 Figure 5: Racial Dot Map of Colma and Surrounding Areas (2020) ..................................................... 16 Figure 6: Racial Demographics of Colma Compared to All Bay Area Jurisdictions (2020) ......................... 18 Figure 7: Comparing the Share of People of Color in Colma and Vicinity to the Bay Area (2020) ............... 19 Figure 8: Income Dot Map of Colma (2015) ............................................................................... 22 Figure 9: Income Group Isolation Index Values for Colma Compared to Other Bay Area Jurisdictions (2015) . 24 Figure 10: Income Group Dissimilarity Index Values for Colma Compared to Other Bay Area Jurisdictions (2015) ........................................................................................................................... 26 Figure 11: Income Group Theil’s H Index Values for Colma Compared to Other Bay Area Jurisdictions (2015) 27 Figure 12: Income Dot Map of Colma and Surrounding Areas (2015) .................................................. 28 Figure 13: Income Demographics of Colma Compared to Other Bay Area Jurisdictions (2015) ................... 29

0.3 List of tables
Table 1: Racial Isolation Index Values for Segregation within Colma ................................................. 10 Table 2: Racial Dissimilarity Index Values for Segregation within Colma ............................................ 13 Table 3: Theil’s H Index Values for Racial Segregation within Colma ................................................ 15 Table 4: Population by Racial Group, Colma and the Region .......................................................... 17 Table 5: Regional Racial Segregation Measures .......................................................................... 20 Table 6: Income Group Isolation Index Values for Segregation within Colma ....................................... 23 Table 7: Income Group Dissimilarity Index Values for Segregation within Colma .................................. 25 Table 8: Theil’s H Index Values for Income Segregation within Colma ............................................... 26 Table 9: Population by Income Group, Colma and the Region ......................................................... 28 Table 10: Regional Income Segregation Measures ....................................................................... 30 Table 11: Neighborhood Racial Segregation Levels in Colma .......................................................... 33 Table 12: Neighborhood Income Segregation Levels in Colma ......................................................... 34 Table 13: Regional Racial Segregation Measures ......................................................................... 35 Table 14: Regional Income Segregation Measures ....................................................................... 35 Table 15: Population by Racial Group, Colma and the Region ......................................................... 36 Table 16: Population by Income Group, Colma and the Region ....................................................... 36

4 1 INTRODUCTION
The requirement to Affirmatively Further Fair Housing (AFFH) is derived from The Fair Housing Act of 1968, which prohibited discrimination concerning the sale, rental, and financing of housing based on race, color, religion, national origin, or sex—and was later amended to include familial status and disability.1 The 2015 U.S. Department of Housing and Urban Development (HUD) Rule to Affirmatively Further Fair Housing and California Assembly Bill 686 (2018) mandate that each jurisdiction takes meaningful action to address significant disparities in housing needs and access to opportunity. 23 AB
686 requires that jurisdictions incorporate AFFH into their Housing Elements, which includes inclusive community participation, an assessment of fair housing, a site inventory reflective of AFFH, and the development of goals, policies, and programs to meaningfully address local fair housing issues. ABAG and UC Merced have prepared this report to assist Bay Area jurisdictions with the Assessment of Fair Housing section of the Housing Element.

Assessment of Fair Housing Components
The Assessment of Fair Housing includes five components, which are discussed in detail on pages 22-43 of HCD’s AFFH Guidance Memo:

A: Summary of fair housing enforcement and outreach capacity B: Integration and segregation patterns, and trends related to people with protected characteristics
C: Racially or ethnically concentrated areas of poverty D: Disparities in access to opportunity
E: Disproportionate housing needs, including displacement risk

1.1 Purpose of this Report
This report describes racial and income segregation in Bay Area jurisdictions. Local jurisdiction staff can use the information in this report to help fulfill a portion of the second component of the Assessment of Fair Housing, which requires analysis of integration and segregation patterns and trends related to people with protected characteristics and lower incomes. Jurisdictions will still need to perform a similar analysis for familial status and populations with disability.

This report provides segregation measures for both the local jurisdiction and the region using several indices. For segregation between neighborhoods within a city (intra-city segregation), this report includes isolation indices, dissimilarity indices, and Theil’s-H index. The isolation index measures

1 https://www.justice.gov/crt/fair-housing-act-2
2 HCD AFFH Guidance Memo
3 The 2015 HUD rule was reversed in 2020 and partially reinstated in 2021.

5 segregation for a single group, while the dissimilarity index measures segregation between two groups.

