1 STAFF REPORT
T
O: Mayor and Members of the City Council
FROM: Farhad Mortazavi, APA, City Planner
VIA: Daniel Barros, City Manager
MEETING DATE: March 12, 2025
SUBJECT: 2024 General Plan and Housing Element Annual Progress Report
RECOMMENDATION
Staff recommends that the City Council make the following motion:
MOTION RECEIVING AND FILING THE 2024 ANNUAL PROGRESS REPORTS ON THE
IMPLEMENTATION OF THE GENERAL PLAN, INCLUDING THE HOUSING ELEMENT PURSUANT TO CEQA GUIDELINE 15378
COUNCIL ADOPTED VALUES
The Annual Report on the General Plan complies with the Council’s commitment to Responsibility through the periodic review of the implementation of adopted policies and programs.
BACKGROUND
State Government Code Section 65400(b) requires cities and counties to prepare an annual progress report for their General Plan. The Town’s 2024 General Plan Annual Progress Report (GPAPR) provides the status of the General Plan and reports progress on implementation of the objectives outlined in each of the following State-required elements: Land Use, Circulation, Safety, Noise, and Open Space and Conservation.
Progress pertaining to the Housing Element is reported separately to California Department of Housing and Community Development (HCD) and is not included as part of the GPAPR. Following review by the City Council, the Town will submit its 2023 GPAPR to the Governor’s Office of Planning and Research (OPR) in accordance with State law.
AGENDA ITEM #2
2 State Government Code Section 65400 requires that each jurisdiction report on the implementation of its Housing Element using the HCD Annual Progress Report (APR) template, and that the APR be presented to a legislative body. The Town is required to submit the 2024 Housing Element APR to both HCD and OPR covering the reporting period of January 1, 2024, to December 31, 2024, by April 1 of the following year.
ANALYSIS
The 2040 Colma General Plan and associated Environmental Impact Report were updated and adopted on March 23, 2022. Some policies of the prior 1999 General Plan were quite outdated and were evidence of the need for an update to the 1999 General Plan. The discussion below highlights actions that have been taken in 2023 regarding each element of the current 2040 General Plan.
Housing Element
The adopted and certified 2023-2031 Housing Element (Housing Element) identifies and analyzes the Town’s existing and projected housing needs. Additionally, the Housing Element contains a detailed work plan regarding the Town’s goals, policies, quantified objectives, and programs for the preservation, improvement, and development of housing for a wide variety of household types and income levels.
The APR provides a detailed overview of housing development in Colma, including entitlement, permitting, and construction activity data. The APR form provided by HCD includes 14 tables.
Table D of the APR is required, and all other tables are only required if reportable activity occurred during the reporting period.
No housing units were built or entitled in Colma in 2024, so many tables of the Annual Housing Report (Attachment A) are blank. Colma continues to provide funding to programs such as the Human Investment Project (HIP), and LifeMoves. These non-profit organizations provide housing related services to Colma and the broader San Mateo County community. Additional information about Housing Element compliance can be found in Table D Program Implementation Status of the attached APR.
Circulation Element
The Town adopted its first Bicycle and Pedestrian Master Plan (August 23, 2023) that builds on the El Camino Real Bike and Pedestrian Plan, the Serramonte Boulevard/Collins Avenue Master Plan, and the Hillside Boulevard complete streets improvement project.
Land Use Element
No policy implementation occurred this year on the General Plan Land Use Element.
3 Open Space and Conservation Element
No policy implementation occurred this year on the General Plan Open Space and Conversation Element.
Noise Element
No policy implementation occurred this year on the General Plan Noise Element.
Safety Element
No policy implementation occurred this year on the General Plan Safety Element.
Historical Resources Element
No policy implementation occurred this year on the General Plan Historical Resources Element. 2023-2031 Housing Element
Separate from the 2040 General Plan Update, the Town is required to have an adopted Housing Element for the 2023-2031 housing cycle (6th Cycle) by the statutory deadline of January 31, 2023. The Town’s final Housing Element Update (HEU) submittal to State’s Housing and Community Development Agency (HCD) was approved on November 22, 2023, and the HEU was approved and adopted by the City Council on January 10, 2024, and submitted to HCD for certification process on January 11, 2024. HCD found the adopted housing element in substantial compliance with State Housing Element Law (Gov. Code, § 65580 et seq) as of March 11, 2024.
Reasons for the Recommended Action/Findings
Prior to staff sending the report to the state, the City Council must accept the report.
Sustainability Impact
A motion to accept the 2024 annual report on the implementation of the general plan will have no impact on sustainability.
FISCAL IMPACT
The preparation of the 2024 Annual Report on the status of implementation of the General Plan and Housing Element does not have an impact on the Town’s adopted budget.
