Daly City City Council
April 24, 2023

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Consolidated Plan DALY CITY 17
OMB Control No: 2506-0117 (exp. 09/30/2021)
Sort Order Mode of Outreach Target of Outreach Summary of response/attendance
Summary of
comments received
Summary of comments
not accepted
and reasons
URL (If
applicable)
4 Public Hearing Non-English
Speaking - Specify
other language:

Spanish, Chinese,
Tagalog
Nontargeted/broad
community
A public hearing was
held in December
2022 to hear
comments on
housing and
community
development
priorities and needs.

There was one
member of the public
that spoke via phone.

Peninsula Family
Services submitted a
written comment.

The caller
expressed
disappointment in
the low number
survey respondents
so far. Peninsula
Family Service
Agency write about
the need for
affordable childcare
for low income
households with
young children.

Comments accepted.
5 Public Hearing Non-English
Speaking - Specify
other language:

Spanish, Chinese,
Tagalog
Nontargeted/broad
community
A public hearing will
be held on April 24,
2023.

To be completed. Comments accepted.

Table 4 – Citizen Participation Outreach

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Consolidated Plan DALY CITY 18
OMB Control No: 2506-0117 (exp. 09/30/2021)

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Consolidated Plan DALY CITY 19
OMB Control No: 2506-0117 (exp. 09/30/2021)
Needs Assessment
NA-05 Overview
Needs Assessment Overview
This section of the Consolidated Plan includes census data and analytical information that provides an overall picture of the housing and community development needs of the City. The information is intended to assist in establishing priorities for allocating resources in a coordinated housing and community development strategy. HUD has provided the data in the following tables using information from the 2013-2017 American Community Survey (ACS).

Needs are assessed in the following areas:
• Housing – housing problems such as substandard housing, cost burden and overcrowding. • Public housing
• Homeless
• Non-homeless special needs – elderly, frail elderly, persons with disabilities and persons with HIV/AIDS.
• Non-housing community development needs – public improvements and public services.

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Consolidated Plan DALY CITY 20
OMB Control No: 2506-0117 (exp. 09/30/2021)
NA-10 Housing Needs Assessment - 24 CFR 91.205 (a,b,c)
Summary of Housing Needs
HUD has provided 2013-2017 CHAS (Comprehensive Housing Affordability Strategy) data in order to assist in the assessment of housing needs. CHAS data is compiled from custom tabulations of American Community Survey (ACS) data from the U.S. Census. The numbers in the following tables are pre-filled in the Consolidated Planning suite that is used to prepare this Consolidated Plan.

There is an error in Table 5 which shows incorrect numbers for the 2017 Population and Households. Looking at the data source from the ACS and CHAS, the correct numbers are 106,480 for Population and 31,320 for Households. These numbers reflect a six percent increase in population, and an increase of about one percent in the number of households. The rate of increase in population exceeding the rate of increase in the number of households suggests that the number of persons per household has increased resulting in more overcrowding. Table 5 below indicates an almost 20% increase in household median income between 2009 and 2017. The City’s median income of $86,342 is about 22% less than the median income for San Mateo County during the same time period.

Table 6 breaks out the households in Daly City by household income levels. Thirty-three percent (33%) of Daly City households have a family income greater than the HAMFI (HUD Area Median Family Income). This means that sixty-seven percent (67%) of households have incomes at or below the HAMFI, further broken down as follows:
• Extremely Low, household income <=30% HAMFI: 15%
• Very Low, household income >30% to <=50% HAMFI: 14%
• Low, household income >50% to <=80% HAMFI: 24%
• Household income >80% to <=100% HAMFI: 14%
In the tables below, we see the number of household types in the City, and the number of households with housing problems. Housing problems include substandard housing, overcrowding, and housing cost burden. Small Family households are households with two to four members, and Large Family households are households with five or more members. Table 6 shows that the majority of family households are small family households. It also shows us the number of households containing seniors and children 6 years old or younger.

Demographics Base Year: 2009 Most Recent Year: 2017 % Change Population 100,254 17 -100%
Households 30,921 31 -100%
Median Income $72,214.00 $86,342.00 20%
Table 5 - Housing Needs Assessment Demographics
Data Source: 2000 Census (Base Year), 2013-2017 ACS (Most Recent Year)

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Consolidated Plan DALY CITY 21
OMB Control No: 2506-0117 (exp. 09/30/2021)
Number of Households Table
0-30%
HAMFI
>30-50%
HAMFI
>50-80%
HAMFI
>80-100%
HAMFI
>100%
HAMFI
Total Households 4,815 4,385 7,465 4,365 10,285
Small Family Households 1,445 1,820 3,305 2,360 5,410
Large Family Households 380 650 1,375 625 1,715
Household contains at least one
person 62-74 years of age 1,305 1,070 1,780 1,215 3,095 Household contains at least one
person age 75 or older 1,075 950 1,150 440 1,115
Households with one or more
children 6 years old or younger 490 655 1,215 800 785
Table 6 - Total Households Table
Data Source: 2013-2017 CHAS

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Consolidated Plan DALY CITY 22
OMB Control No: 2506-0117 (exp. 09/30/2021)
Housing Needs Summary Tables

1. Housing Problems (Households with one of the listed needs) Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total

NUMBER OF HOUSEHOLDS
Substandard
Housing -
Lacking
complete
plumbing or
kitchen facilities 135 25 50 25 235 0 0 0 4 4
Severely
Overcrowded -
With >1.51
people per
room (and
complete
kitchen and
plumbing) 345 420 340 175 1,280 10 50 150 60 270
Overcrowded -
With 1.01-1.5
people per
room (and none
of the above
problems) 245 335 360 240 1,180 95 40 290 185 610
Housing cost
burden greater
than 50% of
income (and
none of the
above
problems) 1,420 1,095 145 15 2,675 940 620 450 140 2,150 Housing cost
burden greater
than 30% of
income (and
none of the
above
problems) 215 655 1,490 380 2,740 325 140 1,030 910 2,405

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OMB Control No: 2506-0117 (exp. 09/30/2021)
Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total
Zero/negative
Income (and
none of the
above
problems) 170 0 0 0 170 135 0 0 0 135
Table 7 – Housing Problems Table
Data
Source:
2013-2017 CHAS

2. Housing Problems 2 (Households with one or more Severe Housing Problems: Lacks kitchen or complete plumbing, severe overcrowding, severe cost burden) Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total

NUMBER OF HOUSEHOLDS
Having 1 or more of
four housing
problems 2,150 1,875 900 450 5,375 1,045 710 895 390 3,040 Having none of four
housing problems 520 870 2,575 1,145 5,110 795 935 3,100 2,375 7,205 Household has
negative income,
but none of the
other housing
problems 170 0 0 0 170 135 0 0 0 135
Table 8 – Housing Problems 2
Data
Source:
2013-2017 CHAS

3. Cost Burden > 30%
Renter Owner
0-30%
AMI
>30-50%
AMI
>50-80%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-80%
AMI
Total

NUMBER OF HOUSEHOLDS
Small Related 815 1,035 710 2,560 450 370 900 1,720
Large Related 210 415 260 885 135 185 265 585
Elderly 695 390 285 1,370 605 175 390 1,170

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Consolidated Plan DALY CITY 24
OMB Control No: 2506-0117 (exp. 09/30/2021)
Renter Owner
0-30%
AMI
>30-50%
AMI
>50-80%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-80%
AMI
Total
Other 605 490 660 1,755 135 110 135 380
Total need by
income
2,325 2,330 1,915 6,570 1,325 840 1,690 3,855
Table 9 – Cost Burden > 30%
Data
Source:
2013-2017 CHAS

4. Cost Burden > 50%
Renter Owner
0-30%
AMI
>30-50%
AMI
>50-
80%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
Total

NUMBER OF HOUSEHOLDS
Small Related 710 550 85 1,345 380 305 255 940
Large Related 210 275 25 510 125 120 45 290
Elderly 495 190 55 740 370 145 115 630
Other 605 390 20 1,015 105 75 45 225
Total need by
income
2,020 1,405 185 3,610 980 645 460 2,085
Table 10 – Cost Burden > 50%
Data
Source:
2013-2017 CHAS

5. Crowding (More than one person per room)
Renter Owner
0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total

NUMBER OF HOUSEHOLDS
Single family
households 445 610 475 315 1,845 65 45 265 130 505
Multiple, unrelated
family households 35 110 185 45 375 40 45 175 115 375
Other, non-family
households 110 35 40 55 240 0 0 0 0 0
Total need by
income
590 755 700 415 2,460 105 90 440 245 880
Table 11 – Crowding Information – 1/2
Data
Source:
2013-2017 CHAS

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OMB Control No: 2506-0117 (exp. 09/30/2021)
Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
Total
Households with
Children Present 0 0 0 0 0 0 0 0
Table 12 – Crowding Information – 2/2
Data Source
Comments:

Describe the number and type of single person households in need of housing assistance.

According to the 2017 ACS Table B25011, there were 2,453 owner occupied single person households, and 3,351 renter occupied single person households; together these 5,804 single person households comprise about 20% of Daly City households. Cost-burdened single person households may be more vulnerable to increases in housing costs than other households because they would have to carry the burden of the increased costs alone, whereas this burden can be shared in multi-person households. Almost 40% of single person households consist of a person over the age of

65. Additionally, senior single person households may need modifications to their homes to make them more accessible (i.e. ramps, grab bars).

Estimate the number and type of families in need of housing assistance who are disabled or victims of domestic violence, dating violence, sexual assault and stalking.

From Table 9 we see that there are 2,540 lower income elderly households that are cost burdened. The ACS estimates that 33% of the population 65 years and older have a disability. Therefore, we can estimate that at least 838 elderly households are cost-burdened and have a disability. To consider all households, not just elderly, we can add the totals in the last row of Table 9 (6570+3855= 10,425) and apply 8.7% to it. This is the percentage of the total civilian noninstitutionalized population estimated to be disabled. This gives us a larger an estimate of 907 households who are cost-burdened and have a disability.

Daly City police department data on domestic violence provides the number of cases of domestic violence, not the number of victims. From 2018 to 2022, there was an average of 129 cases of domestic violence annually. During the same time period, the average number of family domestic cases annually was 523. The City also reached out to Community Overcoming Relationship Abuse (CORA), an organization that assists victims of domestic violence in San Mateo County to inquire about their data relating to Daly City. For the most recent program year (July 1, 2021 through June 30, 2022), CORA

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reported serving 507 clients from Daly City. CORA followed up on 363 survivors that were referred by Daly City law enforcement.

What are the most common housing problems?
As indicated earlier, the Housing Needs Summary Tables above only provide data on households at or below the HAMFI which comprise 67% of Daly City households. The Totals columns in Table 7 show that for both Renters and Owners, a housing cost burden greater than 30% of income is the most common housing problem for these households, followed closely by a housing cost burden greater than 50% of income (5,145 and 4,825 households, respectively). Severe Overcrowding (more than 1.51 people per room) is the third most common housing problem for Renters followed by Overcrowding (1.01-1.5 people per room). The reverse is true for Owners where Overcrowding is a problem for more owners than is Severe Overcrowding.

Are any populations/household types more affected than others by these problems? In Daly City, there are more Owner households than there are Renter households. The breakdown between tenancies is about 60% Owners to 40% Renters. The previous tables show that for lower income households, more Renter households have housing problems than Owner households. The problems of substandard housing and overcrowding affect far more Renter households than Owner households. Table 7 shows that for every lower income Owner household with substandard housing, there are 58.75 Renter households with substandard housing. Table 7 also shows that lower income Renter households are almost three times more likely to have problems of overcrowding and severe overcrowding then Owner households. Table 8 indicates that 64% of lower income households that have one or more of four housing problems (lacking complete plumbing or kitchen facilities, severe overcrowding, cost burden and severe cost burden) are Renter households, compared to 36% that are lower income Owner households.

There is less of a disparity between the number of lower income Renter and Owner households that have a housing cost burden problem. Table 7 shows that for every one Owner household with a housing cost burden greater than 30%, there are 1.14 Renter households; for every one Owner household with a housing cost burden greater than 50%, there are 1.24 Renter households.

Housing cost burden affects both Renter and Owner households more closely. In total, about 16% more Renter households face housing cost burden more than Owner households. Among Renter households, the data shows that extremely low income households are most affected by severe housing cost burden; among Owner households, households between 50-80% of HAMFI are most affected.

Tables 9 and 10 show that there are more Small Related households (for both Renter and Owner households) with housing cost burden problems than there are Large Related households. This is in part due to there being almost three times more Small Family households than Large Family Households. These tables also show that although the total number of elderly renter households facing

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Consolidated Plan DALY CITY 27
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housing cost burden exceeds the total number of owner households facing housing cost burden, there are more elderly Owner households at 50-80% HAMFI affected than elderly Renter households at the same income level.

Describe the characteristics and needs of Low-income individuals and families with children (especially extremely low-income) who are currently housed but are at imminent risk of either residing in shelters or becoming unsheltered 91.205(c)/91.305(c)). Also discuss the needs of formerly homeless families and individuals who are receiving rapid re-housing assistance and are nearing the termination of that assistance Low-income individuals and families with children who are currently housed but are at imminent risk of losing their housing are generally households who have a severe housing cost burden and no savings. The lack of savings becomes a challenge when household income is reduced due to job loss or inability to work. These households, especially those with children, need to find housing that is more affordable and ideally in proximity to their current residence. If proximity is not possible, there will be a need for access to transportation.

Formerly homeless families and individuals receiving rapid re-housing assistance and are near the termination of that assistance need a stable source of income or a plan for what happens next after the assistance has terminated. Providers of rapid re-housing assistance have case managers that work with these households to help them find permanent affordable housing. As a result of the tight housing market, formerly homeless families and individuals are often unable to find housing in the City that is affordable to them and may have to move out of the area.

If a jurisdiction provides estimates of the at-risk population(s), it should also include a description of the operational definition of the at-risk group and the methodology used to generate the estimates:

Not applicable. The City does not provide estimates of the at-risk population.

Specify particular housing characteristics that have been linked with instability and an increased risk of homelessness
Severe housing cost burden is a housing characteristic linked with instability and an increased risk of homelessness. In consultation with homeless service providers and the CoC, other characteristics identified include poor health, mental illness, and lack of affordable child care options which all negatively impact the ability to work and earn income. Overcrowding has also been cited as a

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characteristic.

Discussion
The housing problems identified in the CHAS data come as no surprise. Daly City is located in a region where the issue of affordable housing is often in the news. The previous tables have provided data on about two-thirds of Daly City households, the lower income households making 100% of the HAMFI or less. The data show shows that 40% of these households (8,415) have one or more of four housing problems. Overcrowding, particularly for renters, and a housing cost burden for both renter and owner households are problems for these households.

As mentioned in the start of this section, Daly City’s median income is less than that of the County. ACS data shows that in 2017, the County median income was $105,667 compared with $86,342 for the City. The HAMFI for the region in 2017 was $115,300, which is 34% more than the median income of Daly City residents. Housing is a regional issue, and people are mobile. As other places in the region have become more expensive, Daly City becomes relatively more affordable; what is considered affordable for the region, may be market rent in Daly City. Because pricing for affordable units uses the regional HAMFI, and the median income of Daly City residents is less than this regional HAMFI, an “affordable” unit will need deeper income targeting to be effectively affordable to lower income Daly City households.

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OMB Control No: 2506-0117 (exp. 09/30/2021)
NA-15 Disproportionately Greater Need: Housing Problems – 91.205 (b)(2) Assess the need of any racial or ethnic group that has disproportionately greater need in comparison to the needs of that category of need as a whole.

Introduction
In looking at the tables below, it is first important to look at the racial demographics of the City as a whole. The tables show that the racial group with the most number of housing problems across the different income groups is Asian. This is not to be unexpected given that Asians comprise about 50% of the City’s population. The City’ household racial demographics are as follows [derived from Table 21]:
• White – 19.5%
• Black – 4.6%
• Asian – 52.4%
• American Indian/Native – .08%
• Pacific Islander – .78%
• Hispanic – 20.3%
The following tables look at the presence of housing problems by race for difference income levels. For each income level, we look at the racial and ethnic demographics at the income level to determine disproportionately greater need for any racial or ethnic group. For example, If Asians make up 30% of an income level, we look to see if more than 40% of Asians at the income level have one or more of four housing problems. We will define a 10% differential as an indicator of disproportionately greater need. 0%-30% of Area Median Income
Housing Problems Has one or more of
four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Jurisdiction as a whole 3,735 775 305
White 725 210 60
Black / African American 300 14 4
Asian 1,440 390 200
American Indian, Alaska Native 0 0 0
Pacific Islander 40 0 0
Hispanic 1,160 140 20
Table 13 - Disproportionally Greater Need 0 - 30% AMI
Data Source: 2013-2017 CHAS
*The four housing problems are:

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1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person per room, 4.Cost Burden greater than 30%
30%-50% of Area Median Income
Housing Problems Has one or more of
four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Jurisdiction as a whole 3,375 1,010 0
White 430 415 0
Black / African American 230 100 0
Asian 1,660 315 0
American Indian, Alaska Native 0 0 0
Pacific Islander 25 0 0
Hispanic 975 150 0
Table 14 - Disproportionally Greater Need 30 - 50% AMI
Data Source: 2013-2017 CHAS
*The four housing problems are:

1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person per room, 4.Cost Burden greater than 30%
50%-80% of Area Median Income
Housing Problems Has one or more of
four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Jurisdiction as a whole 4,310 3,155 0
White 660 620 0
Black / African American 205 190 0
Asian 2,400 1,700 0
American Indian, Alaska Native 0 0 0
Pacific Islander 75 0 0
Hispanic 890 575 0
Table 15 - Disproportionally Greater Need 50 - 80% AMI
Data Source: 2013-2017 CHAS
*The four housing problems are:

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1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person per room, 4.Cost Burden greater than 30%
80%-100% of Area Median Income
Housing Problems Has one or more of
four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Jurisdiction as a whole 2,135 2,230 0
White 360 460 0
Black / African American 35 50 0
Asian 1,140 1,215 0
American Indian, Alaska Native 0 20 0
Pacific Islander 0 0 0
Hispanic 445 450 0
Table 16 - Disproportionally Greater Need 80 - 100% AMI Data Source: 2013-2017 CHAS
*The four housing problems are:

1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person per room, 4.Cost Burden greater than 30%
Discussion
A review of the data, taking the steps described earlier using the differential of 10%, shows that there is not a disproportionately greater need for any racial or ethnic group in comparison to the needs of that category of need as a whole. In all the income levels, there is no disproportionately greater need identified by racial or ethnic group as the percentage of households with one or more housing problems across racial groups are within 10% of the percentage of households in that racial group.

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NA-20 Disproportionately Greater Need: Severe Housing Problems – 91.205 (b)(2)
Assess the need of any racial or ethnic group that has disproportionately greater need in comparison to the needs of that category of need as a whole.

Introduction
This section is similar to the previous section, but here the housing problems are more severe. The problems of lack of kitchen facilities and complete plumbing facilities are the same. However, in this section, overcrowding is defined as more than 1.5 persons per room and the housing cost burden is over 50% of income. In the previous section, overcrowding is more than 1 person per room and the housing cost burden is over 30% of income.

We analyze the data below in the same way we did in the previous section, looking to see what the racial and ethnic compositions are for each income level. 0%-30% of Area Median Income
Severe Housing Problems* Has one or more of
four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Jurisdiction as a whole 3,195 1,315 305
White 620 320 60
Black / African American 275 44 4
Asian 1,245 585 200
American Indian, Alaska Native 0 0 0
Pacific Islander 10 30 0
Hispanic 975 325 20
Table 17 – Severe Housing Problems 0 - 30% AMI
Data Source: 2013-2017 CHAS
*The four severe housing problems are:

1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5 persons per room, 4.Cost Burden over 50%

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30%-50% of Area Median Income
Severe Housing Problems* Has one or more of
four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Jurisdiction as a whole 2,585 1,805 0
White 340 510 0
Black / African American 145 185 0
Asian 1,370 605 0
American Indian, Alaska Native 0 0 0
Pacific Islander 25 0 0
Hispanic 645 480 0
Table 18 – Severe Housing Problems 30 - 50% AMI
Data Source: 2013-2017 CHAS
*The four severe housing problems are:

1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5 persons per room, 4.Cost Burden over 50%
50%-80% of Area Median Income
Severe Housing Problems* Has one or more of
four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Jurisdiction as a whole 1,795 5,675 0
White 240 1,040 0
Black / African American 85 310 0
Asian 1,075 3,025 0
American Indian, Alaska Native 0 0 0
Pacific Islander 0 75 0
Hispanic 360 1,110 0
Table 19 – Severe Housing Problems 50 - 80% AMI
Data Source: 2013-2017 CHAS
*The four severe housing problems are:

1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5 persons per room, 4.Cost Burden over 50%

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80%-100% of Area Median Income
Severe Housing Problems* Has one or more of
four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Jurisdiction as a whole 840 3,520 0
White 120 695 0
Black / African American 4 80 0
Asian 475 1,875 0
American Indian, Alaska Native 0 20 0
Pacific Islander 0 0 0
Hispanic 165 730 0
Table 20 – Severe Housing Problems 80 - 100% AMI
Data Source: 2013-2017 CHAS
*The four severe housing problems are:

1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5 persons per room, 4.Cost Burden over 50%
Discussion
A review of the data, taking the steps described earlier using the differential of 10%, shows that there is not a disproportionately greater need for any racial or ethnic group in comparison to the needs of that category of need as a whole. In all the income levels, there is no disproportionately greater need identified by racial or ethnic group as the percentage of households with one or more severe housing problems across racial groups are within 10% of the percentage of households in that racial group. The greatest differential identified was 8% at the 30-50% of area median income level. Asians comprise 45% of the population at this income level. The data shows that 53% of the 2,585 households at this income level with one or more of four severe housing problems are Asians. It is likely that Overcrowding is the housing problem that most of these households have since 52% of the population is foreign-born, and 75% of the foreign-born population are from Asian countries where it is not uncommon to have more than one person per room.

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NA-25 Disproportionately Greater Need: Housing Cost Burdens – 91.205 (b)(2) Assess the need of any racial or ethnic group that has disproportionately greater need in comparison to the needs of that category of need as a whole.

Introduction:

This section looks at housing cost burdens. It looks at the total number of households paying less than 30% of their income on housing, the number paying 30-50% of their income, and the number paying more than 50% of their income. Those paying more than 50% of their income have a severe housing cost burden.

To assess disproportionately greater need, again we first look at the racial and ethnic composition of the jurisdiction’s households as a whole. We use the 10% differential as an indicator of disproportionately greater need.

Housing Cost Burden
Housing Cost Burden <=30% 30-50% >50% No / negative
income (not
computed)
Jurisdiction as a whole 18,255 6,810 5,915 340
White 3,860 985 1,195 60
Black / African American 670 340 430 4
Asian 9,915 3,525 2,730 230
American Indian, Alaska
Native 25 0 0 0
Pacific Islander 110 100 35 0
Hispanic 3,235 1,700 1,395 20
Table 21 – Greater Need: Housing Cost Burdens AMI
Data Source: 2013-2017 CHAS
Discussion:

From the table above, the demographic breakdown of the jurisdiction’s households as percentages is as follows:

White – 19.5%
Black – 4.6%
Asian – 52.4%

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American Indian/Native – .08%
Pacific Islander – .78%
Hispanic – 20.3%
Comparing these percentages to the information in the table above, no disproportionate housing cost burden need is identified. The percentage of households with a housing cost burden need who are members of a particular racial or ethnic group is not 10 percentage points or more than the percentage of households in that racial or ethnic group for the jurisdiction as a whole.

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NA-30 Disproportionately Greater Need: Discussion – 91.205(b)(2) Are there any Income categories in which a racial or ethnic group has disproportionately greater need than the needs of that income category as a whole? As mentioned in the previous sections, there were no income categories in which a racial or ethnic group has a disproportionately greater need than the needs of that income category as a whole. A disproportionately greater need is identified when the percentage of a racial or ethnic group with a housing problem exceeds the percentage of that racial or ethnic group in that income category by 10%. For example, if an income category is comprised of 30% Asian, then a disproportionately greater need is identified when 40% of Asians in that income category have a housing problem.

If they have needs not identified above, what are those needs? Daly City has a large immigrant population. According to the 2013-017 American Community Survey, about half of its residents are foreign born. It is estimated that only 33% percent of the population five years old and over speak English only at the home. Sixty-seven percent speak a language other than English and that 29% speak English less than “very well.” Language assistance is a need that racial or ethnic groups may have.

Are any of those racial or ethnic groups located in specific areas or neighborhoods in your community?
Maps of the demographic concentrations for Asians, Whites, and persons of Hispanic origin are included in the Appendix. Maps are included only for those racial groups that comprise at least one percent of the City’s population. The maps show that no census tract has a concentration of Whites alone that exceeds 40%. Hispanics are mostly concentrated in the eastern part of the City, particularly the census tracts adjacent to Mission Street and the Bayshore neighborhood. All census tracts in the City have at least 31.82% Asians, with several having concentrations exceeding 51.59%.

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NA-35 Public Housing – 91.205(b)
Introduction
The City of Daly City does not own or manage any public housing. Midway Village, a 150-unit rental development in the Bayshore neighborhood used to be public housing but was disposed of its public housing status when the Housing Authority of the County of San Mateo (HACSM) transferred ownership in 2011 to SAMCHAI, a Housing Authority-affiliated nonprofit. Midway Village currently receives 100% project-based Section 8 vouchers. HACSM administers the voucher program in San Mateo County which includes Daly City. The HACSM was consulted for the responses to the questions in this section which relate to the County and not just Daly City.