The Theil’s H-Index can be used to measure segregation between all racial or income groups across the city at once. HCD’s AFFH guidelines require local jurisdictions to include isolation indices and dissimilarity indices in the Housing Element. Theil’s H index is provided in addition to these required measures. For segregation between cities within the Bay Area (inter-city segregation), this report includes dissimilarity indices at the regional level as required by HCD’s AFFH guidelines. HCD’s AF FH guidelines also require jurisdictions to compare conditions at the local level to the rest of the region; and this report presents the difference in the racial and income composition of a jurisdiction relative to the region as a whole to satisfy the comparison requirement.

1.2 Defining Segregation
Segregation is the separation of different demographic groups into different geographic locations or communities, meaning that groups are unevenly distributed across geographic space. This report examines two spatial forms of segregation: neighborhood level segregation within a local jurisdiction and city level segregation between jurisdictions in the Bay Area.

Neighborhood level segregation (within a jurisdiction, or intra-city): Segregation of race and income groups can occur from neighborhood to neighborhood within a city. For example, if a local jurisdiction has a population that is 20% Latinx, but some neighborhoods are 80% Latinx while others have nearly no Latinx residents, that jurisdiction would have segregated neighborhoods.

City level segregation (between jurisdictions in a region, or inter-city): Race and income divides also occur between jurisdictions in a region. A region could be very diverse with equal numbers of white, Asian, Black, and Latinx residents, but the region could also be highly segregated with each city comprised solely of one racial group.

There are many factors that have contributed to the generation and maintenance of segregation.

Historically, racial segregation stemmed from explicit discrimination against people of color, such as restrictive covenants, redlining, and discrimination in mortgage lending. This history includes many overtly discriminatory policies made by federal, state, and local governments (Rothstein 2017).

Segregation patterns are also affected by policies that appear race-neutral, such as land use decisions and the regulation of housing development.

Segregation has resulted in vastly unequal access to public goods such as quality schools, neighborhood services and amenities, parks and playgrounds, clean air and water, and public safety (Trounstine 2015). This generational lack of access for many communities, particularly people of color and lower income residents, has often resulted in poor life outcomes, including lower educational attainment, higher morbidity rates, and higher mortality rates (Chetty and Hendren 2018, Ananat 2011, Burch 2014, Cutler and Glaeser 1997, Sampson 2012, Sharkey 2013).

1.3 Segregation Patterns in the Bay Area
Across the San Francisco Bay Area, white residents and above moderate-income residents are significantly more segregated from other racial and income groups (see Appendix 2). The highest levels of racial segregation occur between the Black and white populations. The analysis completed for this report indicates that the amount of racial segregation both within Bay Area cities and across jurisdictions in the region has decreased since the year 2000. This finding is consistent with recent research from the Othering and Belonging Institute at UC Berkeley, which concluded that “[a]lthough 7

6 of the 9 Bay Area counties were more segregated in 2020 than they were in either 1980 or 1990, racial residential segregation in the region appears to have peaked around the year 2000 and has generally declined since.”4 However, compared to cities in other parts of California, Bay Area jurisdictions have more neighborhood level segregation between residents from different racial groups. Additionally, there is also more racial segregation between Bay Area cities compared to other regions in the state.

1.4 Segregation and Land Use
It is difficult to address segregation patterns without an analysis of both historical and existing land use policies that impact segregation patterns. Land use regulations influence what kind of housing is built in a city or neighborhood (Lens and Monkkonen 2016, Pendall 2000). These land use regulations in turn impact demographics: they can be used to affect the number of houses in a community, the number of people who live in the community, the wealth of the people who live in the community, and where within the community they reside (Trounstine 2018). Given disparities in wealth by race and ethnicity, the ability to afford housing in different neighborhoods, as influenced by land use regulations, is highly differentiated across racial and ethnic groups (Bayer, McMillan, and Reuben 2004). 5 ABAG/MTC plans to
issue a separate report detailing the existing land use policies that influence segregation patterns in the Bay Area.

4 For more information, see https://belonging.berkeley.edu/most-segregated-cities-bay-area-2020. 5 Using a household-weighted median of Bay Area county median household incomes, regional values were $61,050 for Black residents, $122,174 for Asian/Pacific Islander residents, $121,794 for white residents, and $76,306 for Latinx residents. For the source data, see U.S. Census Bureau, American Community Survey 5-Year Data (2015- 2019), Table B19013B, Table B19013D, B19013H, and B19013I.

7 Definition of Terms - Geographies
Neighborhood: In this report, “neighborhoods” are approximated by tracts.6 Tracts are statistical geographic units defined by the U.S. Census Bureau for the purposes of disseminating data. In the Bay Area, tracts contain on average 4,500 residents. Nearly all Bay Area jurisdictions contain at least two census tracts, with larger jurisdictions containing dozens of tracts.