ENVIRONMENTAL
The City Council’s action is not a project subject to the California Environmental Quality Act (CEQA) as it is more akin to the administrative function of the Town reporting housing data to the State with no direct or indirect change in the environment. It is therefore exempt pursuant to State CEQA Guideline 15378 as an administrative activity of the government that will not result in direct or indirect physical changes in the environment. 4 ALTERNATIVES
No alternatives are considered as the Town needs to be in compliance with the requirements of Government Code Section 65400 and 65400(b) and submit the GPAPR and APR CO
NCLUSION
Staff recommends that the City Council, by motion, receive and file the 2024 Annual Progress Reports on the status of the General Plan and Housing Element implementation.
ATTACHMENTS
A. 202 4 Annual Element Progress Report, Tables A-K
Jurisdiction Colma ANNUAL ELEMENT PROGRESS REPORT Note: "+" indicates an optional field Reporting Year 2024
(Jan. 1 - Dec.
31) Housing Element Implementation
Planning
Period 6th Cycle 01/31/2023 - 01/31/2031
Date
Application
Submitted
Total
Approved
Units by
Project
Total
Disapproved
Units by
Project
Streamlining
2 3 4 6 7 8 9
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Date
Application
Submitted
(see
instructions)
Very Low-
Income
Deed
Restricted
Very Low-
Income
Non Deed
Restricted
Low-
Income
Deed
Restricted
Low-Income
Non Deed
Restricted
Moderate-
Income Deed
Restricted
Moderate-
Income
Non Deed
Restricted
Above
Moderate-
Income
Total
PR
OPOSED
Units by
Project
Total
APPR
OVED
Units by
project
Total
DI
SAPPROVE
D Units by
Project
Please select
state
streamlining
provision/s the
application was
submitted
pursuant to.
Did the
housing
development
application
seek
incentives or
concessions
pursuant to
Government
Code section
65915?
Summary Row: Start Data Entry Below 0 0 0 0 0 0 0 0 0 0 0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 Table A
Cells in grey contain auto-calculation formulas
51 Project Identifier Unit Types Proposed Units - Affordability by Household Incomes Density Bo Applica
10 Housing Development Applications Submitted
ATTACHMENT A
Jurisdiction Colma ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2024 (Jan. 1 - Dec. 31) Housing Element Implementation Planning Period 6th Cycle 01/31/2023 - 01/31/2031
1 Projection
Period 3 4
RHNA Allocation
by Income Level
Projection
Period -
06/30/2022-
01/30/2023
2023 2024 2025 2026 2027 2028 2029 2030 2031
Total Units to
Date (all
years)
Total Remaining
RHNA by
Income Level
Deed Restricted - - - - - - - - - - Non-Deed Restricted - - - - - - - - - - Deed Restricted - - - - - - - - - - Non-Deed Restricted - - - - - - - - - - Deed Restricted - - - - - - - - - - Non-Deed Restricted - - - - - - - - - - Above Moderate 96 - - - - - - - - - - - 96 202
- - - - - - - - - - - 202 5 6 7
Extremely low-
Income Need 2023 2024 2025 2026 2027 2028 2029 2030 2031 Total Units to Date
Total Units
Remaining
22 - - - - - - - - - - 22 VLI Deed Restricted
VLI Non Deed Restricted
25 Please note: For the last year of the 5th cycle, Table B will only include units that were permitted during the portion of the year that was in the 5th cycle. For the first year of the 6th cycle, Table B will only include units that were permitted since the start of the planning period. Projection Period units are in a separate column.
Total RHNA
Total Units
Income Level
Very Low
Low
Extremely Low-Income Units*
Note: units serving extremely low-income households are included in the very low-income RHNA progress and must be reported as very low-income units in section 7 of Table A2. They must also be reported in the extremely low-income category (section 13) in Table A2 to be counted as progress toward meeting the extremely low-income housing need determined pursuant to Government Code 65583(a)(1). *Extremely low-income housing need determined pursuant to Government Code 65583(a)(1). Value in Section 5 is default value, assumed to be half of the very low-income RHNA. May be overwritten.
Progress toward extremely low-income housing need, as determined pursuant to Government Code 65583(a)(1).
Please Note: Table B does not currently contain data from Table F or Table F2 for prior years. You may login to the APR system to see Table B that contains this data.