The data provided in the tables below are generated by HUD from reports submitted by the HACSM and apply to their full housing and voucher inventory. Hence, the data is not specific to Daly City. Consultation with HACSM in January 2023 indicates that there are 593 vouchers being used in Daly City, and of these 184 are project-based vouchers.

Totals in Use
Program Type
Certificate ModRehabPublic
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
# of units vouchers in use 0 97 27 3,474 1 3,470 0 2 0
Table 22 - Public Housing by Program Type
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition Data Source: PIC (PIH Information Center)

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Characteristics of Residents
Program Type
Certificate ModRehabPublic
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Average Annual Income 0 15,991 33,726 19,085 16,236 19,082 0 21,515 Average length of stay 0 8 7 7 0 7 0 0
Average Household size 0 2 3 2 6 2 0 4
# Homeless at admission 0 1 1 1 0 1 0 0
# of Elderly Program Participants
(>62) 0 34 5 839 0 839 0 0
# of Disabled Families 0 12 4 628 0 628 0 0
# of Families requesting
accessibility features 0 97 27 3,474 1 3,470 0 2
# of HIV/AIDS program participants 0 0 0 0 0 0 0 0
# of DV victims 0 0 0 0 0 0 0 0
Table 23 – Characteristics of Public Housing Residents by Program Type Data Source: PIC (PIH Information Center)

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Race of Residents
Program Type
Race Certificate ModRehabPublic
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
White 0 56 14 1,836 1 1,834 0 1 0
Black/African American 0 39 5 1,110 0 1,108 0 1 0
Asian 0 1 8 380 0 380 0 0 0
American Indian/Alaska
Native 0 0 0 37 0 37 0 0 0
Pacific Islander 0 1 0 109 0 109 0 0 0
Other 0 0 0 2 0 2 0 0 0
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition Table 24 – Race of Public Housing Residents by Program Type Data Source: PIC (PIH Information Center)
Ethnicity of Residents
Program Type
Ethnicity Certificate ModRehabPublic
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
Hispanic 0 45 9 957 1 955 0 1 0
Not Hispanic 0 52 18 2,516 0 2,514 0 1 0
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition Table 25 – Ethnicity of Public Housing Residents by Program Type

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Data Source: PIC (PIH Information Center)

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Section 504 Needs Assessment: Describe the needs of public housing tenants and applicants on the waiting list for accessible units:

HACSCM does not have any public housing units. HACSM owns a housing development in Daly City, Midway Village (a formerly Public Housing project converted to Section 8 Project-based) with 150 units of family housing. HACSM has advised that the need and most common request of tenants and applicants on the waiting list for accessible units are ground floor units and grab bars in bathrooms.

Most immediate needs of residents of Public Housing and Housing Choice voucher holders As of December 2022, there were 12,030 applicants on the project-based voucher waitlist with another 15,595 applicants on the tenant-based voucher waitlist. Applicants include a mix of families, singlepersons households, seniors, people experiencing disabilities, and more. The most immediate needs of Housing Choice voucher holders are safety, security, good public schools, and transportation or access to public transportation for travel to/from work or school. Housing Choice voucher holders also need affordably priced units and landlords that accept Section 8 participants. Section 8 voucher holders are experiencing much difficulty in finding landlords willing to accept Section 8 participants and finding affordably priced units. Because of the tight and expensive rental market and the limited funds available to HACSM to provide the vouchers, HACSM uses a tiered subsidy table (TST) that allows for families to know exactly how much subsidy they will get as they search for a unit that meets HASMC housing quality standards and rent reasonableness criteria.

How do these needs compare to the housing needs of the population at large The lack of affordable housing in San Mateo County is a significant issue that impacts low- to moderateincome populations, particularly those individual households and families who are currently using or seeking out housing choice vouchers. One stakeholder shared during consultation that housing in San Mateo County is so expensive that renters who make less than or equal to 80% AMI are all at risk of experiencing homelessness. Given that voucher holders are usually considered extremely low or low income, it’s reasonable that they have much more acute housing needs when compared to the population at large.

Discussion
The HACSM is committed to increasing affordable housing choices for families, promoting the selfsufficiency of program participants, and developing administrative efficiencies. Through the MTW Demonstration Program, HACSM has effectively reduced administrative costs, collaborated with other County Departments and organizations to address and support the end to homelessness for San Mateo

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County residents, continually refined its focus on activities that increase the potential self-sufficiency of current participants, broadened its commitment to increasing affordable housing choices for families, as well as expanded the overall effectiveness of the agency.

Through collaboration with a broad range of community stakeholders, made possible due to the flexibilities of the MTW program, HACSM has been able to continually take bold steps in supporting San Mateo County (SMC) residents through program innovation and responsiveness. Having the ability to address these local conditions through the MTW Demonstration program has been invaluable. Within these parameters, HACSM has taken active steps to increase and preserve affordable housing options in San Mateo County.

Beginning as a small pilot program in 2000, the HACSM self-sufficiency program has expanded and matured into a premier program in San Mateo County. HACSM has continued to conduct ongoing research into best practices and lessons learned, and through this analysis has continued to refine the program to most effectively support families in becoming financially independent during their time on the program.

In 2014, HACSM expanded the time-limited MTW Self -Sufficiency Program to serve up to 800 households. All new participants admitted through the voucher waiting list now join the self-sufficiency program. To support the participants, HACSM has utilized the cost savings realized through other MTW initiatives to further enrich the resources and staff time dedicated to this important endeavor. For example, in late 2015, HACSM used cost savings and administrative efficiencies realized through the MTW activities to allow Self-Sufficiency staff to dedicate their time solely to provide coaching and mentoring to the Self-Sufficiency families. Instead of annual goal reviews, the Self-Sufficiency staff now has capacity to make direct contact with all families on at least a quarterly basis. This increased contact has resulted in more focused support, timely assistance provided to participants when challenges arise, and witnessing greater success. Due to the success of the self-sufficiency program, in FY2019, HACSM removed the 800 household limit and continued to expand the program. In 2022, based on the historical data, HACSM projects to be able to provide FSS services to 1,500 families over a five-year period.

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NA-40 Homeless Needs Assessment – 91.205(c)
Introduction:

The City of Daly City has had the largest population in San Mateo County, but results from the 2020 Census shows that the City of San Mateo has surpassed it by less than a thousand people. Among the three largest cities in the County, it appears to have the least number of homeless persons. The 2022 San Mateo County Homeless Census and Survey counted 49 unsheltered homeless persons in Daly City; the counts for the cities of Redwood City and San Mateo 245 and 60, respectively. The lower number of homeless persons in Daly City may be related to the City’s proximity to the City of San Francisco. San Francisco borders Daly City to the north and services for homeless persons in San Francisco may be just as or more accessible to Daly City’s homeless population than the County’s. The Homeless Census counted 716 sheltered persons but did not provide a breakout by cities.

The San Mateo County Continuum of Care (CoC) has been consulted in completing the table and responses below. The data in the table below reports on the results from the County's point-in-time 2022 Homeless Census and Survey; it is not specific to Daly City. The CoC has an estimate on the number of persons experiencing homelessness each year, but it does not have data on the number becoming homeless or exiting homelessness. The CoC guides the implementation of San Mateo County’s housing and service system to meet the needs of homeless individuals and families. Its members actively participate in conducting the bi-annual homeless street count that is a requirement for CoCs to receive funding.

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Homeless Needs Assessment
Population Estimate the # of persons
experiencing homelessness
on a given night
Estimate the #
experiencing
homelessness
each year
Estimate the #
becoming
homeless
each year
Estimate the #
exiting
homelessness
each year
Estimate the #
of days persons
experience
homelessness
Sheltered Unsheltered
Persons in Households with Adult(s)
and Child(ren) 316 70 0 0 0 0
Persons in Households with Only
Children 1 0 0 0 0 0
Persons in Households with Only
Adults 399 1,022 0 0 0 0
Chronically Homeless Individuals 233 455 0 0 0 0
Chronically Homeless Families 38 29 0 0 0 0
Veterans 31 0 0 0 0 0
Unaccompanied Child 15 34 0 0 0 0
Persons with HIV 2 29 0 0 0 0
Table 26 - Homeless Needs Assessment
Data Source Comments: 2022 San Mateo County One Day Homeless Count and Survey Indicate if the homeless population is: Has No Rural Homeless

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If data is not available for the categories "number of persons becoming and exiting homelessness each year," and "number of days that persons experience homelessness," describe these categories for each homeless population type (including chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth):

The 2022 San Mateo County homeless census reported the following about the various homeless population types:
• Thirty-nice percent of adults experiencing homelessness are chronically homeless. There were 641 persons in households without children that were chronically homeless. Sixty-seven percent (67%) were unsheltered. Of the 109 family households, 17 (16%) were chronically homeless and eight (47%) were unsheltered.
• There were 109 homeless family households comprised of 386 adults and children. Fifty-six (56%) of people in family households were less than 18 years of age, 5% were between 18 and 24 years old, and 39% were 25 years old and over. Fifty-one (51%) were in emergency shelters. People in family households were predominantly female (55%), Hispanic (57%) and not experiencing homelessness. Families had an average of two children per household. • Five percent of adults experiencing homelessness were veterans. There were 84 veteran households and 10% were veteran households with children. Seventy-nine (79%) of the homeless veterans were male, and 58% were chronically homeless. • There were 49 unaccompanied youth households. Sixty-nine percent (69%) were unsheltered and 82% were male.

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Nature and Extent of Homelessness: (Optional)
Race: Sheltered: Unsheltered (optional)
White 424 677
Black or African American 117 218
Asian 30 76
American Indian or Alaska
Native 29 66
Pacific Islander 62 0
Ethnicity: Sheltered: Unsheltered (optional)
Hispanic 276 579
Not Hispanic 440 513
Data Source
Comments: 2022 San Mateo County One Day Homeless Count and Survey Estimate the number and type of families in need of housing assistance for families with children and the families of veterans.

As mentioned earlier, there were 109 homeless family households. People in family households were predominantly female (55%), Hispanic (57%) and not experiencing homelessness. Families had an average of two children per household. There was 1 veteran family household comprised of three children. This veteran family household stayed at an emergency shelter.

Describe the Nature and Extent of Homelessness by Racial and Ethnic Group.

The City does not have data on the nature and extent of homelessness in its jurisdiction by racial and ethnic group. The primary source of data on homelessness is provided by the San Mateo County Human Services Agency, Center on Homelessness and data on the nature and extent of homelessness is generally provided on a County level.

The 2022 San Mateo County Homeless Census and Survey reported the following racial and ethnic composition of the homeless population in the Count (sheltered and unsheltered): White – 61%; Black or African American – 19%; Hawaiian or Pacific Islander – 3%; American Indian or Alaska Native – 5%; Asian – 6%; persons of Hispanic origin - 47%. The homeless population is disproportionately Black or African American since the County population of Black or African American is 3%. Similarly, persons of

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Hispanic origin also make up a disproportionate share of the homeless population; they make up 25% of the general County population, compared to the 47% of the homeless population.

Describe the Nature and Extent of Unsheltered and Sheltered Homelessness.

The 2022 San Mateo County Homeless Census and Survey reported that 1,808 people experienced homelessness on a single night. Of this total, 1,092 (60%) were unsheltered and 716 (40%) were living in emergency shelters or transitional housing. The majority of people experiencing unsheltered homelessness slept in cars or vans (30%) and RVs (26%). An additional 9% slept in vehicles in safe parking programs. The remaining 34% slept on the street (16%), in tents and encampments (16%), or in other locations including abandoned buildings, boats, and other uncategorized vehicles or structures (2%).

Of the homeless households without children, 750 (66%) were unsheltered. These adult-only unsheltered households were comprised of 1,022 persons, of which 427 (42%) were chronically homeless. Of the 109 homeless households with at least one adult and one child, 21 (19%) were unsheltered. People in family households were more likely to be sheltered than unsheltered. These households were comprised of 386 persons, of which 64 (17%) were chronically homeless.

Discussion:

The City of Daly City will work with the CoC to better understand the characteristics of its homeless population. City staff sits on the Steering Committee of the CoC and is currently a member of the Racial Equity sub-committee. As stated earlier, much of the characteristic data on the homeless population is reported at the County level and so the descriptions provided were arrived from county data. The 2022 San Mateo County Homeless census counted 49 homeless persons in Daly City. This is a 17% decrease from the 2019 count, but an almost 300% increase from the 2017 count.

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NA-45 Non-Homeless Special Needs Assessment - 91.205 (b,d) Introduction:

Special needs populations include the elderly, frail elderly, persons with disabilities and persons with HIV/AIDS. This section looks at these populations in Daly City when data is available at the city level. Data for the population with HIV/AIDS is available only at the Eligible Metropolitan Area (EMA) level. This population is discussed towards the end of this section.

The 2013-2017 American Community Survey (ACS) 5-year estimates that 8.7% of the civilian noninstitutionalized population in Daly City have a disability. This percentage goes up with age. Thirtythree (33%) of the 16,943 persons over the age of 65 are estimated to have a disability. For those 7,293 persons age 75 years and over, this percentage is 47.4%. The ACS estimates the percentages below for different disability categories; percentages are provided for the general population, 65 years and over, and 75 years and over:
• Hearing difficulty – 2.5%, 12.3% (age 65 and over), 20.4% (age 75 and over) • Vision difficulty – 1.5%, 4.4% (age 65 and over), 5.1% (age 75 and over) • Cognitive difficulty – 2.9%, 7.2% (age 65 and over), 10.8% (age 75 and over) • Ambulatory difficulty – 5.1%, 21.9% (age 65 and over), 31.9% (age 75 and over) • Self-care difficulty – 2.1%, 8.3% (age 65 and over), 14.5% (age 75 and over) • Independent living difficulty – 5%, 18.9% (age 65 and over), 31.9% (age 75 and over) Describe the characteristics of special needs populations in your community:

In Daly City, it is estimated that 9,254 persons have a disability. Of the population under 5 years the percent with a disability is estimated to be .7%; of those between 5 to 17 years, 3%; of those 18 to 64 years, 4.6%; and of those 65 years and over, 33%. There are an estimated 16,943 persons 65 years and older. The disabilities most disabled seniors face are ambulatory difficulty, independent living difficulty, and hearing difficulty.

The elderly, frail elderly, and persons with disabilities are often on a fixed income since most of them are unable to work. In addition to everyday costs of living, they may also be faced with numerous health care costs.

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What are the housing and supportive service needs of these populations and how are these needs determined?
Because many are on a fixed income and have additional expenses for health care, special needs populations have a great need for housing that is affordable. In addition to housing affordability, special needs populations have a need for housing that is accessible. Housing accessibility features include ramps, handrails, handicapped parking spaces, elevators, wider doorways, and lower shelving. Persons with mental illness or substance abuse issues have a need for supportive housing, where housing is combined with services. These services may include job training, case management or substance abuse programs.

A search on the California Department of Social Services website shows that there are 15 licensed assisted living facilities for the elderly with a capacity of 497; there are 12 licensed adult residential facilities with a capacity of 68.

Discuss the size and characteristics of the population with HIV/AIDS and their families within the Eligible Metropolitan Statistical Area:

Daly City is in San Mateo County which is part of the San Francisco EMA (Eligible Metropolitan Area). The counties of Marin and San Francisco are the other two counties in the EMA. The 2017- 2021 Integrated HIV and Prevention and Care Plan for the EMA had not been updated because of COVID. This Plan provided the following information on the size and characteristics of the population with HIV/AIDS in the EMA:
• As of December 31, 2014, there were 15,955 persons estimated to be living with HIV, and 84.8% live in San Francisco. About 15% live in Marin and San Mateo Counties combined. Approximately 1 in every 111 residents of the EMA is living with HIV. It is estimated that 66.2% of persons living with HIV/ AIDS are living at or below 300% of the 2015 federal poverty level.
• 29% of persons enrolled in the Ryan White HIV/AIDS Program (a federal program providing HIVrelated services) do not have health insurance. Homelessness is a critical risk factor for HIV. One in seven persons with HIV speaks a primary language other than English. • Racial composition of persons with HIV: White (not Hispanic) – 58%; African American – 13%; Asian/Pacific Islander – 6.2%; Latino/Hispanic – 19.9%; Other/Multiethnic – 3.0% • 91% of persons living with HIV/AIDS are men; 6.6% are women, and 2.4% are transgender. • There is a signification over-representation of African American women living with HIV. 39% of the women living with HIV are African American while comprising 4.1% of the region’s total female population.

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Data from December 2022 specific to San Mateo County reported that 1,731 persons were living with HIV/AIDS. These were predominantly male (86.8%), and 59% were 50 years of age or older. Thirty-six percent identified as Latinx.

Discussion:

The special needs populations have a great need for affordable and accessible housing, among other things. To better understand these populations and their needs, the City will continue to maintain and strengthen relationships with those agencies and organizations that work directly with these populations. There may be funds available that are intended to specifically meet the needs of special needs populations. There have been recent projects in the Bay Area that combine these funds to leverage funds available for the development of affordable housing.

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NA-50 Non-Housing Community Development Needs – 91.215 (f) Describe the jurisdiction’s need for Public Facilities:

The Department of Justice published revised regulations for Titles II and III of the Americans with Disabilities Act of 1990 (ADA) in the Federal Register on September 15, 2010, referred to as the 2010 ADA Standards. Adoption of these revised/updated 2010 ADA Standards has resulted in some City facilities that were previously compliant now needing to be modified to meet the newly adopted standards. The City completed its ADA Self Evaluation and Transition Plan in July of 2020 and has identified the need to provide ADA improvements to its public facilities to comply with the current ADA standards. There is also a need for public park and open space facilities as identified in the City’s Parks and Open Space Master Plan completed in March of 2020. Parks and Open Spaces provide the community with recreational opportunities and support physical and mental health.

Through the City’s community engagement process for preparing this Consolidated Plan, as well as a recent assessment carried out by the San Mateo County Child Care Partnership Council, the San Mateo County Office of Education and San Mateo County Superintendent of Schools, a critical need for additional childcare has been identified. The greatest need is for licensed spaces serving infants, toddlers and preschool-aged children. The City supports the provision of the needed childcare within a high-quality center-based program and has carried out initial feasibility studies to develop a new early learning center on City-owned property.

How were these needs determined?
The American Disabilities Act (ADA) requires that public facilities are fully accessible to and fully usable by all individuals. The updated ADA Self Evaluation and Transition Plan completed in July of 2020, identifies the specific improvements that need to be made to City facilities to meet the 2010 ADA standards. The Daly City Parks and Open Space Master Plan completed in March of 2020, evaluated existing facilities, conducted public outreach, developed goals, and made recommendations to meet the needs of the community.

As mentioned previously, the need for a childcare facility was identified though the Consolidated Plan community engagement process. Root Policy, a community planning and housing research firm retained by the City to assist with the outreach and consultation process, identified affordable childcare through surveys and interviews the conducted with stakeholders. Additionally, data provided in the November 2022 childcare needs analysis mentioned above highlights this need, showing an unmet need for 878 childcare spaces for infants and toddlers.

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Describe the jurisdiction’s need for Public Improvements:

The City has identified the need for curb ramps, series circuit streetlights and bicycle/pedestrian improvements. The curb ramps facilitate the use of sidewalks by those who use mobility devices/equipment. Streetlights improve visibility for users in the Right-of-Way and increase safety. The bicycle and pedestrian improvements facilitate alternative non-automobile modes of travel. With the completion of the Daly City ADA Self Evaluation and Transition Plan (July 2020) and the Daly City Pedestrian and Bicycle Master Plan (February 2020), the city has a comprehensive list of improvement needed to support accessibility, safety, and alternative modes of travel for all. Studies from a variety of disciplines confirm the community health benefits of walking and bicycling. The San Mateo County Comprehensive Bicycle and Pedestrian Plan cite the following as significant reasons for elevating walking and bicycling as alternative travel modes: congestion reduction, economic competitiveness, environmental protection, and public safety.

How were these needs determined?
The City has a need for curb ramps as required by ADA. Citizens’ requests and the City’s Community Accessibility and Mobility Plan (CAMP) identify the priority areas for installing the curb ramps, and more curb ramps will be installed as funding allows.

The Pedestrian and Bicycle Master Plan and the ADA Self-Evaluation and Transition Plan mentioned previously identifies the specific needs for public rights-of-way improvements. Improvements include installation of addition ADA compliant curb ramps, signage and markings for bike lanes and pedestrian improvements throughout the City of Daly City. The series circuit streetlights are outdated and have become unreliable. Maintenance records support the need to replace the series circuit streetlights with newer parallel circuit LED streetlights.

Describe the jurisdiction’s need for Public Services:

The City recognizes that public services programs provide necessary services at reduced or no cost to low income residents. These programs help free up scarce financial resources to allow lower income people to afford housing and educational opportunities and to maintain or improve their economic situations. The City has identified the following public services as priorities:
• Affordable childcare
• Legal assistance
• Mental health services
• Services and facilities for special needs populations • Services to affirmatively further fair housing

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How were these needs determined?
The public service needs were determined by public input meetings and a community needs assessment survey as well as recent Action Plans. Additionally, consultations with stakeholders and community organizations serving lower income informed the need for public services.

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Housing Market Analysis
MA-05 Overview
Housing Market Analysis Overview:

The City of Daly City is the northernmost city in San Mateo County. It is primarily a bedroom community and is home to about 31,000 households. The Housing Market Analysis looks at several areas that inform and guide the strategies to address the housing and community development needs of the City. Areas discussed in this section include the cost and condition of housing, public housing and homeless facilities.

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MA-10 Number of Housing Units – 91.210(a)&(b)(2)
Introduction
According to the 2013-2017 ACS, the City of Daly City has a population of 106,480 persons and 31,320 households. The ACS also indicates that there are about 32,455 dwelling units in the City, with almost half of them single family detached structures. Table 29 below shows that 75% of the ownership units have three or more bedrooms, while the reverse is true for those that rent; about 72% of rental units have less than 3 bedrooms. The fewest type of units are studios, or those with no bedrooms.

All residential properties by number of units
Property Type Number %
1-unit detached structure 15,105 47%
1-unit, attached structure 4,990 15%
2-4 units 3,755 12%
5-19 units 3,095 10%
20 or more units 4,975 15%
Mobile Home, boat, RV, van, etc 535 2%
Total 32,455 100%
Table 27 – Residential Properties by Unit Number
Data Source: 2013-2017 ACS
Unit Size by Tenure
Owners Renters
Number % Number %
No bedroom 180 1% 1,675 12%
1 bedroom 525 3% 4,165 31%
2 bedrooms 3,815 21% 3,905 29%
3 or more bedrooms 13,290 75% 3,755 28%
Total 17,810 100% 13,500 100%
Table 28 – Unit Size by Tenure
Data Source: 2013-2017 ACS
Describe the number and targeting (income level/type of family served) of units assisted with federal, state, and local programs.

Below is a list of housing developments that were assisted with federal, state, and local programs.

New construction
• 4619 Brunswick, 206 rental studios for persons 55 years and over, targeting up to 60% AMI

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• 3001 Geneva Ave, 6 townhomes for families, targeting 40%-80% AMI • Midway Village Phase 1, 147 rental units of various bedroom counts, targeting up to 60% AMI • 6800 Mission: 51 rental units of various bedroom counts, targeting 30%-60% AMI • 7555 Mission: 36 condominiums for families, targeting up to 50% and 60% AMI • Parkview: 2 single-family detached for families, targeting up to 60% AMI • 35 Hillcrest: 39 rental units for seniors, targeting up to 50% AMI • Habitat Way: 7 single-family detached for families, targeting up to 60% AMI • DeLong: 4 single-family detached for families, targeting up to 60% AMI • Schoolhouse Station: 47 rental units for families, targeting up to 50% and 90% AMI • Vista Grande: 24 rental units for families and others, targeting up to 50% and 90% AMI Acquisition and Rehabilitation
• Hillside Terrace: 18 rental units for families and others, targeting up to 50% AMI Rehabilitation – primarily single family detached homes, targeting up to 80% AMI The City has an affordable housing ordinance that requires market rate developers to include below market rate (BMR) units. The BMR units for ownership projects target households making up to 120% AMI. The BMR units for rental projects target households making up to 80% AMI. The payment of inlieu fees are an option for rental projects and these fees are deposited into a housing trust fund that may be used to increase the supply of affordable housing for lower income households and help with downpayment assistance.

Provide an assessment of units expected to be lost from the affordable housing inventory for any reason, such as expiration of Section 8 contracts.

The California Housing Partnership Corporation, a private nonprofit organization dedicated to helping government and nonprofit housing agencies preserve the supply of affordable housing, maintains a list of properties that may be at risk of losing their affordability. Villa Fontana, a 120-unit apartment in Daly City, is on the list with a high risk level having been funded with a Section 236 Mortgage subsidy. The City has contacted the HUD office to assess the status of Villa Fontana and was told that Section 8 vouchers were provided to residents. There are seven other properties on the list, one is regarded as moderate and the rest are only considered low-risk for being lost from the affordable housing inventory.

