Memorandum
To: C ity Council
From: Amy Mullay, Senior Planner
Farhad Mortazavi, City Planner
Lorraine Weiss, Principal Planner II
Dat
e: November 18, 2024
Re: Housing Element Update Implementation Program 5.4 – Needs of Extremely Low-Income Households
B
ackground
H
ousing Element Program 5.4 Address Needs of Extremely Low-Income Households entails the Town of Colma (“Town”) identifying and meeting with property owners and nonprofit builders annually who specialize in building housing for extremely low - income (“ELI”) 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 ELI households, and to promote a variety of housing types, including higher density, multi- family, and shared housing.
The
Town’s Planning Department will lead the above outreach and information distribution efforts annually, beginning in 2024 and develop concessions for developers who include extremely low -income units within affordable housing developments by end of 2025. Planning Department Staff previously participated in several panel discussions and interacted with developers and housing advocates as part of the 21 Elements – 21 San Mateo County jurisdiction forum - process to prepare the 6
th Cycle Housing Element.
A
dditionally, the Town must publish debriefing materials after the annual meetings to the Town website and on postings in Town Hall, the Colma Community Center, Veterans Village, Creekside Villas and in Council announcements. The debriefings will include steps to implement the following actions:
1. P
ursuing a Prohousing designation through California Department of Housing and Community Development (“HCD”) to allow greater access to funds in support of ELI housing in 2024.
AGENDA ITEM #3
D ecember 6, 2024
2 2. A
mending the zoning code to specify incentives for the development of ELI housing, including identifying opportunities for Singl e Room Occupancy’s (“SRO”) and permanent supportive housing, priority development processing and flexible development standards. Incentives could include reduced fees, streamlined processes, special density bonus or priority for use of Town in -lieu fees to support the production of units for ELI households (end of 2025).
3. P
ursuing an Accessory Dwelling Unit (“ADU”) funding program to assist homeowners who agree to place affordability restrictions on their ADU (program research in 2024, establish program pending available funds in 2026).
O
utreach Meeting Debriefing
O
n November 13, 2024, Town staff held a developer and property owner outreach meeting at the Colma Community Center to address the needs of ELI households, including those with special needs and veterans. Outreach meeting invites (Attachment 1) were sent on October 11, 2024, via mail to 360 property owners and on October 21, 2024, via email to seventeen developers. Additionally, invites were handed out at the Town of Colma Business Lunch on Thursday, October 10, 2024. A total of four staff members attended the outreach meeting but no other invitees were present. Planning staff will contact developers via email and encourage them to provide any feedback regarding addressing needs of extremely low -income and special needs households.
I
nput was solicited prior to the outreach meeting via an online survey (Attachment 2) made available for completion between October 22, 2024, and November 11, 2024, to identify local resources and assistance needed to access specialized funding sources that facilitate the development of housing for ELI and special needs households.
R
esults of the four survey questions are provided below. Please see Attachment 2 for further details.
1. W
hat kind of public subsidies and/or specialized funding sources are most needed to facilitate the predevelopment, development, operation, and supportive services of extremely low -income and special needs housing? Of the seventeen choices presented, three responses were provided:
Low
Income Housing Tax Credit
Housing Trust Funds
State and Local Housing Trust Funds
Other
D ecember 6, 2024
3 2. How can the Town of Colma assist developers in gaining access to specialized funding sources? Of the six choices presented, two responses were provided:
S
eek public-private partnerships
Advocate for continued targeted state funding
3. W
hich developer concessions or incentives are most needed to facilitate the development of special needs housing? Of the twelve choices presented, four responses were provided:
P
ermit streamlining
Partnerships with non-profit housing developers
Surplus public property
Other
4. W
hat type of innovative and affordable housing type options would minimize construction costs and have the potential to increase housing supply? Out of the eight choices presented, the following five responses were provided:
S
hared housing
Micro-units (rental)
Single Room Occupancy (SRO)
Manufactured housing
Tiny homes
P
rogram 5.4 Implementation Steps
P
ursuit of Prohousing Designation
U
nder the Prohousing Designation Program (“Program”), cities and counties that demonstrate a commitment to policy that breaks down barriers to housing development may earn a Prohousing Designation. By earning the Prohousing Designation, communities receive access to Prohousing Incentive Program (“PIP”) grants and additional points in the scoring of competitive housing, community development, and infrastructure funding programs administered by HCD. Notice of Funding Availabilities (NOFAs) for PIP grants are posted every August, with applications due every December, and awards made every March.