Please note: The APR form can only display data for one planning period. To view progress for a different planning period, you may login to HCD's online APR system, or contact HCD staff at [email protected]. 37 -
This table is auto-populated once you enter your jurisdiction name and current year data. Past year information comes from previous APRs. - Moderate
44 25
37 Please contact HCD if your data is different than the material supplied here -
2 Table B
Regional Housing Needs Allocation Progress
Permitted Units Issued by Affordability
44 Jurisdiction Colma ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2024 (Jan. 1 - Dec. 31) Housing Element Implementation Planning Period 6th Cycle 01/31/2023 - 01/31/2031
Date of
Rezone Rezone Type
2 4 5 6 7 9 10 11
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Date of
Rezone
Very Low-
Income Low-Income Moderate-
Income
Above
Moderate-
Income
Rezone Type Parcel Size
(Acres)
General Plan
Designation Zoning
Minimum
Density
Allowed
Maximum
Density
Allowed
Realistic
Capacity Vacant/Nonvacant Description of
Existing Uses
59 42 60 114 275
008-127-020 7733 El Camino Real Sandblaster Property 1/24/2024 12 Shortfall of Sites 0.53 Commercial C-HEO 20 30 12 Vacant Vacant 008-421-120 1200 El Camino Real Kohl's Site 1/24/2024 40 30 60 93 Shortfall of Sites 8.06 Commercial C-HEO 20 60 223 Non-Vacant Retail and parking 008-141-080 7778 El Camino Real Bocci Property 1/24/2024 14 Shortfall of Sites 0.6 Commercial C-HEO 20 30 14 Non-Vacant Manufacturing and Office 008-421-170 El Camino Real and
Collins 1/24/2024 9 Shortfall of Sites 0.41 Executive PD-HEO 20 30 9 Non-Vacant Parking spaces and lawn area
010-422-050 240 Collins Avenue 1/24/2024 5 12 Shortfall of Sites 0.72 Commercial PD-HEO 20 30 17 Non-Vacant Parking Lot Note: "+" indicates an optional field
Cells in grey contain auto-calculation formulas
Summary Row: Start Data Entry Below
83 Project Identifier RHNA Shortfall by Household Income Category Sites Description 1 Sites Identified or Rezoned to Accommodate Shortfall Housing Need and No Net-Loss Law Table C
Jurisdiction Colma
Reporting Year 2024 (Jan. 1 - Dec. 31)
1 2 3 4
Name of Program Objective Timeframe in H.E Status of Program Implementation Program 1.1 Provide
regulatory incentives to
facilitate manufactured
housing development in
single-family residential
zoning designations.
Allows for construction of single family
residences at lower costs, thereby
reducing the cost of housing.
Annually starting in 2024
through 2031.
Ordinance 720 adopted in 2013. Manufactured homes are permitted as single- family dwellings in compliance with Government Code Section 65852.3(a).
Planning staff is currently researching housing manufacturers in order to compile a list for residents interested in this type of housing. Outreach efforts to community stakeholderswill commence in June to provide updates regarding new development and design standards for manufactured housing aopted by the City Council as part of a comprehensive update to the Zoning Code that became effective on March 15, 2024.
Program 1.2 General Plan
Consistency Review and
Annual Report
Increase awareness to decision makers
of annual progress toward meeting
Housing Element Goals.
Continue internal
consistency review
annually from 2023 to 2031
and make reports available
to the public.
The 2023 Housing Element Annual Progress Report was submitted to HCD and OPR and found to be in compliance. Planning staff will continue internal consistency review annually and make reports available to the public.
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
Table D
Program Implementation Status pursuant to GC Section 65583 Program 2.1 Second Unit
Ordinance
•To increase the number of
second units/ADU/JADU by
the end of 2031.
• Starting in 2023, one (1)
second units/ADUs/JADUs
every two years (four total
in planning period).
•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 Accessory Dwelling Unit (ADU) Ordinance was adopted in 2017, and was updated as part of the comprehensive zoning code update on January 24, 2024.
The Object Design Standards for ADUs was included in the comprehensive update to the Zoning Code to be effective on March 15, 2024. The Town provides an ADU checklist and other ADU resources on the Town website.
Program 2.2 Accessory
Dwelling Units
•To increase the number of
completed ADU/JADU by the
end of 2031.
• Starting in 2023, one (1)
second units/ADUs/JADUs
every two years (four total
in planning period).
• 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) beginning
in 2024.
• Apply for grants
by end of 2027,
at least every two
years thereafter.
• Conduct first
survey by end of
2025, annually
thereafter.
• Develop outreach
materials by 2025
(to go with
survey), annually
thereafter.
Outreach
materials will
include notice of
residents and
property owners
of ADU/JADU
eligibility.
• If no ADU
applications have
been processed
by end of 2027,
begin targeted lot
analysis and
outreach in 2028,
with outreach
concluding by end
of 2029.
No ADUs applications have been submitted at this time.
Apply for grants to help applicants with costs by end of 2027, at least every two years thereafter.
- Work to commence in late 2026.
Conduct the first survey of homeowner interest in ADUs and JADU’s by end of 2025, annually thereafter.