Does the availability of housing units meet the needs of the population? The 2013-2017 ACS reports a homeowner vacancy rate of .4% and a rental vacancy rate of 2%. Real estate professionals generally consider a 5% rental vacancy rate as an indicator of a healthy balance in the rental market. The 2% vacancy rate indicates that the supply of rental housing does not meet demand, resulting in high rents for the available units. The table above indicates that rental housing for

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large families is limited given that less than 30% of the rental units have three or more bedrooms.

Describe the need for specific types of housing:

The City has a need for housing that is affordable for all household types. Most of the deed-restricted affordable housing that has been built is targeted for families or seniors. Although the affordable housing needs of this population remain unmet, there is also a need for housing for very low and extremely low income individuals which may be met with smaller units.

Discussion
The ACS reports that there are about 32,000 dwelling units in Daly City, a city of about 100,000 persons and 31,200 households. The City, under California law, is required to update its Housing Element on a regular basis. The Housing Element is a planning document that outlines how the City will meet its housing production goals as set by the Regional Housing Needs Allocation (RHNA) process. Much of housing construction is dependent on market forces, but the City through its zoning policies may help foster development.

The State of California has passed several housing laws since the last Consolidated Plan period. The laws have generated additional funding for affordable housing and have tried to incentivize and streamline housing construction.

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MA-15 Housing Market Analysis: Cost of Housing - 91.210(a) Introduction
The cost of housing is high in the Bay Area, it being one of the most expensive places to live in the country. Within this very high cost area, however, Daly City is relatively more affordable. Data from the San Mateo County Association of Realtors (SAMCAR), shows that in 2022 the median sales price for a single family home in San Mateo County was $1,910,000 and the median cost per square foot was $1,150/sqft. By comparison, the median sales price for a single family home in Daly City was $1,253,000 and the median cost per square foot was $862/sqft. As housing prices in the area rise, there is upward pressure on rents to rise. While Daly City may be relatively more affordable than neighboring cities, more of its residents are lower income and more vulnerable to the effects of rising sales prices and rents.

Cost of Housing
Base Year: 2009 Most Recent Year: 2017 % Change
Median Home Value 618,200 651,600 5%
Median Contract Rent 1,273 1,799 41%
Table 29 – Cost of Housing
Data Source: 2000 Census (Base Year), 2013-2017 ACS (Most Recent Year) Rent Paid Number %
Less than $500 895 6.6%
$500-999 795 5.9%
$1,000-1,499 2,690 19.9%
$1,500-1,999 4,355 32.3%
$2,000 or more 4,770 35.3%
Total 13,505 100.1%
Table 30 - Rent Paid
Data Source: 2013-2017 ACS
Housing Affordability
% Units affordable to Households
earning
Renter Owner
30% HAMFI 619 No Data
50% HAMFI 1,594 290
80% HAMFI 6,834 1,005

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% Units affordable to Households
earning
Renter Owner
100% HAMFI No Data 1,955
Total 9,047 3,250
Table 31 – Housing Affordability
Data Source: 2013-2017 CHAS
Monthly Rent
Monthly Rent ($) Efficiency (no
bedroom)
1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom
Fair Market Rent 2,156 2,665 3,188 3,912 4,283
High HOME Rent 1,818 1,949 2,341 2,695 2,986
Low HOME Rent 1,411 1,511 1,813 2,095 2,337
Table 32 – Monthly Rent
Data Source: HUD FMR and HOME Rents
Is there sufficient housing for households at all income levels? Table 31 provides information on the number of units affordable to different income levels. Comparing this table to Table 6 in the previous section which shows the number of Daly City households in the different income levels up to the HAMFI, we can see that there is insufficient rental housing for households at incomes below 50% HAMFI, and insufficient ownership housing for households at all income levels included in the table. According to the CHAS data, there are only 619 rental units affordable to households making up to 30% HAMFI but Table 6 in the previous section indicated 4,815 households at this income level; and there are 1,594 rental units affordable to households making between 30%-50% HAMFI, but Table 6 in the previous section indicated 4,385 households at this income level. The discrepancy is less for households at 50%-80% AMI, but a discrepancy remains; 6,834 units affordable at this income level for 7,465 households.

How is affordability of housing likely to change considering changes to home values and/or rents?
Home prices have continued to rise along with rents, making housing less affordable for the City’s residents. As people become priced out of more expensive areas such as San Francisco, Daly City becomes a more affordable alternative for some, but becomes increasingly less affordable for others, many of them current residents.

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How do HOME rents / Fair Market Rent compare to Area Median Rent? How might this impact your strategy to produce or preserve affordable housing? As shown in Table 32, HOME rents are significantly lower than fair market rent. The fair market rent is more comparable to the area median rent. There is a great need for more affordable housing and both strategies to produce and to preserve affordable housing are important. Daly City does not have much vacant land for development and its housing development strategies will largely depend on funding availability and what development opportunities arise.

Discussion
The San Francisco Bay Area is one of the most expensive places to live in the country. Within this metropolitan area, Daly City is relatively more affordable compared to other cities like San Francisco or other parts of San Mateo County. This makes it attractive to people who have been priced out of more expensive areas, thereby pushing up the housing cost in Daly City for both ownership and rental housing. As Daly City rents go up, more of its current residents may find themselves being priced out. And as home sale prices rise, homeownership becomes more out of reach for Daly City residents looking to buy their first home.

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MA-20 Housing Market Analysis: Condition of Housing – 91.210(a) Introduction
The 2013-2017 ACS data provides information on the housing conditions of the City’s dwelling units. According to Table 33 below, 62% of the owner-occupied units have no selected conditions, and 35% have one selected condition. With regards to renter-occupied housing, 36% have no selected conditions and 52% have one selected condition. The four conditions in Table 34 include:
• Lacks complete kitchen
• Lacks complete plumbing facilities
• More than one person per room
• Cost burden greater than 30%
This section looks at the need for housing rehabilitation and estimates the number of lead based paint hazards for low and moderate income households.

Definitions
A dwelling unit in “Substandard Condition” is defined as a dwelling unit in such poor condition as to be neither structurally nor financially feasible for rehabilitation.

A dwelling unit in “Substandard Condition but Suitable for Rehabilitation” is defined as a dwelling unit that does not meet standard conditions but is both financially and structurally feasible for rehabilitation. This does not include units that require only cosmetic work, correction or minor livability problems or maintenance work.

Condition of Units
Condition of Units Owner-Occupied Renter-Occupied
Number % Number %
With one selected Condition 6,270 35% 7,015 52%
With two selected Conditions 515 3% 1,555 12%
With three selected Conditions 0 0% 35 0%
With four selected Conditions 0 0% 0 0%
No selected Conditions 11,030 62% 4,895 36%
Total 17,815 100% 13,500 100%
Table 33 - Condition of Units
Data Source: 2013-2017 ACS

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Year Unit Built
Year Unit Built Owner-Occupied Renter-Occupied
Number % Number %
2000 or later 580 3% 785 6%
1980-1999 2,370 13% 3,400 25%
1950-1979 11,445 64% 7,695 57%
Before 1950 3,425 19% 1,615 12%
Total 17,820 99% 13,495 100%
Table 34 – Year Unit Built
Data Source: 2013-2017 CHAS
Risk of Lead-Based Paint Hazard
Risk of Lead-Based Paint Hazard Owner-Occupied Renter-Occupied Number % Number %
Total Number of Units Built Before 1980 14,870 83% 9,310 69% Housing Units build before 1980 with children present 1,165 7% 305 2% Table 35 – Risk of Lead-Based Paint
Data Source: 2013-2017 ACS (Total Units) 2013-2017 CHAS (Units with Children present) Vacant Units
Suitable for
Rehabilitation
Not Suitable for
Rehabilitation
Total
Vacant Units 0 0 0
Abandoned Vacant Units 0 0 0
REO Properties 0 0 0
Abandoned REO Properties 0 0 0
Table 36 - Vacant Units
Data Source: 2005-2009 CHAS
Need for Owner and Rental Rehabilitation
The majority of the City’s housing units were built between 1950 and 1979; sixty-four percent (64%) of owner-occupied units and 57% of renter occupied units. Almost 80% of the City’s housing units are at least 40 years old. Age itself, however, may not be the best indicator of housing conditions as older homes may be well-built and may have received modernizing renovations. However, the age of the housing stock may be a key factor in determining energy efficiency. Older homes often consume more energy due to inadequate insulation and inefficient appliances. As the City’s housing stock ages and wears down, there will be a continued need for rehabilitation and maintenance. The need for housing rehabilitation may be greater in some areas of the City than in others. For example, in the coastal area and in some areas adjacent to San Bruno Mountain, homes are exposed to more extreme

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weather. Strong winds and constant exposure to salt air and mist combine to erode paint, rust metal objects and blow away roof shingles. This can lead to advanced states of deterioration to the exteriors of these homes. In lower income census tracts, there may be more deferred maintenance that can lead to faster rates of deterioration of the housing stock.

Estimated Number of Housing Units Occupied by Low or Moderate Income Families with LBP Hazards
Table 35 estimates 14,870 owner-occupied and 9,310 renter-occupied units built before 1980. These units, 24,180 in total, represent the estimated number of housing units at risk of lead-based paint hazard. This number is 75% of the housing stock; however, only 5% of these units have children present.

According to Table 6 in Section NA-10 (Housing Needs Assessment) there is an estimated 16,665 households in Daly City making less than 80% of the household area median family income (HAMFI). This is about 53% of the households in Daly City. Applying this percentage to the total number of housing units built before 1980 with children present gives a rough estimate of 779 housing units occupied by lower income families at risk of lead-based paint hazard.

Discussion

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MA-25 Public and Assisted Housing – 91.210(b)
Introduction
The Housing Authority of the County of San Mateo (HACSM) was consulted in completing this section. The HACSM administers the public housing and the Housing Choice Voucher program in the County. There is no public housing in Daly City. Midway Village, a development of 150 units located in Daly City, was previously owned by the HACSM but had its Public Housing status removed in 2011. Replacement vouchers were issued to the residents who were given the option to stay or move elsewhere using their voucher.

The data provided in the tables below are generated by HUD from reports submitted by the HACSM and apply to their full housing and voucher inventory, which includes Daly City. Hence, the data is not specific to Daly City. Consultation with HACSM in January 2023 indicates that there are 593 vouchers being used in Daly City, and of these 184 are project-based vouchers.

Totals Number of Units
Program Type
Certificate Mod-Rehab Public
Housing
Vouchers
Total Project -based Tenant -based Special Purpose Voucher Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
# of units vouchers
available 0 103 179 4,170 0 4,170 6 528 0
# of accessible units
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition Table 37 – Total Number of Units by Program Type
Data Source: PIC (PIH Information Center)
Describe the supply of public housing developments:

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Describe the number and physical condition of public housing units in the jurisdiction, including those that are participating in an approved Public Housing Agency Plan:

There are no public housing units in the jurisdiction.

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Public Housing Condition
Public Housing Development Average Inspection Score
Table 38 - Public Housing Condition
Describe the restoration and revitalization needs of public housing units in the jurisdiction:

Not applicable as there are no public housing units in the jurisdiction. There is a plan, however, to redevelop Midway Village and increase the number of units there from 150 to over 500. The redevelopment will be in four phases and the first phase is near completion.

Describe the public housing agency's strategy for improving the living environment of lowand moderate-income families residing in public housing:

HACSM’s strategy for improving the living environment is to implement more educational and social activities at the community center.

Discussion:

The City of Daly City will collaborate with HACSM where it can to improve the lives of public housing residents.

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MA-30 Homeless Facilities and Services – 91.210(c)
Introduction
The County Center on Homelessness was consulted in completing this section. The Center leads the development of homeless system planning and staffs the planning bodies that share responsibility for overseeing the efforts to address homelessness. One of these bodies is the Continuum of Care (CoC) Steering Committee, on which the City has representation. The other planning body is the HOPE Interagency Council (IAC) that oversees the implementation of the County’s 10 Year Plan to End Homelessness.

The number of facilities and housing below are part of the County’s homeless service system and are located throughout the County.

Facilities and Housing Targeted to Homeless Households
Emergency Shelter Beds Transitional
Housing Beds
Permanent Supportive Housing
Beds
Year Round Beds
(Current & New)
Voucher /
Seasonal /
Overflow Beds
Current & New Current & New Under
Development
Households with Adult(s) and
Child(ren) 237 0 94 125 0
Households with Only Adults 417 96 5 932 0
Chronically Homeless Households 0 0 0 461 0
Veterans 36 0 0 437 0
Unaccompanied Youth 1 0 10 8 0
Table 39 - Facilities and Housing Targeted to Homeless Households Data Source Comments: 2022 San Mateo County Housing Inventory Count

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Describe mainstream services, such as health, mental health, and employment services to the extent those services are use to complement services targeted to homeless persons San Mateo County’s mainstream services are used to complement services targeted to homeless persons in a number of ways:
• The County’s Behavioral Health and Recovery Services (BHRS) has several mobile teams that conduct intensive outreach to homeless people with mental health and substance abuse issues on the street, in the shelters, and at the psychiatric Emergency Room. These teams engage with homeless people and help them access treatment and/or housing. BHRS funds in-patient alcohol and other drug treatment programs located throughout the County which serve a larger number of homeless individuals with substance abuse issues. BHRS also funds the majority of the case management services for individuals and families living in Shelter Plus Care funded housing units. BHRS also provides funding for the Spring Street emergency shelter and transitional housing programs which are dedicated to serving homeless persons with mental illness.
• The County’s Health Services funds a mobile health van that provides primary health care to homeless people living in emergency shelters. The County’s Medical Center coordinates with the CoC to link health services to emergency shelter and permanent supportive housing. • Homeless service providers link homeless people to mainstream employment and training services. They also provide supplemental resources to help participants overcome barriers to employment such as mental health support, children’s services, life skills education and transportation assistance.
• The County’s Human Service Agency oversees the Center on Homelessness, as well as the County’s Employment Services Division. This Division provides homeless people with connection to employment services and a new locally funded vocational rehabilitation program for homeless people.

List and describe services and facilities that meet the needs of homeless persons, particularly chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth. If the services and facilities are listed on screen SP-40 Institutional Delivery Structure or screen MA-35 Special Needs Facilities and Services, describe how these facilities and services specifically address the needs of these populations.

As described previously, there are numerous services and facilities in the County targeted to assist the homeless population. The facilities offer case management and an opportunity for the homeless population to connect with various programs and services to help them. Programs targeting specific populations are described below. Appendix E summarizes the main homeless system components, providers and programs in the County.
• Chronically homeless individuals are able to access single adult shelters . These include Maple Street, Spring Street, Safe Harbor, and WeHOPE. The majority of the County’s Shelter PlusCare vouchers as well as several permanent supportive housing complexes target this population.

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• Families with children are able to access a motel voucher program specifically targeted for homeless families with children. This program is administered by the County Human Services Agency. There are also permanent housing options available through the Shelter PlusCare Housing Readiness Program. Family Crossroads in Daly City offers transitional housing, a place where homeless families can get stabilized before they move into permanent housing. • Veterans have access to dedicated beds at the Maple Street Shelter and Haven Family House. In addition, the HACSM operates the VASH permanent housing voucher program for this population, and LifeMoves, a homeless services provider, administers the rapid re-housing and homelessness prevention program for veteran households using SSVF (Supportive Services for Veteran Families) funding.
• Unaccompanied youth have access to an emergency shelter and a transitional housing program operated by StarVista. The HACSM provides time-limited Section 8 vouchers for youth emancipating from foster care who have no housing options through its Family Unification Program (FUP).

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MA-35 Special Needs Facilities and Services – 91.210(d) Introduction
In Daly City, there are currently 15 licensed assisted living facilities for the elderly with a capacity of 497 persons and 12 licensed adult residential facilities with a capacity of 68. In addition to these care facilities, there are services that target seniors such as Operation Brown Bag which provide a weekly bag of groceries and Meals on Wheels which provides meals to homebound seniors. The City also offers activities and programs for seniors at its Doelger Senior Center. As a part of the Continuum of Care, the City maintains a connection to the network of services available to those with special needs.

Including the elderly, frail elderly, persons with disabilities (mental, physical, developmental), persons with alcohol or other drug addictions, persons with HIV/AIDS and their families, public housing residents and any other categories the jurisdiction may specify, and describe their supportive housing needs
As mentioned earlier in the non-homeless special needs assessment, the special needs population have a great need for affordable and accessible housing. The elderly, frail elderly, and physically disabled need housing with handicap accessible features such as grab bars and ramps, and housing where care is readily available. Those with substance abuse issues or persons with HIV/AIDS have a need for supportive housing where services are combined to help maintain housing stability. Services may include job training, life skills training, substance abuse programs and case management. Those with special needs may have health issues and or limited income and are vulnerable to high housing cost burdens.

Describe programs for ensuring that persons returning from mental and physical health institutions receive appropriate supportive housing
Mental and physical health institutions have discharge policies and programs to help persons access supportive housing. There are social workers and case managers to facilitate discharge from these institutions and connect persons to various programs and services. They have a list of board and care homes as well as information on programs provided by nonprofit social service agencies and the San Mateo County health system. These programs include the In-Home Supportive Services (IHSS) program which provides an alternative to board and care homes and assist people to remain safely in their homes; Home Accessibility Modification program administered by the Center for Independence of the Disabled; and the permanent supportive housing programs for persons with mental illness available through the County’s Behavioral Health and Recovery Services Division.

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Specify the activities that the jurisdiction plans to undertake during the next year to address the housing and supportive services needs identified in accordance with 91.215(e) with respect to persons who are not homeless but have other special needs. Link to one-year goals. 91.315(e)
To address the housing and supportive services identified for persons who are not homeless but have other special needs, the City will work with community agencies that serve seniors and disabled persons such as the Center for Independence of Individuals with Disabilities, an organization that makes minor home modifications to make them more handicapped accessible. This may include installing ramps or hand rails. In addition, the City will coordinate with the County’s Health System to provide outreach to Daly City residents about services available.

For entitlement/consortia grantees: Specify the activities that the jurisdiction plans to undertake during the next year to address the housing and supportive services needs identified in accordance with 91.215(e) with respect to persons who are not homeless but have other special needs. Link to one-year goals. (91.220(2)) See previous paragraph.

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MA-40 Barriers to Affordable Housing – 91.210(e)
Negative Effects of Public Policies on Affordable Housing and Residential Investment The governmental constraints to housing development include the following: land use controls, building codes, fees and dedications, permit processing procedures, infrastructure limitations, and environmental reviews. A detailed discussion of governmental constraints can be found in the City’s Housing Element which is currently being updated.

In general, anything that increases the cost of development or creates uncertainty is potentially a barrier to construction of affordable housing and residential development. Land use controls, designed to minimize a development’s potential impacts, often add to the cost of building. For example, parking requirements easily make a project more expensive. The Building Code, as amended by the City, may require the use of more expensive materials. Fees and dedications, while important in offsetting the costs to the City in planning and regulating development, add to the cost of development. The procedures for permit processing sometimes make for a lengthy process resulting in delays which usually translate to increased costs. CEQA, the California Environmental Quality Act, requires environmental reviews that may delay a project and require mitigating actions that increase costs.

The City updated its Affordable Housing Ordinance in December 2018. This Ordinance requires residential developers to include below market rate units in their developments. The City plans to review the Ordinance during the Consolidated Plan period to assess how the Ordinance impacts development and how it may be revised to ensure that it not deter developers from building more housing in the City.

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MA-45 Non-Housing Community Development Assets – 91.215 (f) Introduction
This section looks at the jobs by sector in Daly City and its labor force. Daly City has an educated labor force with the majority of the civilian employed having a Bachelor’s degree or higher. Opportunities for workforce training and economic development initiatives are discussed.

Economic Development Market Analysis
Business Activity
Business by Sector Number of
Workers
Number of Jobs Share of Workers
%
Share of Jobs
%
Jobs less workers
%
Agriculture, Mining, Oil & Gas Extraction 258 7 1 0 -1
Arts, Entertainment, Accommodations 8,376 3,503 18 22 4 Construction 1,752 529 4 3 -1
Education and Health Care Services 9,985 4,830 21 30 9
Finance, Insurance, and Real Estate 2,977 833 6 5 -1
Information 2,008 1,002 4 6 2
Manufacturing 2,292 143 5 1 -4
Other Services 2,351 775 5 5 0
Professional, Scientific, Management Services 6,486 418 14 3 -11 Public Administration 0 0 0 0 0
Retail Trade 5,626 3,610 12 22 10
Transportation and Warehousing 2,961 459 6 3 -3
Wholesale Trade 1,750 86 4 1 -3
Total 46,822 16,195 -- -- --
Table 40 - Business Activity
Data Source: 2013-2017 ACS (Workers), 2017 Longitudinal Employer-Household Dynamics (Jobs)

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Labor Force
Total Population in the Civilian Labor Force 61,835
Civilian Employed Population 16 years and over 58,060
Unemployment Rate 6.10
Unemployment Rate for Ages 16-24 25.88
Unemployment Rate for Ages 25-65 4.11
Table 41 - Labor Force
Data Source: 2013-2017 ACS
Occupations by Sector Number of People
Management, business and financial 12,360
Farming, fisheries and forestry occupations 3,355
Service 7,795
Sales and office 15,915
Construction, extraction, maintenance and
repair 3,295
Production, transportation and material moving 2,565
Table 42 – Occupations by Sector
Data Source: 2013-2017 ACS
Travel Time
Travel Time Number Percentage
< 30 Minutes 28,495 51%
30-59 Minutes 20,600 37%
60 or More Minutes 6,670 12%
Total 55,765 100%
Table 43 - Travel Time
Data Source: 2013-2017 ACS
Education:

Educational Attainment by Employment Status (Population 16 and Older) Educational Attainment In Labor Force
Civilian Employed Unemployed Not in Labor Force
Less than high school graduate 4,820 235 2,210
High school graduate (includes
equivalency) 9,155 335 1,865
Some college or Associate's degree 14,990 995 3,055

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Educational Attainment In Labor Force
Civilian Employed Unemployed Not in Labor Force
Bachelor's degree or higher 19,195 925 2,670
Table 44 - Educational Attainment by Employment Status
Data Source: 2013-2017 ACS
Educational Attainment by Age
Age
18–24 yrs 25–34 yrs 35–44 yrs 45–65 yrs 65+ yrs
Less than 9th grade 10 470 905 2,140 2,765
9th to 12th grade, no diploma 525 800 1,005 1,940 1,150 High school graduate, GED, or
alternative 2,390 2,660 2,955 5,765 3,830
Some college, no degree 5,280 3,825 3,430 6,215 2,840
Associate's degree 620 1,755 1,345 2,470 1,165
Bachelor's degree 1,690 6,450 4,335 7,385 4,455
Graduate or professional degree 60 1,585 1,150 1,885 1,115 Table 45 - Educational Attainment by Age
Data Source: 2013-2017 ACS
Educational Attainment – Median Earnings in the Past 12 Months Educational Attainment Median Earnings in the Past 12 Months Less than high school graduate 25,005
High school graduate (includes equivalency) 34,925
Some college or Associate's degree 40,035
Bachelor's degree 48,190
Graduate or professional degree 80,530
Table 46 – Median Earnings in the Past 12 Months
Data Source: 2013-2017 ACS
Based on the Business Activity table above, what are the major employment sectors within your jurisdiction?
Based on the Business Activity table earlier, the top three major employment sectors within the jurisdiction are Education and Health Care Services (30% share of jobs), and the sectors of Retail Trade and Arts/Entertainment/Accommodations (each with 22% share of jobs). These three sectors make up 74% of the share of jobs in Daly City.

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Describe the workforce and infrastructure needs of the business community:

The workforce needs of the community are well served through the network of high school, local college and university education that is available in the community. Within five miles of our city and within it, there is San Francisco State University, City College of San Francisco, and Skyline College. Both City College and Skyline are community colleges that have workforce development programs. The Educational Attainment By Employment Status table shows that almost 19,000 persons in the labor force (40%) have a Bachelor’s degree or higher.

Describe any major changes that may have an economic impact, such as planned local or regional public or private sector investments or initiatives that have affected or may affect job and business growth opportunities during the planning period. Describe any needs for workforce development, business support or infrastructure these changes may create.

There are currently no major changes planned that would appear to have an economic impact during the planning period.

Daly City is a “bedroom community” as reflected in the Business Activity table where there are 2.67 more workers than there are jobs in the city. The issue appears to be more about job creation and less workforce development to accommodate a healthy jobs-housing balance, particularly job creation in higher paying jobs. Currently, most of the commercial developments in the planning pipeline relate to more employment opportunities in the retail sector. The City’s challenge is to attract higher paying jobs.

How do the skills and education of the current workforce correspond to employment opportunities in the jurisdiction?
The skills and education of the current workforce are fairly adequately matched to employment opportunities in the jurisdiction. The Business Activity Table, however, shows that there are some employment sectors where the match is less aligned. The employment sectors of Retail Trade and Education and Health Care Services have a larger share of jobs than workers (10% and 9% differentials, respectively). In contrast, the Professional/Scientific/Management Services sector has a negative 10% differential, indicating that there are 10% more workers in this sector than there are job opportunities in the City.

Describe any current workforce training initiatives, including those supported by Workforce Investment Boards, community colleges and other organizations. Describe how these efforts will support the jurisdiction's Consolidated Plan.