Jurisdiction: Jurisdiction is used to refer to the 109 cities, towns, and unincorporated county areas that are members of ABAG. Though not all ABAG jurisdictions are cities, this report also uses the term “city” interchangeably with “jurisdiction” in some places.

Region: The region is the nine-county San Francisco Bay Area, which is comprised of Alameda County, Contra Costa County, Marin County, Napa County, San Francisco County, San Mateo County, Santa Clara County, Solano County, and Sonoma County.

6 Throughout this report, neighborhood level segregation measures are calculated using census tract data.

However, the racial dot maps in Figure 1 and Figure 5 use data from census blocks, while the income group dot maps in Figure 8 and Figure 12 use data from census block groups. These maps use data derived from a smaller geographic scale to better show spatial differences in where different groups live. Census block groups are subdivisions of census tracts, and census blocks are subdivisions of block groups. In the Bay Area, block groups contain on average 1,500 people, while census blocks contain on average 95 people.

8 2 RACIAL SEGREGATION I N TOWN OF COLMA
Definition of Terms - Racial/Ethnic Groups
The U.S. Census Bureau classifies racial groups (e.g. white or Black/African American) separately from Hispanic/Latino ethnicity.7 This report combines U.S. Census Bureau definitions for race and ethnicity into the following racial groups:

White: Non-Hispanic white
Latinx: Hispanic or Latino of any race8
Black: Non-Hispanic Black/African American
Asian/Pacific Islander: Non-Hispanic Asian or Non-Hispanic Pacific Islander People of Color: All who are not non-Hispanic white (including people who identify as “some other race” or “two or more races”)9

2.1 Neighborhood Level Racial Segregation ( within Town of Colma) Racial dot maps are useful for visualizing how multiple racial groups are distributed within a specific geography. The racial dot map of Colma in Figure 1 below offers a visual representation of the spatial distribution of racial groups within the jurisdiction. Generally, when the distribution of dots does not suggest patterns or clustering, segregation measures tend to be lower. Conversely, when clusters of certain groups are apparent on a racial dot map, segregation measures may be higher.

7 More information about the Census Bureau’s definitions of racial groups is available here:
https://www.census.gov/topics/population/race/about.html. 8 The term Hispanic has historically been used to describe people from numerous Central American, South American, and Caribbean countries. In recent years, the term Latino or Latinx has become preferred. This report generally uses Latinx to refer to this racial/ethnic group. 9 Given the uncertainty in the data for population size estimates for racial and ethnic groups not included in the Latinx, Black, or Asian/Pacific Islander categories, this report only analyzes these racial groups in the aggregate People of Color category.

9 Figure 1: Racial Dot Map of Colma (2020)
Universe: Population. Source: U.S. Census Bureau, 2020 Census State Redistricting Data (Public Law 94-171) Summary File, 2020 Census of Population and Housing, Table P002.

Note: The plot shows the racial distribution at the census block level for Town of Colma and vicinity. Dots in each census block are randomly placed and should not be construed as actual placement of people.

There are many ways to quantitatively measure segregation. Each measure captures a different aspect of the ways in which groups are divided within a community. One way to measure segregation is by using an isolation index:
• The isolation index compares each neighborhood’s composition to the jurisdiction’s demographics as a whole.
• This index ranges from 0 to 1. Higher values indicate that a particular group is more isolated from other groups.
• Isolation indices indicate the potential for contact between different groups. The index can be interpreted as the experience of the average member of that group. For example, if the isolation index is .65 for Latinx residents in a city, then the average Latinx resident in that city lives in a neighborhood that is 65% Latinx.

Within Town of Colma the most isolated racial group is Latinx residents. Colma’s isolation index of

0.412 for Latinx residents means that the average Latinx resident lives in a neighborhood that is 41.2% Latinx. Other racial groups are less isolated, meaning they may be more likely to encounter other racial groups in their neighborhoods. The isolation index values for all racial groups in Colma for the years 2000, 2010, and 2020 can be found in Table 1 below. Among all racial groups in this jurisdiction, the white population’s isolation index has changed the most over time, becoming less segregated from other racial groups between 2000 and 2020.

10 The “Bay Area Average” column in this table provides the average isolation index value across Bay Area jurisdictions for different racial groups in 2020. 10 The data in this column can be used as a comparison to provide context for the levels of segregation experienced by racial groups in this jurisdiction. For example, Table 1 indicates the average isolation index value for white residents across all Bay Area jurisdictions is 0.491, meaning that in the average Bay Area jurisdiction a white resident lives in a neighborhood that is 49.1% white.