- Planning staff has created the first survey, which will be available to homeowners after the first outreach meeting in mid-June of 2025.
Develop outreach materials to go with outreach survey by end of 2025, annually thereafter. Outreach materials will include notice of residents and property owners of ADU/JADU eligibility.
- The Town will add a link on its ADU webpage to the San Matteo County ADU Resource Center Guidebook, which can be found at
www.smcadu.org/resources/guidebook. The outreach survey will also include the guidebook link and link to Colma's ADU webpage. Other outreach material links, such as the Colma ADU checklist will be includedin the notice to residents and property owners
Program 3.1 Develop
Objective Development
and Design Standards for
Planned Development
Districts and create
Administrative Approval
Process.
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 12 residential
units.
The .72-acre site on Collins
Avenue near El Camino Real,
at least 17 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-density
residential and mixed-use
projects in PD Districts.
Starting in 2023
through 2031 and
as inquiries are
presented
Establish clear objective design and development standards for “PD” Districts by end of 2025.
- The City Council approved a comprehensive zoning code update on January 24, 2024, that included objective design standards that would apply to residential projects consisting of multi-family residential units only or mixed-use buildings within the “PD” and “C” Zone Districts. The ordinance became effective on March 15, 2024.
Establish an Administrative Approval Process to streamline review of any high- density or mixed-use projects in the PD District by the end of 2025. - Work to commence in early to mid-2025 .
Program 3.2 Update the
Town’s Density Bonus
Provisions to Stay
Consistent with State
Density
Bonus Law.
A total of 22 extremely low-,
22 very low-, and 25 low income
affordable units by the
end of 6th Housing Element
cycle.
Annual review of
the State’s Density
Bonus Law and
update the Town’s
Ordinance as
needed. The first
assessment and, if
necessary, update
will take place by
the end of 2023.
The City Council approved a comprehensive zoning code update on January 24, 2024 that included updates to Chapter XIV. Housing Density Bonus of the Zoning Code. The ordinance will be effective on March 15, 2024.
Program 3.3 High-Density
Housing Near Colma and
South San Francisco
BART Stations
•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.
• 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.
Starting in 2023,
annually review
state legislature
and update Town’s
ordinance as
needed. The first
zoning
amendments will
take place by the
end of 2023.
Outreach will begin
in 2024, and will
include mailings (to
both address and
owner address, if
different) as well as an
open house at
Town Hall once
every two years.
Identify and reach out to applicable property owners in the vicinity of the BART stations beginning in 2024 to utilize state law removing parking requirements and maximize housing units including affordable units. Outreach efforts shall include mailings and an open house at Town Hall once every two years. - Property owners were sent a letter with required information in September 2024. Open house to be part of an outreach meeting set for mid-June 2025.
Update the Town’s parking standards by end of 2023 to include objective parking standards that will help facilitate a compact, well-designed residential development.
- The City Council approved a comprehensive zoning code update on January 24, 2024, that addressed removal of parking minimums on projects located within .5 mile of high-quality transit. The ordinance became effective on March 15, 2024.
Program 3.4 Inclusionary
Housing.
Develop a total of 22
extremely low-, 22 very low-,
and 25 low-income units by
the end of 6th Housing
Element cycle.
Starting in 2023,
and annually
through 2031.
The Town adopted an Inclusionary Housing Ordinance amendment which requires developments of five 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. Enforcement of existing ordinance and standards is ongoing.
Starting in 2023, and annually through 2031, identify and keep a record of possible developable parcels within the town in which monies from the Housing Fund can be utilized.
- A Housing Element Overlay Zoning District (HEO) was created and approved as part of the comprehensive zoning code update approved by the City Council on January 24, 2024. The HEO removed constraints to developing housing on the five opportunity sites in town. Efforts to identify additional developable or redevelopable parcels are ongoing.
Starting in 2023, and annually through 2031, contact for-profit and nonprofit developers to gauge interest in identified parcels.
- Outreach to non-profits and developers was conducted during the HE update process. Additionally, property owners of parcels located near BART stations were sent a letter in September 2024 notifying them of the comprehensive zone code approved by the CIty Council on January 24, 2024 update which removed parking requirements in order to maximize housing units including affordable units. Planning staff continually communicates with landowners, business owners and other prospects in order to find more housing opportunities.
Program 3.5 Establish a
Housing Element Overlay
Zone
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.
2023 through 2031.
This overlay will go
into effect once the
6th cycle Housing
Element is adopted
by City Council and
certified by HCD,
with the zoning code
amended by the end of
2023.
The Town of Colma’s creation of a Housing Element Overlay Zone District (HEO) is in response to the State of California’s required Regional Housing Needs Allocation mandating an additional 202 units of mixed-income level housing during the 2023 – 2031 period by removing constraints to developing housing on the five opportunity sites in town. The City Council approved a comprehensive zoning code update on January 24, 2024, that included the HEO Zone District.