Consolidated Plan DALY CITY 78
OMB Control No: 2506-0117 (exp. 09/30/2021)
The City of Daly City is not directly involved in workforce training initiatives. Perhaps the most significant workforce development effort affecting Daly City are the activities carried out by Strategic Partnership and Workforce Development Division (SPWD) at Skyline College. SPWD facilitates the delivery of workforce development programs and services designed to meet local labor market needs and to support entry or advancement in the workplace. The City has collaborated with Skyline College in the past to offer its entrepreneurship training.

Does your jurisdiction participate in a Comprehensive Economic Development Strategy (CEDS)?
No
If so, what economic development initiatives are you undertaking that may be coordinated with the Consolidated Plan? If not, describe other local/regional plans or initiatives that impact economic growth.

As mentioned earlier, Daly City is primarily a bedroom community adjacent to San Francisco. It is a largely built out city and does not have large tracts of land available for major commercial developments such as office parks. It does have, however, two commercial corridors: Mission Street and Geneva Avenue. The City’s policy to facilitate development along Mission Street, Geneva Avenue, and other locations within close proximity to public transit, are aligned with the regional efforts to facilitate development near existing or planned transit and other infrastructure. These regional efforts include the Grand Boulevard Initiative and the FOCUS Program. The Grand Boulevard Initiative is a collaboration of public/private organizations to revitalize the El Camino corridor (Mission Street in Daly City) in San Mateo and Santa Clara counties. FOCUS is a regional development and conservation strategy that promotes a more compact land use pattern for the Bay Area. It is led by the Association of Bay Area Governments (ABAG) and the Metropolitan Transportation Commission (MTC).

According to the State’s Local Area Unemployment Statistics, the unemployment rate for San Mateo County has been under 4% since October 2022. The economic development initiatives in the region and in adjacent communities such as San Francisco have impacted economic growth in Daly City. Recently, we have seen expansions in the two regional malls located in Daly City.

Discussion
The City of Daly City is interested in attracting more businesses and jobs in the community. As discussed later, the City regards economic development as an anti-poverty strategy. More and better jobs for its educated workforce hopefully lead to higher income for its residents and improved livelihoods.

Consolidated Plan DALY CITY 79
OMB Control No: 2506-0117 (exp. 09/30/2021)
MA-50 Needs and Market Analysis Discussion
Are there areas where households with multiple housing problems are concentrated? (include a definition of "concentration")
Maps 3 and 4 in Appendix D show the percentage of households with any of four housing problems (i.e. substandard housing, overcrowding, cost burden). Housing problems are mapped out for two different income groups: extremely low income (<30%AMI), and low income (31%-50% AMI). Areas of concentration are those census tracts that have the highest percentage of housing problems relative to other tracts in the City. This is signified by the darkest shaded areas on the maps. Natural breaks in the City’s data distribution were used for the ranges.

Maps 3 and 4 show that census tract 6015.02, at over 80% of extremely low and low income households, has the highest concentration of households with any of four severe housing problems.

Are there any areas in the jurisdiction where racial or ethnic minorities or low-income families are concentrated? (include a definition of "concentration") Maps in the Appendix show the geographic distribution by census tract of the White, Asian and Hispanic populations. Maps are included only for those racial groups that comprise at least 10% of the City’s population. Areas of concentrations are defined similarly as above: those census tracts signified by the darkest shaded areas on the map shows areas of concentration. Natural breaks in the City’s data were used to define the ranges.

Most of Daly City’s census tracts are comprised of over 50% Asian households. The census tracts with the least concentration of Asian households (less than 30%) are 6004.01, 6006, 6012, 6013, 6016.01 and 6016.04 No other racial or ethnic group comprises more than 50% of a census tract. An area of concentration for White households is a census tract with at least 17.87% White; for Hispanics, it is at least 47.80%. Map 6 shows that households of Hispanic origin are primarily in the eastern part of the city. There are also concentrations in census tracts 6002, 6004.01, 6006, 6013, and 6015.02. Maps 3 and 4 show the percentages of extremely low andlow income households with any four of severe housing problems. Map 1 identifies the low-mod income census tracts in the City where the household incomes of at least 50% of the households in the census tract are less than 80% of the HAMFI. Map 2 identifies the qualified census tracts (QCT) where at least 50% of households have incomes below 60% of the HAMFI.

What are the characteristics of the market in these areas/neighborhoods? The low-mod income census tracts tend to be in the center of the City, with the exception of 6015.02 and 6002. These tracts have both rental and ownership units. Tracts 6012 and 6015.02, identified earlier as having a concentration of households with severe housing problems, consist mostly of multifamily rental apartments. Tract 6002, on the eastern edge of the City includes the 150-unit

Consolidated Plan DALY CITY 80
OMB Control No: 2506-0117 (exp. 09/30/2021)
Midway Village formerly owned by the Housing Authority of the County of San Mateo. Tract 6016.01 encompasses the 501-unit Franciscan Mobile Home Park.

Are there any community assets in these areas/neighborhoods? Several of the above tracts have a community center and/or library. Mission St. runs through tracts 6007, 6006, and 6013. This commercial corridor includes a supermarket, retail, auto-related businesses, and eating establishments. Tract 6012 contains City Hall, a county medical office, and a branch office of the County’s Human Service Agency which provides employment services. Tract 6015.02 is adjacent to Serramonte Ridge, a regional mall. Tract 6002 has the Cow Palace and three neighborhood parks.

Are there other strategic opportunities in any of these areas? The City’s two former Redevelopment Project Areas were located along Mission Street and Geneva Ave. Both of these commercial corridors run through low-mod income census tracts (6007, 6006, 6013, and 6012). As mentioned earlier in Section MA-45, the City’s updated Housing Element and General Plan include a policy to allow for higher-density mixed use development along these corridors. This policy is intended to facilitate more development which could also foster job and business growth opportunities.

Consolidated Plan DALY CITY 81
OMB Control No: 2506-0117 (exp. 09/30/2021)
Map 1: Daly City Low-Mod Census Tracts

Consolidated Plan DALY CITY 82
OMB Control No: 2506-0117 (exp. 09/30/2021)
MA-60 Broadband Needs of Housing occupied by Low- and Moderate-Income Households - 91.210(a)(4), 91.310(a)(2)
Describe the need for broadband wiring and connections for households, including low- and moderate-income households and neighborhoods.

The broadband infrastructure exists to provide internet service throughout the City, but a digital divide persists because of the costs associated with internet access. There are costs related to hardware, and costs related to internet service that lower income households may find difficult to bear in light of high housing costs. To address the digital divide, City libraries offer high speed Wi-Fi and have computers with internet access available to the public at no cost. Library staff is available to aid residents in using the technology. The American Rescue Plan Act (ARPA) funds were used to buy new laptops and wi-fi hotspots available at the libraries. Additionally, ARPA funds were used to install wireless internet infrastructure at six community centers, and at the Bayshore neighborhood which is home to many lower income households.

Describe the need for increased competition by having more than one broadband Internet service provider serve the jurisdiction.

The City of Daly City currently has more than one broadband internet service provider serving the jurisdiction. There are resources available for comparing internet providers and improving internet connections. Providers serving Daly City include the following: AT&T, xfinity, Astound, Earthlink, Sail Internet, HughesNet, Viasat, IspMint, Unlimitedville, Etheric Networks. Internet service providers are also trying to address the digital divide by offering low-cost home internet service to qualifying households. Households participating in the Supplemental Nutrition Assistance Program (SNAP) or receive SSI benefits may qualify.

Consolidated Plan DALY CITY 83
OMB Control No: 2506-0117 (exp. 09/30/2021)
MA-65 Hazard Mitigation - 91.210(a)(5), 91.310(a)(3)
Describe the jurisdiction’s increased natural hazard risks associated with climate change.

Beginning in February 2021, the County of San Mateo convened a partnership of 36 local governments and special districts in the County to update the San Mateo County Multijurisdictional Local Hazard Mitigation Plan. This plan provides information specific to the partnering jurisdictions, including a capability assessment and hazard risk ranking. For Daly City, the hazard risk ranking is as follows:
• High: Landslide/Mass Movements, Earthquake, Drought
• Medium: Severe weather, Sea Level Rise/Climate Change, Wildfire, Flood • Low: Dam Failure, Tsunami
To address the high earthquake risk, the City’s mitigation efforts include retrofitting water retention structures and adopting retrofit standards for single-family homes. The City has participated in the County Sea Level Rise Vulnerability Assessment coordinated by the County’s Office of Sustainability. The Assessment identified impacts to Mussel Rock landfill and increased erosion to the coastal side of the City. Participation in these county-wide and regional planning efforts increases the resiliency of the City, particularly since natural hazards could affect the regional transportation infrastructure. On a more local level the North County Fire Authority (NCFA) has an active Fire Prevention Bureau that conducts fire inspections and educational outreach in the City. These efforts and local residents comprising the Community Emergency Response Team (CERT) contribute to community resiliency.

The plan is available on the County’s website at https://www.smcgov.org/ceo/2021-multijurisdictionallhmp.

Describe the vulnerability to these risks of housing occupied by low- and moderate-income households based on an analysis of data, findings, and methods.

The vulnerability to these risks of housing occupied by low- and moderate-income households are greater for hazard mitigations that are more costly. For example, lower income households may be less likely to afford retrofits of their homes such as wall bracing to strengthen the basement walls to resist horizontal loads. The risks of landslide/mass movements are greatest in areas around hillsides or bluffs.

Consolidated Plan DALY CITY 84
OMB Control No: 2506-0117 (exp. 09/30/2021)
Strategic Plan
SP-05 Overview
Strategic Plan Overview
This section of the Consolidated Plan identifies the priority needs, the anticipated resources and activities to address those needs, and the institutional delivery structure through which the City will address those needs.

The City’s priority needs reflect the housing and community development needs of the City. These include maintaining and improving the housing stock and increasing the supply of affordable housing, providing critical public services to its lower income residents, and maintaining and improving public facilities. The City will be looking to partner more closely with public and private organizations to meet the needs of its residents as federal dollars have declined over the years. Participation in the Continuum of Care is key to the City’s efforts to meet the needs of the homeless, and collaboration with public agencies at the regional and State levels is important to accessing additional sources of funding.

Consolidated Plan DALY CITY 85
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-10 Geographic Priorities – 91.215 (a)(1)
Geographic Area
Table 47 - Geographic Priority Areas
General Allocation Priorities
Describe the basis for allocating investments geographically within the jurisdiction (or within the EMSA for HOPWA)
The City does not have a designated geographic priority area. However, geography is taken into consideration when allocating CDBG funds to public improvements such as curb cuts or improvements to a public facility. These projects must be located in low-mod census tracts where more than 50% of the households have incomes at less than 80% AMI (area median income) The allocation of HOME funds is considered on a project-by-project basis. Other sources of funding for affordable housing development such as Low Income Housing Tax Credits are highly competitive and projects located near transportation and other amenities are more likely to be awarded funding. The City is built out and opportunities for development are limited. With each opportunity, the City is sensitive to concerns of potentially concentrating affordable and carefully takes this into consideration.

Map 1 in Appendix D shows the low-mod census tracts. These tracts are census tracts 6002, 6004.02, 6006, 6007, 6008, 6011, 6012, 6013, 60114, 6015.02, 6016.01 and 6016.05. Of the 20 census tracts in Daly City, 12 are low-mod census tracts. These census tracts were identified using the Low Mod Income Summary Data (LMISD) provided by HUD.

Consolidated Plan DALY CITY 86
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-25 Priority Needs - 91.215(a)(2)
Priority Needs
Table 48 – Priority Needs Summary
1 Priority Need
Name
Increase the supply of affordable housing
Priority Level High
Population Extremely Low
Low
Moderate
Middle
Large Families
Families with Children
Elderly
Geographic
Areas
Affected
Associated
Goals
Develop new affordable ownership units
Develop new affordable rental units
Acquisition and Rehab
Description Affordable housing at various income levels is a priority need. Both affordable ownership housing and rental housing is needed to maintain the diversity of the housing stock. Lack of affordable housign leads to high housing costs which can lead to displacement.

Basis for
Relative
Priority
Housing related needs are a high priority.
2 Priority Need
Name
Preserve housing affordability
Priority Level High
Population Extremely Low
Low
Moderate
Large Families
Families with Children
Elderly
Elderly
Persons with Physical Disabilities

Consolidated Plan DALY CITY 87
OMB Control No: 2506-0117 (exp. 09/30/2021)
Geographic
Areas
Affected
Associated
Goals
Description The loss of affordable housing and lack of affordable housing supply are contributing factors to disproportionate housing needs. Both loss and lack of affordable housing lead to high housing costs which lead to displacement.

Basis for
Relative
Priority
Housing related contributing factors or needs are a high priority. 3 Priority Need
Name
Maintain and improve the housing stock
Priority Level High
Population Extremely Low
Low
Moderate
Middle
Elderly
Elderly
Persons with Physical Disabilities
Geographic
Areas
Affected
Associated
Goals
Fund residential accessibility improvements.

Provide Residential Rehabilitation Program
Description With the high cost of new construction and the already insufficient supply of housing, it is important to maintain the City's housing stock. Maintaining the housing stock through rehabilitation before conditions worsen help households to remain in their homes. This is often a more affordable option than looking for a home elsewhere in the City or the region. Maintaining and improving the housing stock also includes making accessibility modifications so that residents can remain in their homes.

Basis for
Relative
Priority
Housing related needs are high priority.

Consolidated Plan DALY CITY 88
OMB Control No: 2506-0117 (exp. 09/30/2021)
4 Priority Need
Name
Public Services
Priority Level High
Population Extremely Low
Low
Moderate
Middle
Large Families
Families with Children
Elderly
Families with Children
Elderly
Non-housing Community Development
Geographic
Areas
Affected
Associated
Goals
Provide public services
Provide public services for the homeless
Description There is a need to support cost-effective public service programs that serve lower income residents in areas that include housing, fair housing, affordable childcare, youth development, literacy, and homelessness.

Basis for
Relative
Priority
Public services provide much needed programs and services that the City is unable to provide directly. Funding public services foster relationships with communitybased organizations that strengthen partnerships and collaborations to effectively meet the needs of lower income residents in the community. 5 Priority Need
Name
Economic Development
Priority Level Low
Population Extremely Low
Low
Moderate
Geographic
Areas
Affected
Associated
Goals
Encourage economic development

Consolidated Plan DALY CITY 89
OMB Control No: 2506-0117 (exp. 09/30/2021)
Description In prior years, the City has promoted economic development by providing technical assistance to microenterprises to foster entrepreneurship and small business. It is the goal of this effort to create jobs in the community. The current economic climate has created jobs regionally and locally resulting in a low unemployment rate.

Basis for
Relative
Priority
Economic development is a high priority, but specifically as it relates to the use of CDBG and HOME funds, it is a lower priority relative to housing. 6 Priority Need
Name
Maintain, improve, and provide public facilities
Priority Level High
Population Extremely Low
Low
Moderate
Families with Children
Geographic
Areas
Affected
Associated
Goals
Maintain, provide, and improve public facilities
Description In prior years, the City has used CDBG funds for curb cuts and improved handicapped accessibility in public facilities. It has also used a Section 108 to building the Bayshore Community Center. In this ConPlan period, it plans to apply for a Section 108 loan to meet the need for early childcare services by building an early learning center on City property.

Basis for
Relative
Priority
The City has received funding to help with the construction of the early childcare center. Like all funding, there are time considerations when the funding must be used. CDBG funds will help with the timeliness of completing the project. 7 Priority Need
Name
General Administration/Fair Housing
Priority Level High
Population Extremely Low
Low
Moderate
Middle

Consolidated Plan DALY CITY 90
OMB Control No: 2506-0117 (exp. 09/30/2021)
Geographic
Areas
Affected
Associated
Goals
Affirmatively further fair housing
Description The administration of the CDBG and HOME programs requires the preparation of plans and reports, as well as the monitoring of subgrantees and compliance with various regulations. Fair Housing can also be considered an administrative activity.

Basis for
Relative
Priority
Program administration and Fair Housing are high priorities.

Narrative (Optional)

Consolidated Plan DALY CITY 91
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-30 Influence of Market Conditions – 91.215 (b)
Influence of Market Conditions
Affordable Housing Type Market Characteristics that will influence the use of funds available for housing type
Tenant Based Rental Assistance
(TBRA)
The City does not intend to use funds for this.

TBRA for Non-Homeless Special
Needs
The City does not intend to use funds for this.

New Unit Production Interest rate, land price, labor cost, funding availability, developer, income targeting
Rehabilitation Interest rate, land price, labor cost, funding availability, developer, income targeting
Acquisition, including
preservation
Interest rate, sales price, funding availability, income targeting Table 49 – Influence of Market Conditions

Consolidated Plan DALY CITY 92
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-35 Anticipated Resources - 91.215(a)(4), 91.220(c)(1,2) Introduction
Listed below is information on the anticipated amount of CDBG and HOME funding from the Department of Housing and Urban Development. The expected amounts available for the remainder of the Consolidated Plan takes the Year 1 allocation plus program income and multiples it by four. The CDBG and HOME funds are a portion of the actual costs to address the priority needs identified. The City will continue to explore other sources of funding at the local, regional and State levels, and will work with its public and private partners in doing so. The City will apply for an estimated $3.2 million Section 108 loan to help finance the construction of an early learning/childcare center.

Anticipated Resources
Program Source
of Funds
Uses of Funds Expected Amount Available Year 1 Expected Amount
Available
Remainder
of ConPlan
$
Narrative Description
Annual
Allocation:
$
Program
Income:
$
Prior Year
Resources:
$
Total:
$
CDBG public -
federal
Acquisition
Admin and
Planning
Economic
Development
Housing
Public
Improvements
Public Services 977,893 48,000 406,578 1,432,471 4,103,572 CDBG funds will be used to address
housing needs, costs related with a
Section 108 loan, provide public services
and public facilities, and program
administration. If funding allows, funds
may be used for economic development.

Consolidated Plan DALY CITY 93
OMB Control No: 2506-0117 (exp. 09/30/2021)
Program Source
of Funds
Uses of Funds Expected Amount Available Year 1 Expected Amount
Available
Remainder
of ConPlan
$
Narrative Description
Annual
Allocation:
$
Program
Income:
$
Prior Year
Resources:
$
Total:
$
HOME public -
federal
Acquisition
Homebuyer
assistance
Homeowner
rehab
Multifamily
rental new
construction
Multifamily
rental rehab
New
construction for
ownership
TBRA 354,725 0 1,129,804 1,484,529 1,418,900
HOME funds will be used to increase or
improve the supply of affordable
housing.

Table 50 - Anticipated Resources
Explain how federal funds will leverage those additional resources (private, state and local funds), including a description of how matching requirements will be satisfied
Because no one source of funding is sufficient to complete an affordable housing project, various funding sources will need to be combined to fully fund a project. Federal funds alone are not enough to fund a development. Past projects have included public sources of funding as well as private funds, such as monies raised by Habitat for Humanity from individual donors and private foundations. The City will satisfy its matching requirements by encouraging and partnering with developers to compete for tax credits, State funding, and other sources for which projects are eligible.

Consolidated Plan DALY CITY 94
OMB Control No: 2506-0117 (exp. 09/30/2021)
If appropriate, describe publically owned land or property located within the jurisdiction that may be used to address the needs identified in the plan
The San Mateo County Housing Authority owns land in the Bayshore neighborhood and is working with Mid-Peninsula Housing to redevelop the 150-unit Midway Village site for more affordable housing. The Daly City Housing Development Finance Agency also owns land in the Bayshore neighborhood that is adjacent to the Cow Palace. The Agency has an executed Exclusive Right to Negotiate with Bridge Housing, a nonprofit housing developer, to develop affordable housing on the site. Both sites present opportunities to address the need for more affordable housing identified in the Plan.

Discussion
The previous Consolidated Plan period has seen CDBG and HOME allocations rise and fall slightly. The estimated amounts for the remainder of the upcoming Consolidated Plan period are based on the Year 1 allocation. CDBG and HOME funds allow the City to support community organizations that provide valuable services to lower income residents and to build much needed affordable housing. This financial support helps organizations and development projects raise funding from other public and private sources.

Consolidated Plan DALY CITY 95
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-40 Institutional Delivery Structure – 91.215(k)
Explain the institutional structure through which the jurisdiction will carry out its consolidated plan including private industry, non-profit organizations, and public institutions.

Responsible Entity Responsible Entity
Type
Role Geographic Area Served
DALY CITY Government Ownership
Planning
Rental
Jurisdiction
SAN MATEO COUNTY Government Ownership
Planning
Rental
public services
Region
HIP Housing Non-profit
organizations
public services Region
LifeMoves Non-profit
organizations
Homelessness Region
Center for
Independence of
Individuals with
Disabilities
Non-profit
organizations
Non-homeless special
needs
Ownership
Region
San Mateo County
Health System
Government Non-homeless special
needs
Planning
Region
San Mateo County
Continuum of Care
Continuum of care Homelessness Region
Rebuilding Together
Peninsula
Non-profit
organizations
Non-homeless special
needs
Ownership
Region

DALY CITY YOUTH

HEALTH CENTER
Public institution public services Jurisdiction
JOHN'S CLOSET Non-profit
organizations
public services Jurisdiction
Peninsula Family Service Non-profit
organizations
public services Region
PROJECT READ Departments and
agencies
public services Region

LEGAL AID SOCIETY OF

SAN MATEO COUNTY
Non-profit
organizations
public services Region
Project Sentinel Non-profit
organizations
public services Region

Consolidated Plan DALY CITY 96
OMB Control No: 2506-0117 (exp. 09/30/2021)
Responsible Entity Responsible Entity
Type
Role Geographic Area Served
Housing Leadership
Council of San Mateo
County
Non-profit
organizations
Ownership
Planning
Rental
Region

COMMUNITY

OVERCOMING

RELATIONSHIP ABUSE
(CORA)
Private Industry Homelessness
Non-homeless special
needs
Region
Habitat for Humanity
Greater San Francisco,
Inc.

Non-profit
organizations
Ownership Region
Daly City Partnership Non-profit
organizations
Homelessness
Rental
Jurisdiction
Renaissance
Entrepreneurship
Center
Non-profit
organizations
Economic
Development
Region
Table 51 - Institutional Delivery Structure
Assess of Strengths and Gaps in the Institutional Delivery System The institutional delivery system’s strengths include the fostering of partnerships, collaboration, and leveraging of funding and resources between private and public entities. In San Mateo County the five jurisdictions that receive HUD funding meet monthly to exchange best practices and share information. The Continuum of Care also meets quarterly and provides an opportunity to interact with the various players and stakeholders engaged in the County’s service delivery system to address homelessness. These collaborative efforts are key to effectively addressing needs in the community. The City is unable to be completely versed in the various needs of different members of its community, such as the homeless or those with special needs, that it is necessary to consult and partner with agencies that more directly serve these populations. Gaps in the institutional delivery system include the lack of funds to fully meet the needs of the community. For example, the City has had to reduce its number of grantees because of decreases to its CDBG allocation.

Availability of services targeted to homeless persons and persons with HIV and mainstream services
Homelessness Prevention
Services
Available in the
Community
Targeted to
Homeless
Targeted to People
with HIV
Homelessness Prevention Services
Counseling/Advocacy X X X
Legal Assistance X X
Mortgage Assistance X X

Consolidated Plan DALY CITY 97
OMB Control No: 2506-0117 (exp. 09/30/2021)
Homelessness Prevention
Services
Available in the
Community
Targeted to
Homeless
Targeted to People
with HIV
Homelessness Prevention Services
Rental Assistance X X X
Utilities Assistance X X X
Street Outreach Services
Law Enforcement X X
Mobile Clinics X X
Other Street Outreach Services X X X
Supportive Services
Alcohol & Drug Abuse X X X
Child Care X X
Education X
Employment and Employment
Training X X
Healthcare X X X

HIV/AIDS X X
Life Skills X X
Mental Health Counseling X X X
Transportation X X X
Other
Table 52 - Homeless Prevention Services Summary
Describe how the service delivery system including, but not limited to, the services listed above meet the needs of homeless persons (particularly chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth) The service delivery system addressing the needs of homeless persons is primarily coordinated at the County level, and the San Mateo County Continuum of Care (CoC) of which the City is a member, is an integral part of this system. The City has a membership seat on the CoC Steering Committee which is the planning and decision-making group that provides local oversight of the community’s federal target homeless assistance funding. The County’s Human Service Agency which oversees the Center on Homelessness, is undertaking a wide range of efforts outlined in its CoC Strategic Plan on Homelessness (July 2022-June 2025) to meet the needs of homeless persons and those at risk of homelessness:

Chronically homeless people: The County has been expanding capacity in permanent supportive housing by maximizing existing voucher capacity. Housing locator services and landlord outreach will be implemented to increase the number of units available to voucher holders, and resources will be coordinated to ensure chronically homeless people have access to supportive services.

Consolidated Plan DALY CITY 98
OMB Control No: 2506-0117 (exp. 09/30/2021)
Families with Children: To reduce the number of unsheltered families, the County has implemented shelter diversion, and targeted rapid re-housing assistance to unsheltered and high need families. Housing programs for homeless families include motel vouchers, shelter, and transitional housing.

Veterans: The County is expanding staffing to coordinate initiatives for homeless veterans. This will include developing a “by name” registry of homeless veterans in the County and prioritizing veterans for access to available housing assistance.

Youth: Through the Coordinated Entry System, the County prioritizes homeless youth include former foster youth. The County Human Service Agency and Department of Housing coordinate to fully use existing voucher capacity in the FUP program for youth leaving the foster care system to ensure they do not become homeless.