Table 1: Racial Isolation Index Values for Segregation within Colma Colma Bay Area
Average
Race 2000 2010 2020 2020
Asian/Pacific Islander 0.227 0.347 0.302 0.245
Black/African American 0.024 0.024 0.036 0.053
Latinx 0.349 0.345 0.412 0.251
White 0.403 0.257 0.207 0.491
Universe: Population.

Source: IPUMS National Historical Geographic Information System (NHGIS). U.S. Census Bureau, 2020 Census State Redistricting Data (Public Law 94-171) Summary File, 2020 Census of Population and Housing, Table P002. Data from 2010 is from U.S. Census Bureau, Census 2010, Table P4. Data for 2000 is standardized to 2010 census tract geographies and is from U.S. Census Bureau, Census 2000, Table P004.

Figure 2 below shows how racial isolation index values in Colma compare to values in other Bay Area jurisdictions. In this chart, each dot represents a Bay Area jurisdiction. For each racial group, the spread of dots represents the range of isolation index values among Bay Area jurisdictions.

Additionally, the black line within each racial group notes the isolation index value for that group in Town of Colma, and each dashed red line represents the Bay Area average for the isolation index for that group. Local staff can use this chart to contextualize how segregation levels for racial groups in their jurisdiction compare to other jurisdictions in the region.

10 This average only includes the 104 jurisdictions that have more than one census tract, which is true for all comparisons of Bay Area jurisdictions’ segregation measures in this report. The segregation measures in this report are calculated by comparing the demographics of a jurisdiction’s census tracts to the jurisdiction’s demographics, and such calculations cannot be made for the five jurisdictions with only one census tract (Brisbane, Calistoga, Portola Valley, Rio Vista, and Yountville).

11 Figure 2: Racial Isolation Index Values for Colma Compared to Other Bay Area Jurisdictions (2020)
Universe: Bay Area Jurisdictions.

Another way to measure segregation is by using a dissimilarity index:
• This index measures how evenly any two groups are distributed across neighborhoods relative to their representation in a city overall. The dissimilarity index at the jurisdiction level can be interpreted as the share of one group that would have to move neighborhoods to create perfect integration for these two groups.
• The dissimilarity index ranges from 0 to 1. Higher values indicate that groups are more unevenly distributed (e.g. they tend to live in different neighborhoods).

12 Dissimilarity Index Guidance for Cities with Small Racial Group Populations The analysis conducted for this report suggests that dissimilarity index values are unreliable for a population group if that group represents approximately less than 5% of the jurisdiction’s total population.

HCD’s AFFH guidance requires the Housing Element to include the dissimilarity index values for racial groups, but also offers flexibility in emphasizing the importance of various measures. ABAG/MTC recommends that when cities have population groups that are less than 5% of the jurisdiction’s population (see Table 4), jurisdiction staff use the isolation index or Thiel’s H-Index to gain a more accurate understanding of their jurisdiction’s neighborhood-level segregation patterns (intra-city segregation).

If a jurisdiction has a very small population of a racial group, this indicates that segregation between the jurisdiction and the region (inter-city segregation) is likely to be an important feature of the jurisdiction’s segregation patterns.

In Town of Colma, the Black/African American group is 3.3 percent of the population - so staff should be aware of this small population size when evaluating dissimilarity index values involving this group.

Table 2 below provides the dissimilarity index values indicating the level of segregation in Colma between white residents and residents who are Black, Latinx, or Asian/Pacific Islander. The table also provides the dissimilarity index between white residents and all residents of color in the jurisdiction, and all dissimilarity index values are shown across three time periods (2000, 2010, and 2020).

In Colma the highest segregation is between Asian and white residents (see Table 2). Colma’s Asian /white dissimilarity index of 0.079 means that 7.9% of Asian (or white) residents would need to move to a different neighborhood to create perfect integration between Asian residents and white residents.

The “Bay Area Average” column in this table provides the average dissimilarity index values for these racial group pairings across Bay Area jurisdictions in 2020. The data in this column can be used as a comparison to provide context for the levels of segregation between communities of color are from white residents in this jurisdiction.

13 For example, Table 2 indicates that the average Latinx/white dissimilarity index for a Bay Area jurisdiction is 0.207, so on average 20.7% of Latinx (or white residents) in a Bay Area jurisdiction would need to move to a different neighborhood within the jurisdiction to create perfect integration between Latinx and white residents in that jurisdiction.