The ordinance became effective on March 15, 2024.
Program 3.6 Streamlining
Ministerial Review Process
for SB 35 projects
Ease development of
multifamily housing in Colma.
Develop
streamlining
procedures by
2026.
Planning staff has begun researching examples of written procedures for SB 35 ministerial eligibility by other jurisdications & will begin developing a process by end of 2026.
Program 3.7: Remove 6-
unit Limit
Ease development of
multifamily housing in Colma.
Amend the Zoning
code by the end of
2023.
The City Council approved a comprehensive zoning code update on January 24, 2024. The ordinance became effective on March 15, 2024.
Program 3.8: Revise
Parking Standards
Ease development of smaller
units in multifamily housing in
Colma.
Amend the Zoning
code by the end of
2023.
The City Council approved a comprehensive zoning code update on January 24, 2024. The ordinance became on March 15, 2024.
Program 4.1 Reasonable
Accommodations
Ordinance
Public Information,
Ordinance Amendment
and
Monitoring
To ensure that reasonable
accommodation is made for
individuals to have equal
access to housing.
Ongoing. Amend
ordinance to clarify
fee by end of 2023,
and review
annually.
The City Council approved a comprehensive zoning code update on January 24, 2024, that included updates to the Reasonable Accommodations Ordinance. The ordinance became effective on March 15, 2024.
Program 4.2 Expand
Senior Housing
Opportunities.
• To preserve 18 very low
units as 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.
Ongoing, with
maintenance and
management
provided as
appropriate
(annually/monthly)
from Housing
Element adoption
Town of Colma Administration and the Department of Public Works are responsible for maintenance/management of the Creekside Villas, an 18-unit Senior Housing Complex. The Planning Department will continue to work with developers to integrate senior housing into new housing development projects.
Program 4.3 Identify
Opportunities for
Emergency
Shelters and Homeless
Assistance.
• Promote housing and
services for homeless
individuals by supporting
agencies such as LifeMoves.
Ongoing, with
outreach tasks as
defined in “Tasks &
Responsibilities”.
The town will
amend
5.03.290(d)(2)(iv)
by the end of 2023.
Collaborate with LifeMoves to obtain resources for homeless individuals annually, beginning in 2024.
- Ongoing.
Update the Town’s website with resources and guidance for individuals seeking homeless assistance annually, beginning in 2024.
- Updates to the Town’s website will commence early to mid-2025.
Provide street outreach through volunteers and Homeless Liaisons annually, beginning in 2024.
- Outreach to commence in early to mid-2025.
Advise potential developers on an ongoing basis of emergency shelter zoning provisions.
- The Planning and Building Departments will continue to provide potential developers of ermergency shelters with zoining and building permit information.
Revise Zoning Ordinance Section (5.03.290(d)(2)(iv)) to raise the limit of beds in emergency shelters from 5 to 30 and to have parking requirements sufficient to accommodate all staff working in the emergency shelter, provided the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone.
- The City Council approved a comprehensive zoning code update on January 24, 2024, that included raising the limit of beds in emergency shelters. The ordinance became effective on March 15, 2024.
Program 4.4 Housing
Opportunities for Persons
with
Developmental Disabilities
• 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.
• Providing
housing
opportunities
on an ongoing
basis
• Implement
identification of
areas where
community based housing
could exist and create
outreach
programs by end of 2025
• Amend zoning
code by end of
2023.
The City Council approved a comprehensive zoning code update on January 24, 2024, that included updates for the location of group homes. The ordinance became effective on March 15, 2024. By the end of 2025, the Planning Department will identify existing community- based housing types such as community care facilities and group homes, prepare outreach programs to inform Colma residents and families of available housing and services for persons with developmental disabilities, and 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. Outreach efforts will commence in mid-June 2025.
Program 4.5 Low-Barrier
Navigation Centers
• 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.
Amend the zoning
code prior to the
end of 2023.
The City Council approved a comprehensive zoning code update on January 24, 2024, that included updates for the location of low-barrier navigation centers.
The ordinance became effective on March 15, 2024.
Program 4.6 Transitional
and Supportive Housing
• Ease development of
transitional and
supportive housing for
special needs
populations
Amend the zoning
code prior to the
end of 2023.
Begin outreach in
2024, annually
thereafter.
The City Council approved a comprehensive zoning code update on January 24, 2024, that included updates for the location of transitional and supportive housing (as a residential use). The ordinance will be effective on March 15, 2024.
The Planning Department will begin outreach efforts in mid-June 2025 and update the City's website with the new zoning provisions.
Program 4.7: Priority
Sewer Access
• Ease development of
lower-income units.