Describe the strengths and gaps of the service delivery system for special needs population and persons experiencing homelessness, including, but not limited to, the services listed above
The strengths of the service delivery system include the County’s commitment to make progress toward ending homelessness, a strong history and culture of inter-agency collaboration to improve service delivery for homeless people, and several major funding streams that can be leveraged and aligned to support the development and refinement of an effective Homeless Crisis Response System. Over the past several years, the County has put into place all the key elements of the system, including outreach (HOT), Coordinated Entry, interim housing (emergency shelters and short-term transitional housing), an expanding supply of rapid re-housing and permanent supportive housing. Robust performance measurement and data analysis is used to assess progress and make improvements on an ongoing basis.

System challenges or gaps in the system include the need for greater targeting and prioritization of unsheltered individuals and families, right-sizing the system to speed movement from homelessness to housing, and expanding permanent housing options in a high cost rental market. While most families in the community experiencing a housing crisis can access shelter or transitional housing, unsheltered homelessness among single adults continue to be an ongoing challenge in San Mateo County. Single adults make up the majority of the homeless people in the community, and there is a need to invest proportionally great resources for single adults while maintaining the commitment to families and ending family homelessness. There are also challenges related to program access in both family and adult programs and a need for greater prioritization based on housing need and vulnerability.

Provide a summary of the strategy for overcoming gaps in the institutional structure and service delivery system for carrying out a strategy to address priority needs

Consolidated Plan DALY CITY 99
OMB Control No: 2506-0117 (exp. 09/30/2021)
The strategy for overcoming gaps in the institutional structure and service delivery system will involve coordination and collaboration with the different entities, both public and private, within the delivery system. Coordination in the following areas will be required:
• Addressing the lack of affordable housing
• Maintaining relationships with the County health care system, workforce development system, and criminal justice systems.
• Specific to homelessness, implementing a Housing Crisis Resolution System that includes a coordinated entry system, robust shelter diversion program, right-sizing of interim housing programs, expansion of rapid re-housing capacity, and maximization of permanent supportive housing programs.

Consolidated Plan DALY CITY 100
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-45 Goals Summary – 91.215(a)(4)
Goals Summary Information
Sort
Order
Goal Name Start
Year
End
Year
Category Geographic
Area
Needs Addressed Funding Goal Outcome Indicator
1 Develop new
affordable
ownership units
2023 2027 Affordable
Housing
Increase the supply of
affordable housing
Homeowner Housing
Added:
5 Household Housing
Unit
2 Develop new
affordable rental
units
2023 2027 Affordable
Housing
Increase the supply of
affordable housing
HOME: $1,596,262 Rental units
constructed:
71 Household Housing
Unit
4 Fund residential
accessibility
improvements.
2023 2027 Affordable
Housing
Non-Homeless
Special Needs
Maintain and improve
the housing stock
CDBG: $100,000 Homeowner Housing
Rehabilitated:
45 Household Housing
Unit
6 Acquisition and
Rehab
2023 2027 Affordable
Housing
Increase the supply of
affordable housing
Rental units
rehabilitated:
5 Household Housing
Unit
9 Affirmatively
further fair
housing
2023 2027 Affordable
Housing
Fair housing
General
Administration/Fair
Housing
CDBG: $100,000
13 Provide Residential
Rehabilitation
Program
2023 2027 Affordable
Housing
Non-Homeless
Special Needs
Maintain and improve
the housing stock
CDBG: $2,363,918 Homeowner Housing
Rehabilitated:
65 Household Housing
Unit

Consolidated Plan DALY CITY 101
OMB Control No: 2506-0117 (exp. 09/30/2021)
Sort
Order
Goal Name Start
Year
End
Year
Category Geographic
Area
Needs Addressed Funding Goal Outcome Indicator
14 Provide public
services
2023 2027 Non-Housing
Community
Development
Public Services CDBG: $340,000 Public service
activities other than
Low/Moderate
Income Housing
Benefit:
300 Persons Assisted
15 Provide public
services for the
homeless
2023 2027 Homeless Public Services CDBG: $90,000 Public service activities for
Low/Moderate
Income Housing
Benefit:
60 Households
Assisted
17 Encourage
economic
development
2023 2027 Non-Housing
Community
Development
Economic
Development
CDBG: $175,000 Other:
1 Other
18 Maintain, provide,
and improve public
facilities
2023 2027 Non-Housing
Community
Development
Maintain, improve,
and provide public
facilities
CDBG: $1,441,230 Other:
1 Other
19 Administration and
Coordination
2023 2027 Non-Housing
Community
Development
General
Administration/Fair
Housing
CDBG: $925,895
HOME: $177,363
Table 53 – Goals Summary
Goal Descriptions

Consolidated Plan DALY CITY 102
OMB Control No: 2506-0117 (exp. 09/30/2021)
1 Goal Name Develop new affordable ownership units
Goal
Description
Work with developers to build affordable ownership units for lower income households. Affordable projects targeting lower incomes may require HOME funds.

New ownership units affordable to households at 120% may be created pursuant to the City's Affordable Housing Ordinance. These units would not receive HOME funds.
2 Goal Name Develop new affordable rental units
Goal
Description
Work with affordable housing developers to build new rental housing for low income households. Staff is working with a developer to advance the development of a 71 unit affordable housing project in the City. This project has a conditional commitment of prior year HOME funds.

The City's Affordable Housing Ordinance may result in affordable rental projects that would not involve HOME funds. 4 Goal Name Fund residential accessibility improvements.

Goal
Description
This program addresses the needs of seniors and those with physical disabilities by providing assistance to install accessibility modifications in homes. Estimate assisting 8 households annually. 6 Goal Name Acquisition and Rehab
Goal
Description
The City continues to explore Work with developers to identify rental housing that may be acquired, rehabbed and kept affordable to lower income households. Without a nonprofit developer acquiring the building, it may be acquired by a new owner who will increase rents and result in displacement of the existing tenants. 9 Goal Name Affirmatively further fair housing
Goal
Description
This goal includes the educating and informing the community about fair housing, responding to complaints, and conducting audits. Provide assistance to households possibly facing housing discrimination by conducting an investigation or opening a case. Estimated 10 persons assisted annually with a case. 13 Goal Name Provide Residential Rehabilitation Program Goal
Description
The City has provided a Residential Rehab program that offers senior grants and various rehab loans to lower income households. This program has been complimented by the work of Rebuilding Together Peninsula which does minor home repair. This program will also be complemented by the work of Habitat for Humanity Greater San Francisco.

Consolidated Plan DALY CITY 103
OMB Control No: 2506-0117 (exp. 09/30/2021)
14 Goal Name Provide public services
Goal
Description
Lower income households have various community development and housing needs. It is the goal of the City to support the provision of services that support youth, childcare, literacy, renter households and the homeless. 15 Goal Name Provide public services for the homeless
Goal
Description
Provide shelter to homeless persons along with a program to assist them in moving to permanent housing after their shelter stay. Estimated to provide service to 12 households or 30 persons annually. 17 Goal Name Encourage economic development
Goal
Description
The City's goal for economic development includes increasing the standard of living for its residents, retention and expansion of small businesses, and achieving economic stability through job creation. In prior years, the City has used CDBG funds to fund technical assistance for microenterprises and entrepreneurs. Depending on the availability of CDBG funds in the future, the City may fund such programs again. During the Consolidated Plan period, the City will be working to develop a couple of commercially zoned sites that were formerly owned by the Redevelopment Agency. 18 Goal Name Maintain, provide, and improve public facilities Goal
Description
The City has identified the need for curb ramps and bicycle/pedestrian improvements. It has also identified the need to increase childcare services for young children. The City will apply for a $3.2 million Section 108 loan to help finance the a childcare facility.

Estimate the number of extremely low-income, low-income, and moderate-income families to whom the jurisdiction will provide affordable housing as defined by HOME 91.315(b)(2)
The City has conditionally committed HOME funds to a project that proposes 71 units of affordable housing to households at 60% AMI or less. This project is undergoing an environmental review and working on lining up all its funding.

Consolidated Plan DALY CITY 104
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-50 Public Housing Accessibility and Involvement – 91.215(c) Need to Increase the Number of Accessible Units (if Required by a Section 504 Voluntary Compliance Agreement)
Not applicable. There is no public housing in Daly City.

Activities to Increase Resident Involvements
There is no public housing in Daly City. The City, however, did consult with HASMC who indicated that Housing Authority staff encourage residents to report maintenance issues inside and outside their apartments. This provides staff with valuable information, as well as gives the residents a sense of responsibility for their surroundings. Meetings are held with residents to inform them of all upcoming work scheduled to take place, gather resident feedback and special requests. There is a resident site representative in charge of general cleaning of the entire complex, as well as monitoring safety and resident compliance with House Rules.

Is the public housing agency designated as troubled under 24 CFR part 902? N/A
Plan to remove the ‘troubled’ designation
Not applicable.

Consolidated Plan DALY CITY 105
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-55 Barriers to affordable housing – 91.215(h)
Barriers to Affordable Housing
Strategy to Remove or Ameliorate the Barriers to Affordable Housing The City of Daly City’s strategy to remove or ameliorate the barriers to affordable housing focuses on the governmental constraints. This strategy looks at the constraints that increase development costs and how these costs may be reduced. As a result, the City has allowed for denser developments, reduced parking requirements for affordable housing projects, and a more streamlined review process for affordable housing projects.

The City cannot affect labor, land, or financing costs. However, it can help ameliorate the barrier of neighborhood opposition by encouraging developers to meet with neighborhood groups regarding their proposed projects. Such a meeting can help educate both the developer and the neighborhood on issues that need to be addressed in order to have a successful affordable housing project built.

Consolidated Plan DALY CITY 106
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-60 Homelessness Strategy – 91.215(d)
Reaching out to homeless persons (especially unsheltered persons) and assessing their individual needs
As mentioned previously, the Center on Homelessness which operates through the San Mateo County Human Service Agency, coordinates the homeless service delivery system in the County. Over the last decade, the County has partnered with cities and non-profit providers to implement multi-disciplinary Homeless Outreach Teams (HOT). The HOT teams conduct outreach, engage with unsheltered homeless people, work to identify their individual service needs, and assist with a housing plan. The HOT teams cover the whole County, with a focus on areas that have a large number of unsheltered and chronically homeless adults. The City is not a focus area as it does not have a large number of unsheltered persons relative to other areas in the County.

Located across from City Hall is the Daly City Community Service Center, which is part the County’s network of core service agencies that provide emergency rental assistance, case management and other housing assistance. The Center is part of the County’s Coordinated Entry System which provides initial screening and housing assessment to persons who are homeless.

Addressing the emergency and transitional housing needs of homeless persons Interim housing, both emergency shelter and transitional housing, is a critical element of San Mateo County’s homeless crisis response system. It is a short-term intervention designed to serve as a safety net for households who are unsheltered or in the midst of a housing crisis and have no alternative housing options. These programs provide an entry point into stabilization services and help move households towards permanent housing as quickly as possible.

The City, through its membership and participation in the Continuum of Care (CoC), is represented in discussions pertaining to the role of interim housing in the County’s homeless response system. There are currently 19 emergency shelter or transitional housing programs in the County. Some programs are dedicated to special populations, including programs for homeless youth, veterans and people experiencing domestic violence. The City has used CDBG funds to assist in the operations of several shelters (Family Crossroads, Safe Harbor, Maple St., and Spring Street). With the reduction of CDBG funds, the City is unable to continuing funding all these shelters. During the last Consolidated Plan period, it was able to fund Family Crossroads, transitional housing for families operated by LifeMoves, located in Daly City.

Helping homeless persons (especially chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth) make the transition to permanent housing and independent living, including shortening the period of time that

Consolidated Plan DALY CITY 107
OMB Control No: 2506-0117 (exp. 09/30/2021)
individuals and families experience homelessness, facilitating access for homeless individuals and families to affordable housing units, and preventing individuals and families who were recently homeless from becoming homeless again.

As mentioned earlier, Daly City is located in a county and region where the cost of housing is very high, making it extremely difficult to find permanent housing for those who have become homeless. As part of the County’s effort to transition homeless individuals to permanent housing, the County supports rapid re-housing programs. Data suggests that rapid re-housing can be an important tool for moving people out of homelessness and into permanent housing, especially if combined with housing location and stabilization services. Currently there are several CoC-funded rapid re-housing programs operating in the County. There are two such program serving veterans funded through the Veterans Administration. Another important component of transitioning people into permanent housing is maximizing the inventory of permanent supportive housing (PSH). The County prioritizes its PSH inventory for chronically homeless people with very high service needs and high levels of functional impairment.

Help low-income individuals and families avoid becoming homeless, especially extremely low-income individuals and families who are likely to become homeless after being discharged from a publicly funded institution or system of care, or who are receiving assistance from public and private agencies that address housing, health, social services, employment, education or youth needs
The County’s Human Service Agency works collaboratively with system partners (foster care, hospitals, treatment programs, jail) to integrate into discharge policies and protocols the County’s homeless service delivery system. This system assists in identifying housing solutions and entering the shelter system would be a last resort. The County’s plan to end homelessness has a goal that all individuals exiting an institution will have access to interim housing if needed and a permanent housing plan prior to discharge. This will require coordination with discharge units to support reunification with the client’s home community and expansion or repurposing of dedicated interim housing for clients exiting institutions.

Consolidated Plan DALY CITY 108
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-65 Lead based paint Hazards – 91.215(i)
Actions to address LBP hazards and increase access to housing without LBP hazards The City’s actions to address LBP hazards and increase access to housing without LBP hazards include the following:
• Continue the lead hazard evaluation and reduction activities of Daly City’s Residential Rehabilitation Program and CDBG-funded minor home repair programs. • Cooperate with the County of San Mateo, other local jurisdictions and the private sector in efforts to reduce lead-based hazards.
• Provide public information and education on lead-based paint hazards.

How are the actions listed above related to the extent of lead poisoning and hazards? The action of lead hazard evaluation is directly related to the extent of lead poisoning and hazards. The rehabilitation program tests for lead when necessary and requires contractors to conduct safe practices to minimize lead hazards.

How are the actions listed above integrated into housing policies and procedures? As part of the City’s housing policies and procedures, all households receiving rehabilitation assistance are given the “HUD/EPA booklet “Protect your Family from Lead in your HOME.” In addition, alead paint assessment under HUD Appendix A environment checklist is completed as required for each unit.

Consolidated Plan DALY CITY 109
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-70 Anti-Poverty Strategy – 91.215(j)
Jurisdiction Goals, Programs and Policies for reducing the number of Poverty-Level Families The City’s anti-poverty strategy is to encourage economic development, support services that enable low income persons to obtain or maintain employment, and facilitate access to various services available to poverty-level families. Economic development generates jobs which in turn improve economic opportunities for lower income households. Public services that provide childcare or literacy training help poverty –level families maintain employment or improve their job skills. The Daly City Community Center provides information and referral to assist poverty-level families access benefits and assistance for which they may be eligible. The City's proposal to build a childcare center can also help as an anti-poverty strategy because it may allow more people with small children to enter the workforce. The lack of affordable childcare has sometimes been a detriment for households with small children.

How are the Jurisdiction poverty reducing goals, programs, and policies coordinated with this affordable housing plan
Inadequate income, due to underemployment/unemployment or loss of welfare benefits, contributes to homelessness, overcrowding, and other housing problems. In this sense, the City’s anti-poverty strategy to increase economic opportunities, are directly related to the City’s housing strategies. Families need incomes to afford housing, and housing must be affordable on their incomes. Through the City’s efforts to encourage economic development, to support public services for lower income households, and to provide coordination and access of services through the Daly City Community Service Center, the goals of combating poverty and providing housing are tied together.

Consolidated Plan DALY CITY 110
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-80 Monitoring – 91.230
Describe the standards and procedures that the jurisdiction will use to monitor activities carried out in furtherance of the plan and will use to ensure long-term compliance with requirements of the programs involved, including minority business outreach and the comprehensive planning requirements
The City’s Economic and Community Development (ECD) department has established monitoring procedures and monitoring checklist to ensure that its subrecipients comply with federal program requirements and City policies. These monitoring activities include desk review of requests for reimbursements so ECD staff can ensure compliance with eligible CDBG expenditures, and on-site monitoring visits where ECD staff can reviews program files and meet with program staff. The City also has monitoring procedures for its HOME-assisted projects, conducting on-site physical inspections and reviewing tenant rolls and files. For both CDBG and HOME-assisted projects, the City often coordinates on-site monitoring visits with neighboring entitlement or participating jurisdictions that have also funded the same project. This coordination helps facilitate the monitoring process for both the ECD and the subrecipients.

The City prepares a number of reports to HUD which serve as a check on compliance with HUD requirements such as minority business outreach and comprehensive planning requirements. ECD prepares a calendar for the program year which identifies the public hearing and noticing requirements schedule for the HUD Consolidated Plan and Annual Plan, as well as the Consolidated Annual Performance and Evaluation Report (CAPER).

Consolidated Plan DALY CITY 111
OMB Control No: 2506-0117 (exp. 09/30/2021)
Expected Resources
AP-15 Expected Resources – 91.220(c)(1,2)
Introduction
Listed below is information on the anticipated amount of CDBG and HOME funding from the Department of Housing and Urban Development. The expected amounts available for the remainder of the Consolidated Plan takes the Year 1 allocation plus program income and multiples it by four. The CDBG and HOME funds are a portion of the actual costs to address the priority needs identified. The City will continue to explore other sources of funding at the local, regional and State levels, and will work with its public and private partners in doing so. The City will apply for an estimated $3.2 million Section 108 loan to help finance the construction of an early learning/childcare center.

Anticipated Resources
Program Source
of Funds
Uses of Funds Expected Amount Available Year 1 Expected Amount
Available
Remainder
of ConPlan
$
Narrative Description
Annual
Allocation:
$
Program
Income:
$
Prior Year
Resources:
$
Total:
$
CDBG public -
federal
Acquisition
Admin and
Planning
Economic
Development
Housing
Public
Improvements
Public Services 977,893 48,000 406,578 1,432,471 4,103,572 CDBG funds will be used to address
housing needs, costs related with a
Section 108 loan, provide public services
and public facilities, and program
administration. If funding allows, funds
may be used for economic development.

Consolidated Plan DALY CITY 112
OMB Control No: 2506-0117 (exp. 09/30/2021)
Program Source
of Funds
Uses of Funds Expected Amount Available Year 1 Expected Amount
Available
Remainder
of ConPlan
$
Narrative Description
Annual
Allocation:
$
Program
Income:
$
Prior Year
Resources:
$
Total:
$
HOME public -
federal
Acquisition
Homebuyer
assistance
Homeowner
rehab
Multifamily
rental new
construction
Multifamily
rental rehab
New
construction for
ownership
TBRA 354,725 0 1,129,804 1,484,529 1,418,900
HOME funds will be used to increase or
improve the supply of affordable
housing.

Table 54 - Expected Resources – Priority Table
Explain how federal funds will leverage those additional resources (private, state and local funds), including a description of how matching requirements will be satisfied
Because no one source of funding is sufficient to complete an affordable housing project, various funding sources will need to be combined to fully fund a project. Federal funds alone are not enough to fund a development. Past projects have included public sources of funding as well as private funds, such as monies raised by Habitat for Humanity from individual donors and private foundations. The City will satisfy its matching requirements by encouraging and partnering with developers to compete for tax credits, State funding, and other sources for which projects are eligible.

Consolidated Plan DALY CITY 113
OMB Control No: 2506-0117 (exp. 09/30/2021)
If appropriate, describe publically owned land or property located within the jurisdiction that may be used to address the needs identified in the plan The San Mateo County Housing Authority owns land in the Bayshore neighborhood and is working with Mid-Peninsula Housing to redevelop the 150-unit Midway Village site for more affordable housing. The Daly City Housing Development Finance Agency also owns land in the Bayshore neighborhood that is adjacent to the Cow Palace. The Agency has an executed Exclusive Right to Negotiate with Bridge Housing, a nonprofit housing developer, to develop affordable housing on the site. Both sites present opportunities to address the need for more affordable housing identified in the Plan.

Discussion
The previous Consolidated Plan period has seen CDBG and HOME allocations rise and fall slightly. The estimated amounts for the remainder of the upcoming Consolidated Plan period are based on the Year 1 allocation. CDBG and HOME funds allow the City to support community organizations that provide valuable services to lower income residents and to build much needed affordable housing. This financial support helps organizations and development projects raise funding from other public and private sources.

Consolidated Plan DALY CITY 114
OMB Control No: 2506-0117 (exp. 09/30/2021)
Annual Goals and Objectives
AP-20 Annual Goals and Objectives
Goals Summary Information
Sort
Order
Goal Name Start
Year
End
Year
Category Geographic
Area
Needs Addressed Funding Goal Outcome Indicator
1 Develop new
affordable ownership
units
2018 2023 Affordable
Housing
Increase the supply
of affordable
housing
Preserve housing
affordability
2 Develop new
affordable rental
units
2018 2023 Affordable
Housing
Increase the supply
of affordable
housing
CDBG: $0
HOME:
$1,246,147
Rental units constructed: 71
Household Housing Unit
3 Fund residential
accessibility
improvements.
2018 2023 Affordable
Housing
Non-Homeless
Special Needs
Maintain and
improve the
housing stock
CDBG:
$20,000
Homeowner Housing
Rehabilitated: 10 Household
Housing Unit
4 Acquisition and
Rehab
2018 2023 Affordable
Housing
Preserve housing
affordability
5 Affirmatively further
fair housing
2018 2023 Affordable
Housing
Fair housing
Preserve housing
affordability
CDBG:
$20,000

Consolidated Plan DALY CITY 115
OMB Control No: 2506-0117 (exp. 09/30/2021)
Sort
Order
Goal Name Start
Year
End
Year
Category Geographic
Area
Needs Addressed Funding Goal Outcome Indicator
6 Provide Residential
Rehabilitation
Program
2018 2023 Affordable
Housing
Non-Homeless
Special Needs
Maintain and
improve the
housing stock
CDBG:
$715,062
Homeowner Housing
Rehabilitated: 13 Household
Housing Unit
7 Provide public
services
2018 2023 Non-Housing
Community
Development
Public Services CDBG:
$50,000
Public service activities other
than Low/Moderate Income
Housing Benefit: 60 Persons
Assisted
8 Provide public
services for the
homeless
2018 2023 Homeless Public Services CDBG:
$18,000
Public service activities for
Low/Moderate Income Housing
Benefit: 30 Households
Assisted
9 Encourage economic
development
2023 2027 Non-Housing
Community
Development
Economic
Development
CDBG:
$35,000
Businesses assisted: 40
Businesses Assisted
10 Maintain, provide,
and improve public
facilities
2023 2027 Non-Housing
Community
Development
Maintain, improve,
and provide public
facilities
CDBG:
$389,230
Table 55 – Goals Summary
Goal Descriptions
1 Goal Name Develop new affordable ownership units
Goal Description

Consolidated Plan DALY CITY 116
OMB Control No: 2506-0117 (exp. 09/30/2021)
2 Goal Name Develop new affordable rental units
Goal Description
3 Goal Name Fund residential accessibility improvements.

Goal Description
4 Goal Name Acquisition and Rehab
Goal Description
5 Goal Name Affirmatively further fair housing
Goal Description
6 Goal Name Provide Residential Rehabilitation Program
Goal Description This goal includes the work of the City program, Habitat for Humanity and Rebuilding Together. 7 Goal Name Provide public services
Goal Description This goal includes the work of Peninsula Family Services and Project Read. 8 Goal Name Provide public services for the homeless
Goal Description
9 Goal Name Encourage economic development
Goal Description
10 Goal Name Maintain, provide, and improve public facilities Goal Description Work on development of Early Learning Childcare Center. This will include costs associated with a Section 108 loan.

Consolidated Plan DALY CITY 117
OMB Control No: 2506-0117 (exp. 09/30/2021)
Projects
AP-35 Projects – 91.220(d)
Introduction
The City issued a Request for Proposal (RFP) in December 2022 for FY23-24 CDBG funds. Various community service agencies submitted applications and the City was able to fund requests. The City has a two-year CDBG funding cycle and will not issue an RFP for FY24-25 CDBG funds. Activities funded in FY23-24 will be renewed pending CDBG and HOME funding availability in 24-25 and satisfactory project performance. The City will be applying for a Section 108 loan to help finance an Early Learning Childcare Center on City property. The City will continue to assess affordable housing projects in which to invest its HOME funds.

Projects
# Project Name
1 2023 CDBG Program Administration
2 Rebuilding Together Minor Home Repair
3 Residential Rehab Program
4 CID/Housing Accessibility Modification (HAM) Program
5 LifeMoves Family Crossroads
6 Project Sentinel/Fair Housing
7 2023 HOME program administration
8 Affordable Housing Development
9 Peninsula Family Service
10 Early Learning Childcare Center
11 Microenterprise Assistance
12 Project Read
Table 56 – Project Information
Describe the reasons for allocation priorities and any obstacles to addressing underserved needs
Affordable housing is an underserved need in the City. The City has prioritized the allocation of housing rehabilitation because maintaining and improving the housing stock continues to be an important key to maintaining housing affordability. It is more cost-efficient for residents to stay and improve their homes, as opposed to buying a new home elsewhere when the cost of for-sale housing is out of reach for many people. The City was able to fund all funding requests for CDBG funds.