Table 2: Racial Dissimilarity Index Values for Segregation within Colma Colma Bay Area
Average
Race 2000 2010 2020 2020
Asian/Pacific Islander vs. White 0.172 0.074 0.079 0.185 Black/African American vs. White 0.170* 0.059* 0.055* 0.244 Latinx vs. White 0.092 0.065 0.040 0.207
People of Color vs. White 0.120 0.067 0.045 0.168
Universe: Population.

Note: If a number is marked with an asterisk (*), it indicates that the index is based on a racial group making up less than 5 percent of the jurisdiction population, leading to unreliable numbers.

Figure 3 below shows how dissimilarity index values in Town of Colma compare to values in other Bay Area jurisdictions. In this chart, each dot represents a Bay Area jurisdiction. For each racial group pairing, the spread of dots represents the range of dissimilarity index values among Bay Area jurisdictions. Additionally, the black line within each racial group pairing notes the dissimilarity index value in Colma, and each dashed red line represents the Bay Area average for the dissimilarity index for that pairing. Similar to Figure 2, local staff can use this chart to contextualize how segregation levels between white residents and communities of color in their jurisdiction compare to the rest of the region. However, staff should be mindful of whether a racial group in their jurisdiction has a small population (approximately less than 5% of the jurisdiction’s population), as the dissimilarity index value is less reliable for small populations.

14 Figure 3: Racial Dissimilarity Index Values for Colma Compared to Other Bay Area Jurisdictions (2020)
Universe: Bay Area Jurisdictions.

Note: The analysis conducted for this report suggests that dissimilarity index values are unreliable for a population group if that group represents approximately less than 5% of the jurisdiction’s total population. ABAG/MTC recommends that when cities have population groups that are less than 5% of the jurisdiction’s population (see Table 4), jurisdiction staff could focus on the isolation index or Thiel’s H-Index to gain a more accurate understanding of neighborhood-level racial segregation in their jurisdiction.

The Theil’s H Index can be used to measure segregation between all groups within a jurisdiction:
• This index measures how diverse each neighborhood is compared to the diversity of the whole city. Neighborhoods are weighted by their size, so that larger neighborhoods play a more significant role in determining the total measure of segregation. • The index ranges from 0 to 1. A Theil’s H Index value of 0 would mean all neighb orhoods within a city have the same demographics as the whole city. A value of 1 would mean each group lives exclusively in their own, separate neighborhood.
• For jurisdictions with a high degree of diversity (multiple racial groups comprise more than 10% of the population), Theil’s H offers the clearest summary of overall segregation.

The Theil’s H Index values for neighborhood racial segregation in Colma for the years 2000, 2010, and 2020 can be found in Table 3 below. The “Bay Area Average” column in the table provides the average Theil’s H Index across Bay Area jurisdictions in 2020. Between 2010 and 2020, the Theil’s H Index for racial segregation in Colma increased, suggesting that there is now more neighborhood level racial segregation within the jurisdiction. In 2020, the Theil’s H Index for racial segregation in Colma was

15 lower than the average value for Bay Area jurisdictions, indicating that neighborhood level racial segregation in Colma is less than in the average Bay Area city.

Table 3 : Theil’s H Index Values for Racial Segregation within Colma Colma Bay Area
Average
Index 2000 2010 2020 2020
Theil's H Multi-racial 0.018 0.005 0.009 0.042
Universe: Population.

Figure 4 below shows how Theil’s H index values for racial segregation in Colma compare to values in other Bay Area jurisdictions in 2020. In this chart, each dot represents a Bay Area jurisdiction.

Additionally, the black line notes the Theil’s H index value for neighborhood racial segregation in Colma, and the dashed red line represents the average Theil’s H index value across Bay Area jurisdictions. Local staff can use this chart to compare how neighborhood racial segregation levels in their jurisdiction compare to other jurisdictions in the region.

Figure 4: Theil’s H Index Values for Racial Segregation in Colma Compared to Other Bay Area Jurisdictions (2020)
Universe: Bay Area Jurisdictions.

16 2.2 Regional Racial Segregation ( between Colma and other jurisdictions)
At the regional level, segregation is measured between cities instead of between neighborhoods. Racial dot maps are not only useful for examining neighborhood racial segregation within a jurisdiction, but these maps can also be used to explore the racial demographic differences between different jurisdictions in the region. Figure 5 below presents a racial dot map showing the spatial distribution of racial groups in Colma as well as in nearby Bay Area cities.

Figure 5: Racial Dot Map of Colma and Surrounding Areas (2020) Universe: Population.

Colma City CouncilJanuary 25, 2023

Colma City Council
January 25, 2023