Send housing
element to Cal
Water and South
San Francisco upon
housing element
certification and
subsequent
adoption. Establish
procedures by end
of 2025.
The Housing Element was sent to Cal Water and the South San Francisco the agency with a cover letter explaining the need to prioritize service for lower- income units.
Program 5.1
Knowledgeable Housing
Referral.
Increase public awareness of
fair housing laws and
requirements.
Update lists of
major agencies and
organizations active
in housing related
services (annually).
Outreach posters
posted quarterly,
beginning in Q3
2024.The first outreach
event will be
conducted by the
end of 2025.
Update lists of major agencies and organizations active in housing related services on an annual basis.
- Ongoing.
Post local fair housing policies at the Town Hall, Colma Community Center, Veterans Village and Creekside Villas, as well as all rental housing developments for public review quarterly, beginning in Q3 2024.
- To be completed in February 2025.
•Conduct outreach informing residents via City Council announcements and annual outreach events regarding housing related services and fair housing discrimination complaints. The first outreach event to be conducted by the end of 2025 and annually thereafter.
- Outreach efforts to commence in mid to late-2025.
Program 5.2 Human
Investment Project (HIP)
Support.
Support better utilization and
maintenance of existing
housing stock and provides
affordable housing.
Ongoing
implementation of
existing program.
Annual outreach to
HIP Housing.
Planning Department is responsible for the ongoing management of the existing program. City Council responsible for the approval of any monetary support.
Program 5.3 Section 8
Rental Assistance.
• 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.
• Ongoing
implementation of
existing program.
• Bi-annual
assessment of
program and
coordination with
landlords
Information regarding Section 8 application dates and housing authority contacts is distributed by the Planning Department on an ongoing basis.
Program 5.4 Address
Needs of Extremely Low-
Income
Households.
Assists developers and
property owners in making
affordable units available,
which, in turn, provides equal
housing opportunities to
segmented groups
Ongoing. Meetings
with property
owners and nonprofit
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.
Additional actions
as per notes per
numbered list.
Identify and conduct outreach with property owners and nonprofit builders annually who specialize in building housing for extremely low-income households including those with special needs and veterans annually, beginning in 2024.
- On November 13, 2024, Town staff held a developer and property owner outreach meeting at the Colma Community Center to address the needs of extremely low-income 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. Input was solicited prior to the outreach meeting via an online survey 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 extremely low-income and special needs households.
Publish debriefing materials and implementing action steps not more than 60 days after each annual meeting to the Town website and on postings in Town Hall, the Colma Community Center, Veterans Village, Creekside Villas and in Council announcements.
- On November 18, 2024, the City Council received a memo debriefing the first annual outreach meeting and program implementation steps. A public debriefing notice was also posted at the above required locations on November 18, 2024.
Amend the zoning code to specify concessions for developers who include extremely low-income units within affordable housing developments by the end of 2025.
- Planning Department staff will begin working on a comprehensive zoning code update to include this task in early to mid-2025.
Program 5.5 Demonstrate
consistency with the
Employee Housing Act.
• 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
Amend the zoning
code prior to the
end of 2023.
Planning Department staff will begin working on a comprehensive zoning code update to include this task in early to mid-2025.
Program 5.6 Single Room
Occupancy (SRO Housing)
To ensure that reasonable
accommodation is made for
individuals to have equal
access to housing.
Amend the zoning
code prior to the
end of 2023.
The City Council approved a comprehensive zoning code update on January 24, 2024. The ordinance became effective on March 15, 2024.
Program 6.1 Green
Building Regulations for
Residential Uses.
• Reduce GHG Emissions from
both new residential and
non-residential buildings.
• Reduce the reliance on
natural gas.
Estimated
completion of the
study will be
towards the end of
Q4 2022, with
considerations and
approvals
presented to City
Council in January
2023 and to go into
effect once adopted
by the City Council
The adoption of the Reach Code has been placed on hold untl the City of Oakland v. BP p.l.c. Climate Change Litigation has been resolved.
Program 6.2 Encourage
use of cool roofing
systems
and other energy
conservation measures to
reduce a
building’s energy usage.
• To create new and
sustainable residential
development.
• To retrofit existing
structures to increase
efficiency and reduce
energy use and cost.
Proactive outreach
quarterly using
website and
newsletter,
beginning Q1 2024.
Applicants of new
projects will be
informed of
programs upon
initial application (if
not in preapplication
discussions).
The Planning and Building Department provide information to the public on programs to assist in the provision of energy efficiency measures during new construction or as a residential retrofit.
Program 7.1 “Rebuilding
Together Peninsula”
Participation.
To conserve and improve the
condition of the existing
housing stock, targeting 4
rehabilitated units in the 8-
year planning period.
Ongoing
participation in
existing program.