In recent years, there have been some organizations that have chosen not to apply for CDBG funds because they find the administration of the funds to be burdensome. Additionally, the high cost of living

Consolidated Plan DALY CITY 118
OMB Control No: 2506-0117 (exp. 09/30/2021)
is presenting a challenge to nonprofit organizations that are having difficult retraining staff. Both of these are obstacles to addressing underserved needs.

Affordable housing continues to be an underserved need. An obstacle to meeting this need is the high cost of construction and limited funds available for affordable housing. Daly City will use its HOME funds towards developing affordable housing and partnering with affordable housing developers to leverage these limited funds with other sources.

Consolidated Plan DALY CITY 119
OMB Control No: 2506-0117 (exp. 09/30/2021)
AP-38 Project Summary
Project Summary Information

Consolidated Plan DALY CITY 120
OMB Control No: 2506-0117 (exp. 09/30/2021)
1 Project Name 2023 CDBG Program Administration
Target Area Daly City
Goals Supported
Needs Addressed General Administration/Fair Housing
Funding CDBG: $185,179
Description Program administration for PY23-24 CDBG allocation.

Target Date 6/30/2024
Estimate the number
and type of families that
will benefit from the
proposed activities
Not applicable
Location Description 333 - 90th St., Daly City, CA
Planned Activities Writing reports, planning activities, monitoring contracts, ensuring compliance with CDBG requirements
2 Project Name Rebuilding Together Minor Home Repair
Target Area Daly City
Goals Supported Provide Residential Rehabilitation Program Needs Addressed Maintain and improve the housing stock
Funding CDBG: $63,000
Description Safe at Home minor home repair program for low income households.

Target Date 6/30/2024
Estimate the number
and type of families that
will benefit from the
proposed activities
It is estimated that seven low income households will benefit.

Location Description Daly City locations to be determined during program year.

Planned Activities This project consists of Rebuilding Together Safe at Home program that provides minor home repair assistance.
3 Project Name Residential Rehab Program
Target Area Daly City
Goals Supported Provide Residential Rehabilitation Program Needs Addressed Maintain and improve the housing stock
Funding CDBG: $652,062

Consolidated Plan DALY CITY 121
OMB Control No: 2506-0117 (exp. 09/30/2021)
Description This project will include housing rehabilitation programs provided by the City and Habitat for Humanity.

Target Date 6/30/2024
Estimate the number
and type of families that
will benefit from the
proposed activities
It is estimated six low income households will benefit.

Location Description Daly City locations to be determined during program year.

Planned Activities
4 Project Name CID/Housing Accessibility Modification (HAM) Program Target Area Daly City
Goals Supported Fund residential accessibility improvements.

Needs Addressed Maintain and improve the housing stock
Funding CDBG: $20,000
Description Provide home accessibility modifications such as ramps and grab bars.

Target Date 6/30/2024
Estimate the number
and type of families that
will benefit from the
proposed activities
It is estimated that ten lower income households will benefit.

Location Description Daly City, specific locations to be determined.

Planned Activities Install grab bars, shower heads, ramps and other accessibility features as needed.
5 Project Name LifeMoves Family Crossroads
Target Area Daly City
Goals Supported Provide public services for the homeless Needs Addressed Public Services
Funding CDBG: $18,000
Description Provide temporary transitional housing and services to homeless families. Services include case management, intake and assessment, and community referrals.

Target Date 6/30/2024

Consolidated Plan DALY CITY 122
OMB Control No: 2506-0117 (exp. 09/30/2021)
Estimate the number
and type of families that
will benefit from the
proposed activities
it is estimated that 12 homeless households (30 persons) will be assisted.

Location Description 50 Hillcrest, Daly City, CA
Planned Activities Provide transitional housing to homeless families. All clients will receive individualized case management and housing information and referrals. 6 Project Name Project Sentinel/Fair Housing
Target Area Daly City
Goals Supported Affirmatively further fair housing
Needs Addressed General Administration/Fair Housing
Funding CDBG: $20,000
Description Fair housing program that includes public information and education on fair housing, referrals, and investigation of fair housing complaints.

Program will also include conducting fair housing audits.

Target Date 6/30/2024
Estimate the number
and type of families that
will benefit from the
proposed activities
It is estimated that six households will beenfit from cases and/or investigations of fair housing complaints. More persons will benefit from fair housing education through outreach and presentations as well as fair housing audits. This is a fair housing project subject to the Admin cap.

Location Description Daly City, CA
Planned Activities Provide fair housing activities to include fair housing information and referral, investigations of bona fide fair housing complaints, and offering of tester training. Conduct fair housing audits. 7 Project Name 2023 HOME program administration
Target Area Daly City
Goals Supported
Needs Addressed General Administration/Fair Housing
Funding HOME: $35,472
Description 2023 HOME program administration.

Target Date 6/30/2024

Consolidated Plan DALY CITY 123
OMB Control No: 2506-0117 (exp. 09/30/2021)
Estimate the number
and type of families that
will benefit from the
proposed activities
Not applicable.

Location Description City Hall, 333 - 90th Street, Daly City Planned Activities HOME program administration which includes monitoring HOME projects, meeting with affordable housing developers, and preparing reports and plans.
8 Project Name Affordable Housing Development
Target Area
Goals Supported Develop new affordable rental units
Needs Addressed Increase the supply of affordable housing Funding HOME: $1,566,015
Description The City is exploring eligible affordable housing developments for HOME investment. The funds for this project include $319,252 of PY23- 24 HOME funds; $351,377 of PY22-23 HOME funds; $350,761 of PY21- 22 HOME funds; $285,557 of PY20-21 HOME funds; and $259,068 of PY19-20 HOME funds.

Target Date 6/30/2024
Estimate the number
and type of families that
will benefit from the
proposed activities
The City is exploring eligible affordable housing developments for HOME investment. Currently, the City has conditionally committed about $1.2 million in prior year HOME funds for the development of a 71-unit affordable housing development and proposes to allocate FY23- 24 HOME funds to the project.

Location Description Daly City, CA
Planned Activities Affordable housing developement.
9 Project Name Peninsula Family Service
Target Area
Goals Supported Provide public services
Needs Addressed Public Services
Funding CDBG: $30,000
Description Provide year-round full-time subsidized child care services for low income families.

Target Date 6/30/2024

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Estimate the number
and type of families that
will benefit from the
proposed activities
It is estimated that 30 low income children will benefit.

Location Description 7222 Mission Street, Daly City, CA Planned Activities Provide subsidized childcare services for young children, infants to toddlers. The program employs a child-centered curriculum based on best teaching practices.
10 Project Name Early Learning Childcare Center
Target Area Daly City
Goals Supported Maintain, provide, and improve public facilities Needs Addressed Maintain, improve, and provide public facilities Funding CDBG: $389,230
Description
Target Date
Estimate the number
and type of families that
will benefit from the
proposed activities
It is estimated that when it is built, the center can serve 36 low income children.

Location Description Daly City
Planned Activities Apply for Section 108 loan, pre-construction and development. 11 Project Name Microenterprise Assistance
Target Area Daly City
Goals Supported Encourage economic development
Needs Addressed Economic Development
Funding CDBG: $35,000
Description Provide microenterprise assistance and entrepreneurship training through Renaissance Entrepreneurship Center.

Target Date 6/30/2024
Estimate the number
and type of families that
will benefit from the
proposed activities
It estimated that 40 lower income persons engaged in microenterprise and/or entrepreneurship will be assisted.

Location Description Daly City, specific located to be determined.

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Planned Activities Provide technical assistance and education to microenterprises and low income entrepreneurs.
12 Project Name Project Read
Target Area Daly City
Goals Supported
Needs Addressed
Funding CDBG: $20,000
Description Literacy program to help English-speaking adults improve their reading and writing skills.

Target Date 6/30/2024
Estimate the number
and type of families that
will benefit from the
proposed activities
It is estimated that 30 low income persons will benefit.

Location Description Project Read learners and tutors meet at the Daly City libraries, at the Jefferson Adult School, or virtually.

Planned Activities Provide free individualized tutoring to English-speaking adults to help them improve their reading and writing skills, skills that are important life and job skills. Provide training and support to volunteer tutors.

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AP-50 Geographic Distribution – 91.220(f)
Description of the geographic areas of the entitlement (including areas of low-income and minority concentration) where assistance will be directed In FY23-24, assistance is not directed to a geographic area within the City. Daly City is a densely populated area only covering about 8 square miles. Public services are located in different areas of the City and are accessible and available to lower income residents. The residential rehabilitation and minor home repair programs are available to income eligible households throughout the City. Other projects are all accessible by public transportation.

Geographic Distribution
Target Area Percentage of Funds
Table 57 – Geographic Distribution
Rationale for the priorities for allocating investments geographically Not applicable.

Discussion
Discussion
Public improvement projects are located in low income census tracts as required by CDBG. Opportunities for housing development are primarily located on in-fill sites in or close to Mission St., Geneva Avenue, and other areas in proximity to public transit. Investment in these housing opportunities is in line with the region’s focus on infill housing and transportation-oriented development. There may be additional funds available for affordable housing development in these priority-development areas.

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Affordable Housing
AP-55 Affordable Housing – 91.220(g)
Introduction
Affordable housing support for the non-homeless will include the City’s Residential Rehab program and support for Habitat for Humanity’s Rehab program and Rebuilding Together Peninsula’s Safe at Home minor home repair program. The City’s affordable housing goal for special needs is incorporated in its support for the Center for the Independence of the Disabled’s (CIID) program to provide home accessibility modifications for the physically disabled.

The City provides support to Legal Aid to assist lower Income tenants with housing related issues such as eviction and tenant/landlord disputes. The assistance helps households maintain their housing but are not reported in the tables below. This assistance is provided not with CDBG funds, but with funds received from the American Recovery Act. Also not included in the tables below are the goals for Life Move’' Family Crossroads program in Daly City which provides transitional shelter and case management to homeless families.

One Year Goals for the Number of Households to be Supported Homeless 0
Non-Homeless 13
Special-Needs 10
Total 23
Table 58–- One Year Goals for Affordable Housing by Support Requirement One Year Goals for the Number of Households Supported Through Rental Assistance 0
The Production of New Units 0
Rehab of Existing Units 23
Acquisition of Existing Units 0
Total 23
Table 59–- One Year Goals for Affordable Housing by Support Type Discussion
T
The City’s one- year goals above show the number of households to be supported through the CDBGfunded housing rehabilitation and minor home repair programs. The City also provides support to Legal Aid to assist lower income tenants with housing related issues such as eviction and tenant/landlord disputes. The assistance helps households maintain their housing but are not reported in the tables above. Also not included in the tables are the goals for Life Moves' Family Crossroads program in Daly

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City which provides transitional shelter and case management to homeless families.

The City continues to work with developers to explore the development of affordable housing. It is currently in discussion with Bridge Housing regarding development of land owned by Daly City Housing Finance Agency (DCHFA) in the Bayshore neighborhood. Production numbers related to this development are not included in the tables above because entitlements have not yet been approved for the site. Additionally, the City is continually exploring other projects in which it can invest its HOME funds. This process takes time particularly since the use of HOME funds requires that funding is secured for the project, a process that can take several years. It has conditional commitments of HOME funds for a 71-unit affordable housing development that is working on lining up its financing.

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AP-60 Public Housing – 91.220(h)
Introduction
There is no public housing in Daly City. Midway Village, a 150-unit housing complex located in the Bayshore neighborhood in the southeast area of Daly City, was removed of its Public Housing status in 2011. Replacement vouchers were issued to the residents who were given the option to stay or move elsewhere using their voucher.

Actions planned during the next year to address the needs to public housing The City will work with HACSM as needed and requested. Currently, the County of San Mateo has plans to redevelop Midway Village and increase the number of units on site. The City will work with the County to facilitate community outreach in the neighborhood with regards to their proposed redevelopment.

Actions to encourage public housing residents to become more involved in management and participate in homeownership
The City will work with the HACSM as needed to encourage housing residents to become more involved in management and participate in ownership.

If the PHA is designated as troubled, describe the manner in which financial assistance will be provided or other assistance
Not applicable. The PHA is not designated as troubled.

Discussion
There is currently no Public Housing in Daly City. As indicated above, Midway Village used to be Public Housing but disposed of this status in 2011. The property is now owned by SAMCHAI (San Mateo County Housing Authority, Inc), a wholly owned nonprofit affiliate of HACSM. There are plans to redevelop the site and increase its density. The City will work with the County and the developer to help facilitate outreach to the community about the project.

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AP-65 Homeless and Other Special Needs Activities – 91.220(i) Introduction
The City will collaborate with other governmental and nonprofit organizations in its homeless and other special needs activities. The City meets at least quarterly with other entitlement communities in the County, and at least quarterly with the County’s Continuum of Care (CoC) collaborative. Participation in the Continuum of Care has been integral to the City’s efforts to address homelessness. The CoC has set up subcommittees to work on a range of system-wide planning efforts to achieve the following outcomes:
• Reductions in total numbers of homeless people;
• Reductions in the number of new entries into homelessness; • Reductions in the rate of returns to homelessness; and • Reductions in the length of time people are homeless.

Describe the jurisdictions one-year goals and actions for reducing and ending homelessness including
Reaching out to homeless persons (especially unsheltered persons) and assessing their individual needs
• The City will work with Daly City Partnership to operate the Daly City Community Service Center which conducts client intake to assess individual needs and makes referrals to emergency shelters. The Daly City Community Service Center is part of the Core Service Agency Network of San Mateo County, a network of eight agencies located throughout the County that provide general information and referral resources for emergency shelter, food, clothing, utilities assistance, employment information and short-term case management. It is part of the County's coordinated entry system for accessing homeless services. • The Economic and Community Development department will continue to work with the City's Police department and Community Service Center to discuss outreach to homeless persons and suggest areas of coordination where possible.

Addressing the emergency shelter and transitional housing needs of homeless persons • The City will provide CDBG funding for Family Crossroads in Daly City, a transitional housing family shelter operated by LifeMoves.
• The City will work with Daly City Partnership to operate the Daly City Community Service Center which conducts client intake to assess individual needs and makes referrals to emergency shelters. The Daly City Community Service Center is part of the Core Service Agency network of San Mateo County, a network of eight agencies located throughout the County that provides general information and referral resources for emergency shelter, food, clothing, utilities

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assistance, employment information and short-term management. It is part of the County's coordinated entry system for accessing homeless services. • The Economic and Community Development department will continue to work with the City's Police department and Community Service Center to discuss outreach to homeless persons and suggest areas of coordination where possible.

Helping homeless persons (especially chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth) make the transition to permanent housing and independent living, including shortening the period of time that individuals and families experience homelessness, facilitating access for homeless individuals and families to affordable housing units, and preventing individuals and families who were recently homeless from becoming homeless again
• The City will provide CDBG funds to LifeMoves for operation of emergency and transitional shelters that serve homeless Daly City residents. LifeMoves provides case management to the families and individuals they shelter to help them become stable and transition to permanent housing.
• The City will actively engage in the Continuum of Care policy discussions and efforts to help the various populations of homeless persons transition to permanent housing. Previous policy discussions have included the establishment of performance standards to assist in the evaluation of current programs that help the homeless. The performance standards help identify best practices and areas of improvement.
• The City will collaborate with homeless service providers and serve as a resource as needed.

Helping low-income individuals and families avoid becoming homeless, especially extremely low-income individuals and families and those who are: being discharged from publicly funded institutions and systems of care (such as health care facilities, mental health facilities, foster care and other youth facilities, and corrections programs and institutions); or, receiving assistance from public or private agencies that address housing, health, social services, employment, education, or youth needs
• The City will work with Daly City Partnership to operate its Daly City Community Service Center which conducts client intake and makes referrals to emergency shelters. • The City will engage in the Continuum of Care policy discussions and efforts to coordinate discharge policies of public funded institutions and systems of care. • The City, both through the Community Service Center and the Economic and Community Development department, will continue to learn about and develop relationships with the various community agencies that can provide services to help low-income individuals and families avoid homelessness.

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Discussion
The San Mateo County Continuum of Care (CoC) guides the implementation of the County’s housing and social service system to meet the needs of homeless individuals and families. The County Department of Housing and the City of Daly City, along with the other three entitlement cities in the County, have seats on the CoC Steering Committee. The City will work with the CoC to meet the needs of the homeless and other special needs.

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AP-75 Barriers to affordable housing – 91.220(j)
Introduction:

The limited availability of developable vacant land, the high cost of construction, and community opposition to development are all barriers to housing development. These barriers become more pronounced with affordable housing. Unlike market rate housing, there is no for-profit motivation to build affordable housing so affordable housing development is more dependent on public funding. With the loss of redevelopment in California and reductions to the HOME program, there is less funding available to address the high costs of construction and ability to acquire land. Negative perceptions of affordable housing also contribute to community opposition. The City will work with affordable housing developers to address these barriers to affordable housing.

Actions it planned to remove or ameliorate the negative effects of public policies that serve as barriers to affordable housing such as land use controls, tax policies affecting land, zoning ordinances, building codes, fees and charges, growth limitations, and policies affecting the return on residential investment
The City will continue to implement the following actions to reduce barriers to affordable housing:
• Continue the process of updating the City's zoning ordinance to facilitate and encourage the construction of higher-density mixed-use developments along Mission Street and Geneva Avenue and locations within close proximity to public transit. • Improve the public’s perception and acceptance of affordable housing by assisting experienced housing developers to create attractive, well-managed developments and by requiring that developers conduct community meetings regarding their proposed affordable housing projects. • Provide reduced parking requirements for affordable housing developments. • Allow the construction of additional second units throughout the City. • Avoid rezoning properties that are presently designated or zoned for residential uses for nonresidential uses. • Provide one-stop permitting and parallel building plan checking through the Building Division, Planning Division, and Department of Public Works as an effort to streamline project approvals.

Discussion:

The City’s updated Housing Element outlines tasks with the aim of increasing the supply of housing. These tasks include exploring incentive programs for lot mergers and increasing minimum lot sizes along the commercial corridors to encourage higher density and mixed use developments, reducing parking requriements, and formalizing a plan check prioritization system that would give priority to affordable housing projects. More information on the City's Housing Element, a component of the City's General Plan, can be found at www.dalycity.org/housingelement.

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AP-85 Other Actions – 91.220(k)
Introduction:

Actions planned to address obstacles to meeting underserved needs The housing and community development needs in Daly City exceed the City’s resources to meet them. Consequently, the City attempts to leverage resources from other government programs and private sources. The City will address obstacles to meeting underserved needs by collaborating with other public and private agencies and pursuing funding sources as they become available for specific priority activities.

Actions planned to foster and maintain affordable housing • Monitor its existing stock of deed-restricted affordable housing units through property inspections and continued relationships with property managers. • Explore other funding sources for affordable housing such as private and regional/state funding opportunities.
• Encourage higher density mixed-use developments.
• Review and update the City's Affordable Housing Ordinance adopted in April 2014 in response to new State housing laws passed in 2017.
• Collaborate with regional public and private agencies working to promote affordable housing.

Actions planned to reduce lead-based paint hazards
The City’s actions to reduce lead-based paint hazards include:
• Provide lead hazard notification, evaluation, and reduction in its residential rehabilitation program.
• Provide information referrals and requiring abatement of lead hazards in housing units where children under the age of six reside.
• Provide information to contractors about training and certifications needed to provide leadbased paint abatement services. • Coordinate with the County of San Mateo, other local jurisdictions and the private sector in efforts to reduce lead-based paint hazards.

Actions planned to reduce the number of poverty-level families As expressed earlier in the Consolidated Plan, the goals of the City’s efforts to reduce the number of poverty level families are to encourage economic development, support services that enable low

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income persons to obtain or maintain employment, and facilitate access to various services available to poverty-level families. These goals guide the City’s actions to reduce the number of poverty-level families which include:
• Support public services that provide assistance to very low income families. • Provide information and referral at the Daly City Community Service Center to connect very low income families to various programs and services such as rental and utility assistance. • Subject to funding availability, provide technical assistance and support to microenterprises and potential entrepreneurs to encourage their success and job creation. • Enhance employment opportunities for very low income residents by establishing, when appropriate, first source hiring agreements.

Actions planned to develop institutional structure
Actions to develop institutional structure include:
• On-going efforts to streamline the review and approval process for new developments • Assist nonprofit service providers through the CDBG program • Conduct outreach to potential private sector partners in affordable housing development (i.e. lenders, realtors)
• Work with local foundations and public agencies to access their programs to assist low and moderate income residents
• Participate in the Continuum of Care and coordinating with homeless service providers • Participate in local and regional collaborations to address housing and special needs. This includes on-going quarterly meetings with other CDBG and HOME grantees in the County to coordinate training and technical assistance for city and County staff and their subrecipients.

Actions planned to enhance coordination between public and private housing and social service agencies
Actions to enhance coordination between public and private housing and social service agencies include:
• Participate in the Continuum of Care
• Coordinate with other local and regional jurisdictions on efforts to foster affordable housing and assist low income households
• Update information on existing and identifying new agencies and or collaboratives of social service agencies serving Daly City residents.

Discussion:

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Program Specific Requirements
AP-90 Program Specific Requirements – 91.220(l)(1,2,4)
Introduction:

Community Development Block Grant Program (CDBG)
Reference 24 CFR 91.220(l)(1)
Projects planned with all CDBG funds expected to be available during the year are identified in the Projects Table. The following identifies program income that is available for use that is included in projects to be carried out.

1. The total amount of program income that will have been received before the start of the next program year and that has not yet been reprogrammed 48,000

2. The amount of proceeds from section 108 loan guarantees that will be used during the year to address the priority needs and specific objectives identified in the grantee's strategic plan. 0

3. The amount of surplus funds from urban renewal settlements 0

4. The amount of any grant funds returned to the line of credit for which the planned use has not been included in a prior statement or plan 0

5. The amount of income from float-funded activities 0
Total Program Income: 48,000
Other CDBG Requirements

1. The amount of urgent need activities 0

2. The estimated percentage of CDBG funds that will be used for activities that benefit persons of low and moderate income. Overall Benefit - A consecutive period of one, two or three years may be used to determine that a minimum overall benefit of 70% of CDBG funds is used to benefit persons of low and moderate income. Specify the years covered that include this Annual Action Plan. 100.00% HOME Investment Partnership Program (HOME)
Reference 24 CFR 91.220(l)(2)

1. A description of other forms of investment being used beyond those identified in Section 92.205 is as follows:

The City does not intend to use other forms of investment beyond those identified in Section

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92.205. If and when the City decides to offer other forms of investment not found in Section

92.205, it will then revise its Consolidated Plan to include them. The forms of investment described in Section 92.205 are: equity investments, interest bearing loans or advances, non-interest bearing loans or advances, interest subsidies, deferred payment loans, and grants.

2. A description of the guidelines that will be used for resale or recapture of HOME funds when used for homebuyer activities as required in 92.254, is as follows:

The City shall use resale to ensure affordability of its homebuyer activities. The City requires homebuyers to submit an annual certification of principal residency throughout the affordability period specified.

A Deed of Trust (securing the HOME promissory note) and a Resale Restriction Agreement are recorded against the property for a term of 45 years. No payment is due on the loan until the unit is sold. At that time a new eligible buyer assumes the loan, or is paid back to the City if a new eligible buyer is not found. The City has the right and option to purchase the unit at the time of sale. (This option to repurchase is also granted to Habitat for Humanity for its developments). The Resale Restriction specifies that subsequent buyers of a HOME-assisted unit must meet income requirements (household income no more than 80% of area median income).

The City does not intend to use FY18-19 HOME funds to assist homebuyers.

3. A description of the guidelines for resale or recapture that ensures the affordability of units acquired with HOME funds? See 24 CFR 92.254(a)(4) are as follows:

The City shall ensure the affordability of units for the affordability period through the Resale Restriction recorded on the property, and not through a presumption of affordability. The Resale Restriction specifies the calculation for the resale price. The resale price is calculated as the original purchase price adjusted by the percentage change in the area median income (as published annually by HUD). Quality improvements to the property, if any, are also taken into consideration. The resale price provides the buyer with a fair return on investment, which is defined as the buyer’s initial investment during the affordability period. Generally, this includes the amount of the down payment and documented costs of capital improvements.

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4. Plans for using HOME funds to refinance existing debt secured by multifamily housing that is rehabilitated with HOME funds along with a description of the refinancing guidelines required that will be used under 24 CFR 92.206(b), are as follows:

HOME funds will not be used to refinance existing debt secured by multifamily housing that is rehabilitated with HOME funds.

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City Council Meeting Agenda Report Item # _____
Meeting Date: April 24, 2023
Subject: Introduction of Ordinance Adding Chapter 9.60 Re: Firearm Safe Storage Recommended Action
Staff recommends the City Council conduct a public hearing and introduce the attached ordinance adding Chapter 9.60 to the Daly City Municipal Code adopting a Firearm Safe Storage requirement.

Background
On March 27, 2023, Council set April 24, 2023, during the regularly scheduled council meeting, as the time and place for the first reading and public presentation of the attached ordinance for Firearm Safe Storage.

Discussion
Research shows access to unsecured firearms can have significant impacts on intentional and accidental injury and death rates, especially involving youth, and often with substantial inequities by race, ethnicity, and socioeconomic status. While the best prevention is to remove firearms, the next best solution is to ensure safe and secure storage to prevent unintended access. This firearm safe storage ordinance requires any firearm as defined in the California Penal Code, capable of firing a projectile, which is kept or stored in any residence, be properly secured, or safely stored in an approved locked container. The container or trigger lock/cable should be listed on the California Department of Justice Bureau of Firearms roster of approved firearm safety devices.