D ecember 6, 2024
4 Planning staff will undertake the following tasks below to encourage development of housing at all income levels and apply for a Prohousing designation through HCD in 2025 to allow greater access to funds in support of ELI housing. • M
eet and collaborate with developers, property owners, and non- profit organizations to solicit input and find creative solutions that break down barriers to increasing housing production - such as speeding up permit processes, incentivizing development, reduced development costs, or financial subsidies; and
• M
eet and collaborate with internal Town Planning staff on a weekly basis to develop housing programs and policies that demonstrate commitment to developing housing, supporting affordable units, and increasing its housing supply; and
• P
resent housing programs and policies to the City Council for consideration and adoption; and
• P
resent Prohousing Designation application to the City Council for consideration and approval; and
• C
omplete and submit a Prohousing Designation application to HCD by December 2025.
Zoni
ng Code Amendments
P
lanning staff will undertake the tasks below to modify the zoning code by December 2025 to specify incentives for development of ELI housing, identify opportunities for Singl e Room Occupancy’s (“SRO”) and permanent supportive housing, priority development processing and flexible development standards.
Incentives could include reduced fees, streamlined processes, special density bonus or priority for use of Town in-lieu fees to support the production of units for ELI households.
• R
esearch other incentives and zoning code amendments implemented by municipalities with a Prohousing designation; and
• M
eet and collaborate with internal Town Planning staff on a bi-weekly basis to develop zoning code modifications and developer incentives that are designed to further and expand housing production and help reduce development costs; and
D ecember 6, 2024
5 • Present zoning code amendments to the City Council for consideration and adoption; and
• U
pdate the Town webpage to reflect incentives available to developers who include ELI units in affordable housing developments.
ADU Fun
ding Program
Planning staff will pursue an ADU funding program to assist homeowners who agree to place affordability restrictions on their ADU by undertaking the following tasks:
• Research state and federal ADU grant programs in 2024 such as CalHome Program, Local Early Action Planning (LEAP) Grants, Local Housing Trust Fund (LHTF) Program, SB 2 Planning Grants, and San Mateo County: One Stop Shop Program. Research has commenced and will continue into 2025; and
• R
esearch ADU funding programs implemented by other municipalities; and • M
eet and collaborate with internal Town Planning staff monthly to establish ADU funding program policies and guidelines, pending available funds by 2026; and
• C
onsider establishment of a local housing trust fund or use of housing in- lieu fees to provide ADU construction grants; and
• P
resent ADU funding policies and guidelines to the City Council for consideration and adoption in 2026; and
• A
pply for available state and federal ADU grant programs.
Staff would be happy to respond to questions of the City Council.
A
TTACHMENTS
1. P
rogram 5.4 Developer Survey Flyer
2. Online Survey
You are invited to take part in a developer/property owner survey Addressing Needs of Extremely Low-Income and
Special Needs Households
Implementation of Housing Program 5.4 Address Needs of Extremely Low -Income Households contained in the Town of Colma adopted 2023-2031 Housing Element is currently underway. Your input is essential to identify the range of local resources and assistance necessary to access specialized funding sources that facilitate the development of housing for Extremely Low-Income and Special Needs Households, including Veterans.
On
line Survey – Please complete the survey by scanning the QR code between October 22, 2024, and November 11, 2024. Paper copies can be submitted to the Planning Department at Colma Town Hall, located at 1198 El Camino Real and will also be available at the event.
I
f you have any questions, please email us at [email protected] or call Amy Mullay, Senior Planner with CSG Consultants, Inc. at (949) 547-9739.
Do you need an interpreter or any other assistance to participate? Please call us at: (650) 757-8888. We require three days’ notice to provide reasonable accommodation. 為了便於參加,您需要口譯員或其他任何協助嗎?請致電 (650) 757-8888. 聯絡 我們。我們需要提前3天通知才能提供合理的輔助服務。 Kailangan mo ba ng interpreter o anumang iba pang tulong upang lumahok? Mangyaring tumawag sa amin sa (650) 757-8888 Kailangan namin ng tatlong araw na abiso upang magkaloob ng sapat na mga bagay na kailangan.¿Necesitas un intérprete o cualquier otra asistencia para participar ? Comunícate al (650) 757-8888. Necesitamos aviso con tres días de anticipación para proporcionar asistencia razonable. Reasonable Accommodation Upon request, this publication will be made in appropriate formats to persons with disabilities, as required by the Americans with Disabilities Act of 1990. Any person with a disability , who requires a modification or accommodation to view the agenda, should direct a request to Renee Eshun, ADA Coordinator, at (650) 997-8300 or [email protected] .Please allow two business days for your request to be processed.
We Need Your Input!
ATTACHMENT 1
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