Ongoing participation in existing program.
Program 7.2 Neighborhood
Improvement (Code
Enforcement).
Conserves and improves the
conditions of the existing
housing stock, targeting 16
rehabilitated units in the 8-
year planning period.
The Ordinance was
adopted September
12, 2012. Housing
stock assessment
will continue
annually, with area
analysis done first
by the end of 2023.
The Town continues neighborhood improvement efforts through an active code enforcement program. The Planning and Building Deparments, along with the City Attorney continue to work collaboratively in these efforts.
Program 7.3 Organize
Community Clean Up
Days.
To conserve and improve the condition
of the existing housing stock.
Ongoing – the
Town organizes
community cleanup days
on an
annual basis.
Planning and Recreation Departments organize community clean-up days on an annual basis.
Program 8.1 Housing and
Land Use Public
Participation
• Annual outreach to
underrepresented
community members which
result in upward trending
participation.
• Update housing related
projects on the Town’s
website as needed.
Starting in 2023
and on an annual
basis.
The City continues to update the City website with current projects. At this time there are no current housing projects within the City. The City will continue to focus its outreach efforts towards the underrepresented in the community on an ongoing basis.
Program 8.2 Zoning and
Fees Transparency
• Update housing related
projects on the Town’s
website as needed. • Meet inclusionary housing
units for all income levels
for the 6th cycle.
Starting in 2023.
Updating as
opportunity sites are
developed or
new sites are made
available.
At this time there are no current housing projects within the City to post to the website. The City Council approved a comprehensive zoning code update on January 24, 2024, that included the Housing Element Overlay (HEO) Zone District. The HEO Zone District will allow for greater housing densities and support mixed-use developments on the opportunity sites. Allowable uses and development standards in the HEO aim to remove barriers to housing development. Minimum parking requirements within a half mile of public transit have been removed. As of July 1, 2023, the ordinance provides a ministerial pathway for California Environmental Quality Act (CEQA) exemption approval related to multi-family projects that pay prevailing wages and meet specified affordable housing targets. All new standards will be made available to potential developers of opportunity sites.
Jurisdiction Colma ANNUAL ELEMENT PROGRESS REPORT
Reporting
Period 2024
(Jan. 1 - Dec.
31) Housing Element Implementation
Period 6th Cycle 01/31/2023 - 01/31/2031
Description of
Commercial
Development Bonus
Commercial Development Bonus
Date Approved
3 4
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Very Low
Income
Low
Income
Moderate
Income
Above Moderate
Income
Description of
Commercial
Development Bonus
Commercial Development Bonus
Date Approved
Summary Row: Start Data Entry Below
Units Constructed as Part of Agreement
Commercial Development Bonus Approved pursuant to GC Section 65915.7 Table E
Note: "+" indicates an optional field
Project Identifier
1 2
Cells in grey contain auto-calculation
formulas
(CCR Title 25 §6202)
Annual Progress Report January 2020
Jurisdiction Colma ANNUAL ELEMENT PROGRESS REPORT Note: "+" indicates an optional field Reporting Period 2024
(Jan. 1 Dec.
31) Housing Element Implementation Cells in grey contain auto-calculation formulas Planning Period 6th Cycle 01/31/2023 - 01/31/2031
The description should adequately document
how each unit complies with subsection (c) of
Government Code Section 65583.1+.
For detailed reporting requirements, see the
chcklist here:
Extremely Low-
Income+
Very Low-
Income+ Low-Income+ TOTAL UNITS+
Extremely Low-
Income+
Very Low-
Income+ Low-Income+
TOTAL
UNITS+
https://www.hcd.ca.gov/community-
development/docs/adequate-sites-checklist.pdf
Rehabilitation Activity
Preservation of Units At-Risk
Acquisition of Units
Mobilehome Park Preservation
Total Units by Income
Table F
Please note this table is optional: The jurisdiction can use this table to report units that have been substantially rehabilitated, converted from non-affordable to affordable by acquisition, and preserved, including mobilehome park preservation, consistent with the standards set forth in Government Code section 65583.1, subdivision (c). Please note, motel, hotel, hostel rooms or other structures that are converted from non-residential to residential units pursuant to Government Code section 65583.1(c)(1)(D) are considered net-new housing units and must be reported in Table A2 and not reported in Table F.
Activity Type
Units that Do Not Count Towards RHNA+
Listed for Informational Purposes Only
Units that Count Towards RHNA +
Note - Because the statutory requirements severely limit what can be counted, please contact HCD at [email protected] and we will unlock the form which enable you to populate these fields.