This ordinance would not apply to a legally possessed firearm on one’s person inside of a residence, or to the timely reporting of a lost or stolen firearm in violation of the ordinance, so as not to prevent crucial tracking of these firearms in databases. Any violation of this ordinance shall be subject to civil penalties through the city.

This ordinance, in conjunction with other applicable codes, will further support and encourage the safe storage of firearms in residences. The police department will make this ordinance and other applicable codes available via a link on our website. Through this link, we will also provide the process to obtain a cable lock for Daly City residents, as well as inform the public about the process to voluntarily surrender firearms for destruction. Additionally, we will share this information with our school districts for consideration for distribution to parents to support safety of children.

Summary/Conclusions
Staff recommends that the City Council conduct a public hearing and introduce the attached ordinance adding Chapter 9.60 to the Daly City Municipal Code adopting a Firearm Safe Storage requirement.

City Council Agenda Report
Found. Meeting Page 2 of 2
Staff is available to provide any additional information requested by the Mayor or Councilmembers.

Respectfully submitted,

Cameron Christensen
Acting Chief of Police
Attachments

1. Draft Ordinance Chapter 9.60

ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DALY CITY ADDING CHAPTER 9.60 TO THE DALY CITY MUNICIPAL CODE REGARDING

FIREARM SAFE STORAGE
BE IT ORDAINED by the City Council of the City of Daly City, as follows:

SECTION 1. The City Council hereby adopts this Ordinance to add Chapter 9.60 to Title 9 of the Daly City Municipal to read as follows:

Chapter 9.60 FIREARM SAFE STORAGE

9.60.010 Findings and Purpose.

9.60.020 Definitions.

9.60.030 Safe storage of firearms in a residence required.

9.60.040 Penalty.

9.60.050 Amount of Civil Penalties.

9.60.010 Findings and Purpose.

The city council finds and determines that:

A. Firearm injuries have a significant public health impact; and B. Keeping a firearm locked while in a residence when it is not being carried ensures that it cannot be accessed and used by others without the owner's knowledge or permission, and this simple measure significantly decreases the risk that the firearm will be used to commit suicide, homicide, or inflict injury, whether intentionally or unintentionally.

The purpose of this chapter is to require the safe storage of firearms in a residence.

The City Council finds that the foregoing recitals are true and correct and are hereby incorporated into the Ordinance by this reference

9.60.020 Definitions.

A. “Firearm” means a firearm as defined in California Penal Code, Section 16520.

B. “Locked Container” means a Locked Container, as defined in California Penal Code, Section 16850, listed on the California Department of Justice Bureau of Firearms roster of approved firearm safety devices. For purposes of this chapter, a Locked

Container does not include a bag or other container made of fabric or other penetrable material, such as a regular purse, backpack, or gym bag.

C. “Residence” means any structure intended or used for human habitation, including but not limited to houses, condominiums, rooms, accessory dwelling units, motels, hotels, single room occupancy units, time shares, recreational vehicles, and other vehicles where human habitation occurs.

D. “Trigger/Cable lock” means a lock that is listed on the California Department of Justice's roster of approved firearms safety devices and that is identified as appropriate for that firearm by reference to either the manufacturer and model of the firearm or to the physical characteristics of the firearm that match those listed on the roster for use with the device.

9.60.030 Safe Storage of firearms in a residence required.

A. Except when carried on the person, no person shall keep a Firearm in any Residence unless the Firearm is stored in a Locked Container or is disabled with a Trigger/Cable Lock.

B. To encourage reporting of lost or stolen Firearms, a person who complies with California Penal Code section 25250 by reporting the loss or theft of a Firearm they own or possess to a local law enforcement agency within five days from the time they knew or reasonably should have known the Firearm had been lost or stolen shall not be prosecuted for violation of subsection (a).

9.60.040 Penalty.

A violation of this section shall be subject to enforcement through civil penalties, as provided herein.

A. Civil Penalties. The city may pursue any civil remedies available under the law.

B. Separate Offense. Each violation shall be deemed a distinct and separate offense. Payment of a penalty shall not excuse or discharge any continuation or repeated occurrence of a violation.

9.60.050 Amount of Civil Penalties
The amount of a penalty imposed for any violation of this Chapter shall be $100.00 for a first violation, $200.00 for a second violation within twelve (12) months, and $500.00 for third and additional violations within twelve (12) months.

SECTION 2. Environmental Determination: The City Council of Daly City finds and determines that the implementation of measures described in this Chapter is in furtherance police powers of the City of Daly City, and that these purposes are exempt from the provision of the California Environmental Quality Act (CEQA); Chapter 3 (commencing with Section 21100) of Division 13 of the Public Resources Code, as provided in categorical exemption Classes 1, 4, 5, 7,

8, 9, and or 21 of the CEQA Guidelines (Title 14, California Code of Regulations, Sections 15301- 15329).

SECTION 3. Severability: If any section, subsection, sentence, clause, phrase, or word of this Chapter, or any application thereof to any person or circumstance, is held to be invalid or unconstitutional by a decision of a court of competent jurisdiction, such decision shall not affect the validity of the remaining portions or applications of this Chapter.

The City Council hereby declares that it would have passed this Chapter and each and every section, subsection, sentence, clause, phrase, and word not declared invalid or unconstitutional without regard to whether any other portion of this Chapter or application thereof would be subsequently declared invalid or unconstitutional.

SECTION 4. Effective Date and Publication: Pursuant to the provisions of Government Code Section 36933, a summary of this ordinance shall be prepared by the City Attorney. At least five (5) days prior to the Council meeting at which this ordinance is scheduled to be adopted, the City Clerk shall (1) publish the summary, and (2) post it in the City Clerk’s office a certified copy of this ordinance. Within fifteen (15) days after the adoption of this ordinance, the City Clerk shall (1) publish the summary and (2) post in the City Clerk’s office a certified copy of the full text of this ordinance along with the names of those City Council members voting for and against this ordinance or otherwise voting. This ordinance shall become effective thirty (30) days from and after its adoption.

Introduced this day of , 2023
Passed and adopted as an Ordinance of the City of Daly City at a regular meeting of the City Council of the City of Daly City held on the day of , 2023, by the following vote:

AYES, Councilmembers:

NOES, Councilmembers:

ABSENT, Councilmembers:

CITY CLERK OF THE CITY OF DALY CITY
APPROVED:

MAYOR OF THE CITY OF DALY CITY

City Council Meeting Agenda Report Item # _____
Meeting Date: April 24, 2023
Subject: General Plan Amendment GPA-8-20-14643, Zone Change ZC-8-20-14633, Major Subdivision SUB-8-20-15634, Use Permit UPR-8-20-14642, and Design Review DR-8-20-14636 — 14 Three-Story Townhomes at 141 3rd Avenue Recommended Action
Approve all requested entitlements, subject to the Findings and Conditions as outlined herein.

Planning Commission Discussion
On February 7, 2023, the Planning Commission voted 3-0 (Commissioner Paniza recused) to recommend that the City Council approve the General Plan Amendment, Zone Change, Major Subdivision, Use Permit, and Design Review. Although supportive of the project, the Commission asked several questions concerning the project, which are provided in bold italics.

Background
The applicant, Clarum Homes, proposes to amend the Daly City General Plan and rezone a 0.71-acre site located at 141 3rd Avenue for the purpose of constructing 14 three-story townhomes (see Attachment A – Location Map). The project site, which is largely vacant aside from an unoccupied home on the northwest corner of property, is presently designated Residential – Low Density (R-LD) in the General Plan and is zoned I-D Interim District.

The project as proposed requires the following entitlements:

1. Certification of a Mitigated Negative Declaration;

2. Amendment of the General Plan land use designation for the property to Residential – Medium Density (R-MD);

3. Rezoning of the property to R-3 - Multiple-Family Residential District;

4. Approval of a use permit to allow an airspace subdivision, i.e., condominiums, as required by the Zoning Ordinance;

5. Approval of the Tentative Subdivision Map (Major Subdivision) creating 14 airspace condominium unit and common areas, including driveway and stormwater treatment measures; and

6. Approval of the townhouse architectural design (Design Review).

Discussion
Each of the 14 proposed townhomes would be approximately 2,055 square feet and would include a two-car tandem garage. Each unit would also include a minimum of 150 square feet of open space.

Units directly adjacent to 3rd Avenue would include private front and rear yards, while units set back from 3rd Avenue would only have private rear yards. Each unit would also include a second-story covered patio. All units would contain three bedrooms. The townhomes would have a minimum

City Council Agenda Report
General Plan Amendment GPA-8-20-14643, Zone Change ZC-8-20-14633, Major Subdivision SUB-8-20- 15634, Use Permit UPR-8-20-14642, and Design Review DR-8-20-14636 — Page 2 of 19 14 Three-Story Townhomes at 141 3rd Avenue April 24, 2023 setback of 15-feet from the property line on 3rd Avenue and a minimum setback of ten-feet from the eastern property line. The townhomes along the 3rd Avenue frontage would have a 4.5-foot setback from the north property line and an approximately eight-foot setback from the south property line.

The rear townhomes would have a three-foot setback from both the north and south property lines.

The townhomes would reach a maximum height of 35 feet above ground level.

The project would include green building measures to reduce energy use and project-generated greenhouse gas emissions. The green building measures proposed by the project include rooftop solar panels, all-electric buildings, water-efficient landscaping, and EV-ready electrical within each garage.

As required by the R-3 Multiple Family Residential District, the project provides a minimum of 150 square feet of private open space for each townhome in the rear yard of each unit. Because normally private open space is fully improved as a project amenity area, staff has proposed a Conditions of Approval that the developer shall fully develop these private open space areas with patio and groundcover acceptable to the City.

Site Access and Parking
The project would include one, 26-foot-wide driveway along 3rd Avenue, that is proposed to be access-controlled by the electronic gate. The project driveway would lead to a 120-foot internal access road perpendicular to the driveway. Each townhome would include a private driveway extending from the internal access road. Townhome driveways would range from approximately five to 13 feet long. Parking would be provided for each unit by a two-car tandem garage in each townhome, as required by the Zoning Ordinance. Each unit would include at least one electric vehicle (EV) ready space. Additionally, there are seven existing street parking spaces in front of the project site along 3rd Avenue.

Pedestrian access would be provided to the front townhomes via private, gated walkways extending from the 3rd Avenue sidewalk. A five-foot wide, gated sidewalk would run adjacent to the project driveway and provide pedestrian access to the remainder of the townhomes. Although the project proposes an access-controlled electronic vehicular gate, staff has mandated that the gate include an independently controlled pedestrian access for this gate. Staff also is proposing that the applicant install three pedestrian-scale light fixture adjacent to the court to facilitate nighttime pedestrian access of the court.

Design Review
Axonometric drawings submitted by the project sponsor show the building’s architecture, which reflects modern architecture including glass and concrete walls with clean, vertical and horizontal lines. The architectural features are mostly functional where decoration is achieved only through the blend of façade materials of different colors and textures. While staff is overall satisfied with the proposed building design, staff has recommended a Condition of Approval that all buildings within the project incorporate an aluminum window system and an enhanced garage door design.

City Council Agenda Report
General Plan Amendment GPA-8-20-14643, Zone Change ZC-8-20-14633, Major Subdivision SUB-8-20- 15634, Use Permit UPR-8-20-14642, and Design Review DR-8-20-14636 — Page 3 of 19 14 Three-Story Townhomes at 141 3rd Avenue April 24, 2023 • Planning Commissioner Proaño requested that the public hearing notices for the project include the fact that the proposed townhomes are three-story. Staff has ensured that this this information was included in the public hearing notices send to the project neighbors.

Landscaping
The project would include landscaping throughout the project site. Landscaping would include streetscape planting with bioretention areas and street trees along 3rd Avenue, low hedges and accent shrubs/trees between the townhomes, vines along either side of the driveway, a screen planting along the northern end of the internal access road, and a bioretention planting along the southern end of the internal access road. Streetscape fencing and internal neighbor fences would also be included. Staff has proposed a Condition of Approval requiring high quality fencing, possibly made from material other than wood, that is of a design and color that integrates architecturally to the townhouses.

General Plan and Zoning Consistency
The project site has a General Plan land use designation of Residential (R-LD) and is zoned I-D Interim District. To develop the proposed project on the 0.71-acre site, the applicant proposes to amend the General Plan land use designation to Residential – Medium Density (R-MD) and rezone the site to R-3 Multiple-Family Residential.

Under the proposed Residential – Medium Density land use designation, the number of required units on the site would be between 20.1 and 35 units per acre, or between 14 and 25 units. Although the proposal for 14 townhomes is at the lower end of this range, staff feels that the proposed project integrates well into an existing neighborhood of detached single-family homes of a slightly less density (approximately 17.5 units to the acre). Furthermore, the entire block situated to the west of the project site is designated both Residential – Medium Density and Residential – High Density.

The proposed R-3 Multiple-Family Residential zoning generally corresponds to the proposed Residential – Medium Density land use designation. The project conforms to all of the zoning regulations identified by the Zoning Ordinance for this district, including setbacks, lot coverage, and building height. For the purpose of the Zoning Ordinance, the townhomes proposed are regulated as “Multiple-Dwelling Residential, including condominiums” for parking and are required to provide two sparking spaces each. The project conforms to this requirement with the two-car tandem garage provided at the first floor of each unit.

Although the three-story townhomes proposed in the project would be surrounded by primarily twostory detached homes, the surrounding R-1 Single-Family Residential zone allows all homes in this district to be three stories in height, to a maximum of 30 feet in height. The R-3 Multiple-Family Residential zoning proposed for the subject site would allow a maximum height only six feet taller.

The proposed maximum height of the townhomes is 35 feet. Similarly, with regard to maximum lot coverage, the adjacent R-1 Single-Family Residential zone allows 55 percent lot coverage, where the project proposed only a 37 percent coverage factor.

City Council Agenda Report
General Plan Amendment GPA-8-20-14643, Zone Change ZC-8-20-14633, Major Subdivision SUB-8-20- 15634, Use Permit UPR-8-20-14642, and Design Review DR-8-20-14636 — Page 4 of 19 14 Three-Story Townhomes at 141 3rd Avenue April 24, 2023 Affordable Housing Plan
The City’s Affordable Housing Ordinance requires that developers of for-sale development projects that are less than 20 units pay the required in lieu fees established in the City's Affordable Housing Fee Schedule, which is currently $45 per habitable square foot of every unit constricted. This requirement has been added as a Condition of Approval.

Subdivision Requirements
Pursuant to Section 66474 of the Subdivision Map Act, a legislative body of a city or county may approve a subdivision map if it makes the following findings:

1. The proposed subdivision and/or design or improvement must be consistent with applicable general and specific plans.
• Under the proposed Residential – Medium Density land use designation, the number of required units on the site would be between 20.1 and 35 units per acre, or between 14 and 25 units. 14 units are proposed.

2. The site must be physically suitable for the type and density of the proposed subdivision. • The subject site is situated on Third Avenue, between East Market Street and Castle Street.

This area is characterized by a mixture of single-family residences and apartments near the project vicinity. Given the size and shape of the subject property, together with adjacent land uses, a medium density development consisting of 14 townhouse units is the highest and best use of the subject property.

3. The design of the proposed subdivision or improvements must not cause substantial environmental damage or injure fish or wildlife or their habitat. • Staff has determined that the proposed subdivision will not cause significant environmental damage or injure fish, wildlife, or their habitat. The proposed project would be constructed in a fully urbanized area. An Initial Study completed for the project and has determined that, pursuant to the requirements of the California Environmental Quality Act (CEQA), any environmental impacts associated with the project could be mitigated to a level of insignificance.

4. The design of the proposed subdivision must not cause serious public health problems. • The proposed project consists of 14 townhouses, all of which will be subject to Building Code requirements that set forth minimum safety standards for new construction. Other City and State regulations will assure that public health is not at risk.

City Council Agenda Report
General Plan Amendment GPA-8-20-14643, Zone Change ZC-8-20-14633, Major Subdivision SUB-8-20- 15634, Use Permit UPR-8-20-14642, and Design Review DR-8-20-14636 — Page 5 of 19 14 Three-Story Townhomes at 141 3rd Avenue April 24, 2023

5. The design of the proposed subdivision or improvements must not conflict with any easements, acquired by the public at large, for access through or use of, property within the proposed subdivision.
• Access to the proposed new lots and utilities for the lots would be available from existing adjacent roads. No structures of any kind will be built over the property lines. Where necessary, permits for utility connections for the newly created lots would be obtained from the City of Daly City.

Utility Providers
The subject property is located within a fully urbanized area with all public services capable of serving the proposed building. Any upgrades in the system deemed necessary will be the applicant’s responsibility. This requirement has been included as Conditions of Approval for this project.

Utility Provider
Water, Sanitary Sewers, Storm Drains City of Daly City
Gas & Electric PG&E
Telephone AT&T
Cable Television Astound!
Fire/Police Protection North County Fire Protection Authority Airport Influence Area
The project site is located within the Airport Influence Area (AIA) of the San Francisco International Airport (SFO). Properties within the AIA may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (e.g., noise, vibration, and odors).

The airport/land use compatibility of a proposed development or land use policy action is determined by comparing the proposed development or land use policy action with the safety compatibility criteria, noise compatibility criteria, and airspace protection/height limitation criteria in the Airport Land Use Compatibility Plan (ALUCP). Any proposed land use policy actions, including the proposed General Plan amendment/rezoning, that affect properties within the ALUCP Airport Influence Area B boundary in Daly City (such as the project site), must be referred to the C/CAG Board for an ALUCP consistency review and determination.

On December 8, 2022, the Board considered the ALUC recommendation and evaluated the consistency of the project with the relevant airport/land use compatibility policies and criteria contained in the adopted ALUCP. The C/CAG Board determined the proposed General Plan amendment and rezoning, and related project entitlements were consistent with relevant ALUCP policies with a required Condition of Approval related to real estate disclosure requirements regarding the site’s location within the AIA which has been added to this project.

City Council Agenda Report
General Plan Amendment GPA-8-20-14643, Zone Change ZC-8-20-14633, Major Subdivision SUB-8-20- 15634, Use Permit UPR-8-20-14642, and Design Review DR-8-20-14636 — Page 6 of 19 14 Three-Story Townhomes at 141 3rd Avenue April 24, 2023 Environmental Assessment
David J. Powers and Associates, under contract with the Planning Division, has completed an Initial Study for the project and has determined that, pursuant to the requirements of the California Environmental Quality Act (CEQA), a Mitigated Negative Declaration is the appropriate level environmental review (see Attachment C – Initial Study/Mitigated Negative Declaration). The public review period is from January 25, 2023, to February 10, 2023. The Initial Study found minimal environment impacts associated with the project, including mitigable air quality, biological, and hazards and hazardous materials impacts (see Attachment D – Mitigation Monitoring and Reporting Program).
• Commissioner Satorre asked what green measures would be incorporated into the townhomes. The applicant responded that each unit would have photovoltaic and all would be almost entirely electric.
• Commissioner Proaño asked if the units would provide tankless water heaters. The applicant responded that the unit would be constructed with electric water heaters, as required by the green building code.

Findings
The Planning Commission recommends that the City Council find that the proposed General Plan Amendment GPA-8-20-14643, Zone Change ZC-8-20-14633, Major Subdivision SUB-8-20-15634, Use Permit UPR-8-20-14642, and Design Review DR-8-20-14636 are in accordance with Chapter 17 (Zoning) of the Daly City Municipal Code. The Planning Commission has determined that approval of the proposed project will not be detrimental to the health, safety, morals, comfort, and general welfare of persons residing or working in the vicinity. Staff has furthermore determined that the proposed project would not be injurious or detrimental to property and improvements in the neighborhood or result in substantial environmental damage or disturbance, given the mitigation measures outlined in the Mitigation Monitoring and Reporting Program. The Planning Commission recommends that the City Council adopt the following findings:

1. In accordance with Title 17 of the Daly City Municipal Code, as well as applicable State zoning enabling legislation, the City Council conducted a public hearing on April 24, 2023.

Legal public notice of said hearing was provided by newspaper publication on April 13, 2023, posting and via first class mailing to property owners within 300 feet of the site;

2. Under the proposed Residential – Medium Density land use designation, the number of required units on the site would be between 20.1 and 35 units per acre, or between 14 and 25 units. Although the proposal for 14 townhomes is at the lower end of this range, the City Council finds that the proposed project integrates well into an existing neighborhood of detached single-family homes of a slightly less density (approximately 17.5 units to the acre).

City Council Agenda Report
General Plan Amendment GPA-8-20-14643, Zone Change ZC-8-20-14633, Major Subdivision SUB-8-20- 15634, Use Permit UPR-8-20-14642, and Design Review DR-8-20-14636 — Page 7 of 19 14 Three-Story Townhomes at 141 3rd Avenue April 24, 2023

3. The City Council finds that the project conforms to all of the zoning regulations identified by the Zoning Ordinance for the R-3 Multiple-Family Residential District, including setbacks, lot coverage, and building height.

4. Although the three-story townhomes proposed in the project would be surrounded by primarily two-story detached homes, the surrounding R-1 Single-Family Residential zone allows all homes in this district to be three stories in height, to a maximum of 30 feet in height.

The R-3 Multiple-Family Residential zoning proposed for the subject site would allow a maximum height only six feet taller. The proposed maximum height of the townhomes is 35 feet. Similarly, with regard to maximum lot coverage, the adjacent R-1 Single-Family Residential zone allows 55 percent lot coverage, where the project proposed only a 37 percent coverage factor.

5. The City Council further finds that it is in the public interest to allow the construction of rental housing and that the construction of such housing provides a critical need in the community.

6. The proposed project has been reviewed by various City departments, including the Fire Department, the Building Division, the Engineering Division, and the Department of Water and Wastewater Resources. Each of these agencies, comprised of persons qualified to render professional opinions concerning the project, have confirmed that the proposed project poses no threat to the public health, safety, and welfare. There furthermore exists no evidence in the public record to demonstrate that the project would be detrimental to the public health, safety, and general welfare.

7. The proposed subdivision and/or design or improvement are consistent with applicable general and specific plans because, under the proposed Residential – Medium Density land use designation, the number of required units on the site would be between 20.1 and 35 units per acre, or between 14 and 25 units. 14 units are proposed.

8. The site is physically suitable for the type and density of the proposed subdivision. The subject site is situated on Third Avenue, between East Market Street and Castle Street. This area is characterized by a mixture of single-family residences and apartments near the project vicinity.

Given the size and shape of the subject property, together with adjacent land uses, a medium density development consisting of 14 townhouse units is the highest and best use of the subject property.

9. The design of the proposed subdivision or improvements will not cause substantial environmental damage or injure fish or wildlife or their habitat. Staff has determined that the proposed subdivision will not cause significant environmental damage or injure fish, wildlife, or their habitat. The proposed project would be constructed in a fully urbanized area. An Initial Study completed for the project and has determined that, pursuant to the requirements of the California Environmental Quality Act (CEQA), an environmental impacts associated with the project could be mitigated to a level insignificance.

City Council Agenda Report
General Plan Amendment GPA-8-20-14643, Zone Change ZC-8-20-14633, Major Subdivision SUB-8-20- 15634, Use Permit UPR-8-20-14642, and Design Review DR-8-20-14636 — Page 8 of 19 14 Three-Story Townhomes at 141 3rd Avenue April 24, 2023

10. The design of the proposed subdivision will not cause serious public health problems. The proposed project consists of 14 townhouses, all of which will be subject to Building Code requirements that set forth minimum safety standards for new construction. Other City and State regulations will assure that public health is not at risk.

11. The design of the proposed subdivision or improvements will not conflict with any easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. Access to the proposed new lots and utilities for the lots would be available from existing adjacent roads. No structures of any kind will be built over the property lines. Where necessary, permits for utility connections for the newly created lots would be obtained from the City of Daly City.

12. General landscape considerations of Chapter 17.41, Landscaping, have been provided to insure visual relief, to complement buildings and structures and to provide an attractive environment for the enjoyment of the public.

13. General architectural considerations have been incorporated in order to ensure the compatibility of this development with its design concept and the character of other adjacent buildings. These considerations include, but are not limited to, the character, scale and quality of the design, the architectural relationship with the site and other buildings, building materials, and colors.

14. The City Council has reviewed the proposal under the requirements of the California Environmental Quality Act (CEQA) and, based on the Initial Study prepared by a qualified professional consultant, has determined that there is no substantial evidence, in light of the whole record, that the project may have a significant impact, given the mitigation measures outlined in the Mitigation Monitoring and Reporting Program prepared for the project. Therefore, a Mitigated Negative Declaration is appropriate for the project in accordance with the California Environmental Quality Act.

15. The project will minimize the risk to existing public improvements and adjacent private property by providing controlled stormwater runoff from the site to City facilities in full compliance with Order R-2 NPDES Permit No. CAS612008 and Order No. 2010-0014- DWQ, NPDES No. CAS000002, the statewide National Pollutant Discharge Elimination System (NPDES) General Construction Activity Storm Water Permit.

Conditions of Approval
The Planning Commission recommends approval General Plan Amendment GPA-8-20-14643, Zone Change ZC-8-20-14633, Major Subdivision SUB-8-20-15634, Use Permit UPR-8-20-14642, and Design Review DR-8-20-14636 based on the following conditions as specified by each Department and Division. These conditions shall be complied with prior to, or as part of, any building permit for the proposed improvements and on-going operations.