Units Rehabilitated, Preserved and Acquired for Alternative Adequate Sites pursuant to Government Code section 65583.1(c) Annual Progress Report January 2020
Jurisdiction Colma ANNUAL ELEMENT PROGRESS REPORT
Note: "+" indicates an
optional field
Reporting
Period 2024 (Jan. 1 - Dec. 31) Housing Element Implementation Cells in grey contain auto-calculation formulas Planning
Period 6th Cycle 01/31/2023 - 01/31/2031
Notes
2 3 6
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit
Category
(2 to 4,5+)
Tenure
R=Renter
Very Low-
Income Deed
Restricted
Very Low-
Income
Non Deed
Restricted
Low- Income Deed
Restricted
Low- Income
Non Deed
Restricted
Moderate-
Income Deed
Restricted
Moderate-
Income Non
Deed
Restricted
Above
Moderate-
Income
Total Moderate Income
Units Converted from
Above Moderate
Date
Converted Notes
Summary Row: Start Data Entry Below 0 0 0 0 0 0 0 0
Table F2
Above Moderate Income Units Converted to Moderate Income Pursuant to Government Code section 65400.2 For up to 25 percent of a jurisdiction’s moderate-income regional housing need allocation, the planning agency may include the number of units in an existing multifamily building that were converted to deed-restricted rental housing for moderate-income households by the imposition of affordability covenants and restrictions for the unit. Before adding information to this table, please ensure housing developments meet the requirements described in Government Code 65400.2(b). 5 Project Identifier Unit Types
1 4
Affordability by Household Incomes After Conversion Units credited toward Moderate Income RHNA
Jurisdiction Colma
Reporting
Period 2024
(Jan. 1 - Dec.
31)
Period 6th Cycle 01/31/2023 - 01/31/2031 ANNUAL ELEMENT PROGRESS REPORT Housing Element Implementation
2 3 4
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Realistic
Capacity
Identified in
the Housing
Element
Entity to whom the site
transferred Intended Use for Site
1 Summary Row: Start Data Entry Below
Note: "+" indicates an optional field
Cells in grey contain auto-calculation formulas
Table G
Locally Owned Lands Included in the Housing Element Sites Inventory that have been sold, leased, or otherwise disposed of Project Identifier
y g
element sites inventory contains a site which is or was owned by the reporting jurisdiction, and has been sold, leased, or otherwise disposed of during the reporting
year.
Jurisdiction Colma Note: "+" indicates an optional field Reporting
Period 2024
(Jan. 1 - Dec.
31)
Cells in grey contain auto-calculation
formulas
Designation Size Notes
1 2 3 4 5 6 7
APN Street Address/Intersection Existing Use Number of
Units
Surplus
Designation
Parcel Size (in
acres) Notes
NOTE: This table must contain an invenory of
ALL surplus/excess lands the reporting
jurisdiction owns
Summary Row: Start Data Entry Below
Parcel Identifier
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
Table H
Locally Owned Surplus Sites
For San Mateo County jurisdictions, please format the APN's as follows:999-999-999 Jurisdiction Colma ANNUAL ELEMENT PROGRESS REPORT
Reporting
Period 2024
(Jan. 1 - Dec.
31) Housing Element Implementation
Planning
Period 6th Cycle 01/31/2023 - 01/31/2031
Project Type Date
2 3
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Unit Category
(SH - Student Housing) Date
Very Low-
Income Deed
Restricted
Very Low-
Income Non
Deed
Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
Moderate-
Income Deed
Restricted
Moderate-
Income Non
Deed
Restricted
Above
Moderate-
Income
Summary Row: Start Data Entry Below
Note:
Cells in gre
Table J
Student housing development for lower income students for which was granted a density bonus pursuant to subparagraph (F) of paragraph (1) of subdivision (b) of Se Project Identifier Units (Beds/Student Capacity) Approved 1 4
NOTE: STUDENT HOUSING WITH DENSITY BONUS
ONLY. This table only needs to be completed if there
were student housing projects WITH a density bonus
approved pursuant to Government Code65915(b)(1)(F)
Annual Progress Report January 2020
Jurisdiction Colma ANNUAL ELEMENT PROGRESS REPORT
Reporting Period 2024 (Jan. 1 - Dec. 31)
Planning Period 6th Cycle 01/31/2023 - 01/31/2031
No
Does the Jurisdiction have a local tenant preference policy? If the jurisdiction has a local tenant preference policy, provide a link to the jurisdiction's webpage containing authorizing local ordinance and supporting materials.
Notes
Table K
Tenant Preference Policy
Local governments are required to inform HCD about any local tenant preference ordinance the local government maintains when the jurisdiction submits their annual progress report on housing approvals and production, per Government Code 7061 (SB 649, 2022, Cortese). Effective January 1, 2023, local governments adopting a tenant preference are required to create a webpage on their internet website containing authorizing local ordinance and supporting materials, no more than 90 days after the ordinance becomes operational.