City Council Agenda Report
General Plan Amendment GPA-8-20-14643, Zone Change ZC-8-20-14633, Major Subdivision SUB-8-20- 15634, Use Permit UPR-8-20-14642, and Design Review DR-8-20-14636 — Page 9 of 19 14 Three-Story Townhomes at 141 3rd Avenue April 24, 2023 A. PLANNING DIVISION

1. The project shall be valid only in conjunction with the detailed plans submitted with this project. Any modifications required, due to the Conditions of Approval, and minor changes to the plan, must be reviewed and approved by the Planning Division prior to the change.

Major site or architectural modifications shall be treated as an amendment and shall be subject to review by the Planning Commission and City Council.

2. The tentative subdivision map approval granted herein shall be valid for a period of two years.

If a final map has not been approved within this timeframe, the applicant shall apply for a time extension.

3. The use permit and design review approval granted herein shall be valid for a period of two years. If building permits have not been issued within this timeframe, the applicant shall apply for a time extension.

4. The applicant shall comply with the requirements of the Mitigation Monitoring and Reporting Program adopted by the City Council.

5. Prior to the issuance of a building permit, the applicant shall pay all fees required by the Affordable Housing Ordinance.

6. The applicant shall pay park-in-lieu fees, in compliance with DCMC Chapter 16.30 Parkland Dedications. In-lieu fees are required to be paid prior to approval of the Final Map.

7. The applicant and property owner shall comply with the real estate disclosure requirements outlined in Policy IP-1 of the Comprehensive Airport Land Use Compatibility Plan for the Environs of San Francisco International Airport (SFO ALUCP).

Site Design

8. The applicant shall install decorative pavers at the project entry from the back of sidewalk to the private control gate. The design of the pavers shall be approved by the Planning Division.

The paver location and design shall be supplied at the of building permit submittal.

9. The developer shall fully develop these private open space areas with patio and groundcover acceptable to the City. The design of these areas shall appear in construction drawings submitted to the Building Division and shall be installed to the satisfaction of the Planning Division prior to final occupancy.

10. The applicant shall submit detail drawings and manufacturer’s specification sheets for the proposed vehicular and pedestrian gates at building permit submittal. Review and approval of the gate designs by the Planning Division is required prior to building permit issuance.

City Council Agenda Report
General Plan Amendment GPA-8-20-14643, Zone Change ZC-8-20-14633, Major Subdivision SUB-8-20- 15634, Use Permit UPR-8-20-14642, and Design Review DR-8-20-14636 — Page 10 of 19 14 Three-Story Townhomes at 141 3rd Avenue April 24, 2023

11. The applicant shall install three pedestrian-scale light fixture adjacent to the court and at the access to facilitate nighttime pedestrian use. The lighting location and design shall be supplied at the of building permit submittal.

12. The applicant shall construct an all-weather cover above the gang mailboxes with down lighting. The design of the cover shall be approved by the Planning Division. The cover location and design shall be supplied at the of building permit submittal.

13. The applicant shall install high quality fencing, possibly made from material other than wood, that is of a design and color that integrates architecturally to the townhouses. The fencing location and design shall be supplied at the of building permit submittal.

14. Backflow preventers, check devices, and other visible mechanical equipment shall be painted black, dark green, red (if required by the Fire Department), or other color complementary to the building design.

15. Backflow preventers shall be concealed and/or screened from public view to the satisfaction of the Daly City Community and Economic Development Director prior to issuance of building permit.

Building Design

16. All buildings within the project shall incorporate an aluminum window system. Vinyl windows in the residential portion of the project shall not be permitted unless such windows incorporate an aesthetic quality comparable to aluminum windows.

17. The applicant shall install enhanced garage doors that reflect the contemporary architectural style of the townhouses. The exact specification of the doors shall be identified in the building permit submittal for the project.

18. All stucco applications to the building shall be medium dash stucco finish and this requirement shall be detailed on all construction drawings submitted to the Building Division for review.

Landscaping

19. Prior to the issuance of building permits, a detailed landscape and irrigation plan shall be submitted for review by the Planning Division, which shall comply with DCMC Chapter

17.41 (Water Conservation in Landscaping). New landscaping required for the project shall incorporate Bay Area Friendly species that are drought tolerant and the irrigation systems shall incorporate water efficiency measures. Alternative plant and tree species may be approved by the Planning Division if it can be shown they would be more appropriate for the site.

City Council Agenda Report
General Plan Amendment GPA-8-20-14643, Zone Change ZC-8-20-14633, Major Subdivision SUB-8-20- 15634, Use Permit UPR-8-20-14642, and Design Review DR-8-20-14636 — Page 11 of 19 14 Three-Story Townhomes at 141 3rd Avenue April 24, 2023

20. All landscaping shall be installed, inspected and approved prior to the issuance of occupancy permits.

21. All trees adjacent to the City sidewalk shall be box-specimen and shall provide a root-barrier acceptable to the City.

22. The landscape plan shall identify an excavation plan for all screen-trees which provide a sufficient trench allowing for root expansion, as determined by the City. Tree trenches shall be inspected by the City for size prior to tree installation.

23. The applicant shall provide long-term irrigation to all trees, shrubs, and groundcover.

24. The applicant shall triple-stake all trees and this staking shall be subject to initial inspection by the City. Trees shall remain triple-stake through the establishment period and tree staking shall be subject to the annual inspection identified above.

Homeowners Association

25. The applicant shall establish a Homeowners’ Association (HOA) for the purpose of landscape maintenance within any easement areas created, any retaining walls required to be built as part of new development, permanently installed stormwater treatment systems, and any infrastructure related to the respective systems. The HOA membership shall consist of all residential lot owners. The HOA shall be professionally managed and the HOA bylaws and initial annual operating budget shall be reviewed and approved by the Planning Division/City Attorney’s Office prior to submittal to the California Department of Real Estate.

26. Prior to the recordation of a Final Map, the developer shall submit a maintenance plan, which clearly specifies methods and standards for performance of common responsibilities and maintenance for all common areas and equipment and fees to be assessed for such purposes.

The maintenance plan shall include a budget acceptable to the City for major repairs and extraordinary expenses, and shall be incorporated into HOA bylaws.

27. The developer shall submit to the City Attorney, for review and approval, a copy of the covenants, conditions, and restrictions (CC&Rs) that will apply to the development prior to recordation of the Final Map.

28. The HOA shall enter into a Maintenance Agreement with the City of Daly City to ensure long-term maintenance and servicing by the Property Owner of stormwater site design and treatment control measures according the approved Maintenance Plan.

Stormwater Treatment

29. The applicant shall develop and submit a stormwater management plan that illustrates full compliance with Section C.3 of Order R-2-2009-0074 NPDES Permit No. CAS612008. The

City Council Agenda Report
General Plan Amendment GPA-8-20-14643, Zone Change ZC-8-20-14633, Major Subdivision SUB-8-20- 15634, Use Permit UPR-8-20-14642, and Design Review DR-8-20-14636 — Page 12 of 19 14 Three-Story Townhomes at 141 3rd Avenue April 24, 2023 project must comply with Order No. 2010-0014-DWQ, NPDES No. CAS000002, the statewide National Pollutant Discharge Elimination System (NPDES) General Construction Activity Storm Water Permit.

30. The applicant shall receive approval of the stormwater management plan from a third-party reviewer appointed by the City prior to building permit submittal. The applicant shall pay the entire cost of the third-party reviewer.

31. All stormwater treatment facilities shall be inspected during construction to ensure eventual compliance with the stormwater management plan. The applicant shall pay the entire cost of these inspections.

32. The applicant shall enter into a Operation and Maintenance Agreement with the City to ensure long-term maintenance and servicing by the Property Owner of stormwater site design and treatment control measures according the approved Operation and Maintenance Plan.

33. The applicant shall arrange and pay for final inspection of installed treatment measure by the City’s Special Inspector within 45 days of installation or project construction completion, whichever comes first.

B. PUBLIC WORKS DEPARTMENT
General

34. The applicant shall comply with the applicable requirements of the City of Daly City General Conditions of Approval: Use Permits, Variances, Design Reviews, Planned Developments, and Subdivisions, in effect at the time of subdivision and design review application submittal, final map submittal and/or at the time of building permit application.

35. Plans submitted for building or grading permit shall show all existing and proposed utilities, on-site and in the street, including water, sanitary sewer, and storm drain mains.

36. The applicant shall comply with the applicable requirements of the City of Daly City Standard Details and Specifications.

37. Applicant and/or contractor shall provide at least one large project sign that includes basic project information and a phone number where members of the public may report concerns such as off-site tracking, dust control, noise complaints, ground shaking and any related construction activities and obtain information or assistance as needed. The complaints and responses shall be logged, and copies provided to the City Engineer with action status on a weekly basis.

38. A Final Map shall be prepared for the merging of the existing lots and creation of the proposed airspace parcels.

City Council Agenda Report
General Plan Amendment GPA-8-20-14643, Zone Change ZC-8-20-14633, Major Subdivision SUB-8-20- 15634, Use Permit UPR-8-20-14642, and Design Review DR-8-20-14636 — Page 13 of 19 14 Three-Story Townhomes at 141 3rd Avenue April 24, 2023

39. Prior to Final Map approval, the applicant shall enter into a Landscape Maintenance Agreement in a form acceptable to the City Attorney to ensure the Property Owner will provide long-term maintenance of all street trees, landscaping, irrigation, and pedestrian-scale lighting installed in the public right-of-way. Design of planting and irrigation system shall minimize the extent of irrigation lines, controllers, and valves in the public right-of-way and shall be reviewed and approved by the City Engineer.

40. No permanent building encroachment including but not limited to: awnings, canopies, marquees, signs, windows, balconies, architectural features and mechanical equipment shall be allowed in the Right-of-Way without the written authorization of the City Engineer.

41. Prior to requesting approval for the Final Map, all improvements, including on- and off-site improvements, and all public service and utility facilities required to serve the development, shall be completed by the applicant, or the applicant shall enter into a Subdivision Improvement Agreement with the City to complete the improvements within the time limit specified by the City.

42. All subdivision Conditions of Approval and subdivision improvements shall be satisfied and constructed to the satisfaction of the City Engineer or bonded for prior to approval of the Final Map.

43. Prior to issuance of first permit (Grading, Site Improvement, and Building, etc.), existing structures on the property shall be demolished, and all existing utility service connections shall be abandoned per City standards.

44. The applicant shall provide “will serve letters” from all applicable utility agencies.

45. Concurrent with each demolition, grading and drainage permit submittal or as a part of the Improvement Plan package, the Applicant shall prepare a dust control plan. The plan shall conform to the City Standards and comply with the requirements of the Bay Area Air Quality Management District (BAAQMD) Best Management Practices (BMP) for dust control. The Applicant shall post a publicly visible sign with the telephone number and person to contact regarding dust complaints. The person shall respond and take corrective action within 48 hours when notified of dust complaints.

46. Securities for all public improvements, including off‐site improvements, and all private facilities serving the development, shall be filed with the Final Map for approval.

47. All improvements shall be completed and functioning, and as‐built record plans of all improvements submitted in a form acceptable to the City before any occupancy permit is issued or public service improvements are accepted by the City for maintenance.

48. All improvements, including on-site and off-site improvements, and all public service and utility facilities required to serve the project, shall be completed by the applicant prior to

City Council Agenda Report
General Plan Amendment GPA-8-20-14643, Zone Change ZC-8-20-14633, Major Subdivision SUB-8-20- 15634, Use Permit UPR-8-20-14642, and Design Review DR-8-20-14636 — Page 14 of 19 14 Three-Story Townhomes at 141 3rd Avenue April 24, 2023 issuance of a Building Permit. The improvements shall be consistent with the plans approved by the City Engineer and the Conditions of Approval. All construction shall meet the latest California Building Code, California Fire Code, Daly City Municipal Code and the City Standard Specifications and Drawings. Securities for all required improvements, and applicable fees and charges, shall be submitted to the City for approval. The applicant shall obtain all required permits before commencing work. All required improvements shall be constructed at no cost to the City except where specifically agreed to by the City under the provisions of a written agreement.

49. Grading and improvement plan review and approval by the City Engineer are required before any City Permit is issued. The improvement plans shall include details for on‐site and off‐site improvements for vehicular and pedestrian access, parking, traffic signs and markings, utility service connections, modifications and extension of the City’s sewer, water, storm drain, safety lighting, landscaping, and other public service facilities. All utility services shall be underground. Said improvements shall conform to Daly City and affected Agency’s standards. Plans shall be accompanied by all required calculations and studies including geotechnical and impact studies to justify design. Submit photo‐mylar reproducible (24”x36”), electronic files (to City AutoCAD Standards) and blueprints as required for City’s inspection and filing before permits are issued for construction of improvements. All required improvements shall be constructed at no cost to the City except where specifically agreed to by the City under the provisions of a written agreement.

50. The project Covenants, Conditions, and Restrictions (“CC&Rs”) shall be reviewed and approved by the City Engineer prior to recordation of the Final Map.

Site

51. The applicant shall replace curb, gutter, curb ramp, and sidewalk over the entire frontage of the development to the nearest expansion joints or score lines. Sidewalk width shall be 5’ minimum measured from the back of curb to the back of sidewalk (5.5’ including the curb).

All curb, gutter, and sidewalk improvements in the public right-of-way shall be designed to meet current ADA standards and Daly City Standards at no cost to the City.

52. Republic Services shall review and approve the anticipated solid waste collection plan. Will serve letter from Republic Services required.

53. All project improvements shall be ADA compliant. This includes the sidewalk and driveways within private property.

54. The segment of Third Avenue between Castle St. and E. Market St. has an existing Pavement Condition Index of 75. Due to the multiple utility street trench cuts it will be necessary to provide a Type II slurry seal across the development frontage. The slurry seal shall be for the entire street width.

City Council Agenda Report
General Plan Amendment GPA-8-20-14643, Zone Change ZC-8-20-14633, Major Subdivision SUB-8-20- 15634, Use Permit UPR-8-20-14642, and Design Review DR-8-20-14636 — Page 15 of 19 14 Three-Story Townhomes at 141 3rd Avenue April 24, 2023

55. All proposed landscaping and street trees shall be maintained by the property owner in perpetuity. Irrigation shall be tied to and maintained by the property owner.

56. All retaining walls shall be maintained by the HOA with appropriate easements reserved for such maintenance. Retaining walls shall not be constructed within public right of way or public easements. Maintenance responsibilities shall be addressed in the CC&Rs for the property.

57. The pervious pavement on the private road shall be maintained by the HOA with appropriate easements reserved for such maintenance. Maintenance responsibilities shall be addressed in the CC&Rs for the property.

Grading

58. Grading exceeding 50 cubic yards shall require approval of plans and a grading permit. A licensed Civil Engineer shall prepare the grading plans and erosion control plan in conformance with a soil report prepared by a licensed soil engineer or qualified civil engineer in compliance with the NPDES requirements prior to any development on the property.

59. Provide erosion and storm water pollution plan incorporating best management practices, including operation and maintenance provisions per the requirements applicable at the time of construction permit application. During the wet/rainy season (October 1 to April 30) the developer shall submit a revised erosion control plan as necessary (every five working days) or as required by the City Engineer and/or his representative.

60. The applicant shall provide fail‐safe conditions for catastrophic events such as 100‐year storms, seismic events, system overflows or failures. Drainage swales shall be provided at the top, intermediate and bottom of slopes and embankments to prevent erosion and degradation of slopes. The project geotechnical report shall include appropriate recommendations regarding the protection of existing and proposed slopes.

61. The Engineer or Geologist, of record, shall be present on‐site during the excavation and grading phases of the project and shall submit a written certification that the project grading plans has been implemented as approved.

Stormwater

62. Runoff calculations along with a letter from the engineer of record shall be provided verifying that post development stormwater runoff from the site does not exceed the pre-development stormwater runoff. Additional stormwater runoff generated as a result of this development shall be retained on-site. The stormwater retention shall be designed for at least a 10-year storm frequency, with a duration of two hours.

63. Include the calculations and stormwater retention plans on the site plan.

City Council Agenda Report
General Plan Amendment GPA-8-20-14643, Zone Change ZC-8-20-14633, Major Subdivision SUB-8-20- 15634, Use Permit UPR-8-20-14642, and Design Review DR-8-20-14636 — Page 16 of 19 14 Three-Story Townhomes at 141 3rd Avenue April 24, 2023

64. The 141 3rd Avenue Tentative Map does not provide the City’s required stormwater retention for the project. Revised stormwater retention systems shall be provided for the City’s review and approval as part of the project’s Site Improvement Plans.

65. Measures to control stormwater runoff are not provided in the Tentative Map. Measures shall be provided to ensure stormwater runoff shall not exceed pre-development flow rates.

66. All stormwater retention, treatment system or other C.3 or LID improvements shall be located outside of the public right-of-way and maintained by the Homeowners Association (HOA).

There shall be no private improvements within the public right-of-way. Stormwater compliance and detention facilities shall include provisions for full trash capture in the catch basins. A Storm Water Treatment Measures Maintenance Agreement will be required and must be included in the CC&R’s.

67. Storm drain laterals and mains shall be CCTV’ed at the end of construction. Owner is responsible for providing videos of laterals/mains prior to the City Engineer’s permit signoff/acceptance. If cleanouts are utilized instead of manholes or drainage inlets, it is up to the owner to make required changes to provide camera access if access is not available via cleanouts.

68. Full trash capture devices approved by the City Engineer shall be installed on the drainage system.

69. The applicant shall submit stormwater pollution prevention plans at the time of each building permit submittal.

Utilities

70. Following new utility installation, the applicant shall replace areas of street pavement, sidewalk, curb and gutter damaged by construction. Such repair shall be per City standard specifications.

71. All new electrical and telecommunications services shall be provided through underground connections. There shall be no overhead drops.

72. The project’s electrical transformer shall not be installed within the public right‐of‐way. The transformer, including the door swing of the panel doors, shall be within private property.

73. The applicant shall underground all electrical and telecommunications services, including adjacent property services as may be necessary to ensure that existing overhead drop services do not traverse the newly proposed development. The applicant shall provide verification, in writing, that all existing overhead utilities relocation have been reviewed and approved by each utility company. All existing facilities and supporting poles shall be removed at the applicant’s expense.

City Council Agenda Report
General Plan Amendment GPA-8-20-14643, Zone Change ZC-8-20-14633, Major Subdivision SUB-8-20- 15634, Use Permit UPR-8-20-14642, and Design Review DR-8-20-14636 — Page 17 of 19 14 Three-Story Townhomes at 141 3rd Avenue April 24, 2023

74. Disconnect all sewer laterals and water services at the main in the street prior to installation of new services. Inspections shall be required by the Department of Water and Wastewater Resources.

Permits Required

75. Encroachment permits and/or a site improvement permit shall be required to be issued by the Public Works Department for all work proposed within the public right-of-way.

C. FIRE DEPARTMENT

76. Daly City Municipal Code15.32.080 requires an additional fire hydrant on the premises in a location approved by NCFA.

77. No Parking Signs and red curbs shall be extended to include the entire west curb where the roadway narrows from 26 feet.

78. The entrance gate shall be equipped with a Knox Box key as approved by NCFA

79. The entrance gate design shall conform to CFC Appendix D. No curbs or operating devices may obstruct the turning radius and access roadway. The design shall be approved by NCFA.

80. A fire sprinkler system is required. The applicant shall submit plans to NCFA under separate fire permit.

81. The applicant shall provide fire flow information per CFC, Appendix B.

82. A key box is required. The applicant shall apply for approved hardware at NCFA Administration.

83. Portable fire extinguishers(s) are required. The applicant shall mount fire extinguishers 3-5 feet above floor.

84. Illuminated address identification is required.

85. Utility identification is required.

D. DEPARTMENT OF WATER AND WASTEWATER RESOURCES
Water

City Council Agenda Report
General Plan Amendment GPA-8-20-14643, Zone Change ZC-8-20-14633, Major Subdivision SUB-8-20- 15634, Use Permit UPR-8-20-14642, and Design Review DR-8-20-14636 — Page 18 of 19 14 Three-Story Townhomes at 141 3rd Avenue April 24, 2023

86. All costs associated with any water system improvements required by the City, shall be borne by the applicant.

87. The water system within the private property shall be private. The project will be supplied via a city master meter and a private RP type back flow device.

88. The existing irrigation well shall be abandoned, with county permit sign off, prior to the commencement of any onsite or offsite earthwork.

89. The offsite and onsite water system shall be installed in its entirety and approved, and an all-weather road system shall be in place, prior to any combustibles being brought on site.

Sewer

90. All costs associated with any sewer system improvements required by the City, shall be borne by the applicant.

91. The sewer system, until connection to the district main, shall be private.

92. Each home shall have a check valve and clean out that is to be located 18 to 24 inches outside of the building foundation per detail SS-10

93. The inlet to the manhole connecting the private sewer system to the district’s collection system shall be plugged until approval from the district manager.

Storm

94. The stormwater treatment and collection areas shall not be constructed over or fenced off by the future property owners. The treatment areas shall be free to inspect, without physical restriction, at any time.

RECOMMENDATION
The Planning Commission recommends that the City Council take the following actions:

1. Adopt the Findings as outlined herein;

2. Adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program prepared for the project; and

City Council Agenda Report
General Plan Amendment GPA-8-20-14643, Zone Change ZC-8-20-14633, Major Subdivision SUB-8-20- 15634, Use Permit UPR-8-20-14642, and Design Review DR-8-20-14636 — Page 19 of 19 14 Three-Story Townhomes at 141 3rd Avenue April 24, 2023

3. Approve General Plan Amendment GPA-8-20-14643, Zone Change ZC-8-20-14633, Major Subdivision SUB-8-20-15634, Use Permit UPR-8-20-14642, and Design Review DR-8-20- 14636, subject to the Conditions of Approval identified herein.

Staff is available to provide any additional information desired by Council members.

Respectfully submitted,
Michael Van Lonkhuysen Tatum Mothershead
Planning Manager Director of Economic and Community
Development
Attachments
Attachment A – Location Map
Attachment B – Project Plans
Attachment C – Initial Study/Mitigated Negative Declaration Attachment D – Mitigation Monitoring and Reporting Program

COVER SHEET

PROJECT SUMMARY
ADDRESS: 141 3RD AVENUE, DALY CITY CA 94014
OWNERS: PIH, LLC.

ARCHITECT: CHRIS KUMMERER, ARCHITECT PH: (650) 233-0342 E-MAIL: [email protected]
APN# 006-254-030
ZONING: R-3 (MEDIUM DENSITY)
LOT SIZE: ±31,140 SF
NUMBER OF UNITS PER ACRE IN RESIDENTIAL MEDIUM-DENSITY:

20.1-35
MAX. UNITS ALLOWED ON LOT: (20.1-35) x 31,140 = 14-24 UNITS PROPOSED NUMBER OF UNITS: 14
SETBACKS: FRONT:15' REAR:10' SIDE:NO MIN.

BUILDING OCCUPANCY GROUP: R-3
TYPE OF CONSTRUCTION: V-A
AUTOMATIC FIRE SPRINKLERS REQUIRED?: YES
MAX. HT.: 36'-0"
PROPOSED HEIGHT: ±35'-0"
MAX. ALLOWABLE COVERAGE: 23,355 SF (75%)
PROPOSED COVERAGE: 1,644.67 x 7 = 11,512.69 SF (37.2%)
MAX. ALLOWABLE FLOOR AREA: NO MAX.

PROPOSED UNIT FLOOR AREA:

ALL UNITS
1810SF (LIVING SPACE) + 425SF (GARAGE) = 2,235 SF
PROPOSED FLOOR AREA: 14 x 2235 = 31,290 SF
PROVIDED PARKING: 2 TANDEM SPACES PER UNIT (COVERED)
SEE SHEET A1.1 FOR PARKING AND CIRCULATION DIAGRAM
REQUIRED OPEN/ GREEN SPACE: 150 SF MIN. PER UNIT
SEE SHEET A1.1 FOR OPEN SPACE DIAGRAM

PROJECT DESCRIPTION
THIS PROJECT INVOLVES:
- GENERAL PLAN AMENDMENT FOR REZONING OF PROPERTY TO R-3,

MEDIUM DENSITY
- CONSTRUCTION OF 14 NEW 2,055 SF, 3 STORY TOWN-HOUSES W/ 2-CAR TANDEM GARAGE UNITS WITH CONDO MAP
- PRIVATE INTERIOR STREET : 120' HAMMERHEAD DEAD END FIRE

APPARATUS TURN-AROUND ACCESS ROAD
- ASSOCIATED PRIVATE DRIVEWAYS, LANDSCAPE, CIVIL

IMPROVEMENTS AND UTILITIES

GENERAL NOTES VICINITY MAP
REF. REFERENCE
REINF. REINFORCE

REQ'D REQUIRED
R.O. ROUGH OPENING
RWD. REDWOOD
R.W.L. RAIN WATER LEADER
w/ WITH
w/o WITHOUT
W.C. WATER CLOSET
WD. WOOD
W.H. WATER HEATER
WP. WATERPROOF
W.W.F. WELDED WIRE FABRIC
SPEC. SPECIFICATION(S)
SQ. SQUARE
S.ST. STAINLESS STEEL
STD. STANDARD
STL. STEEL
STOR. STORAGE
STRUCT./STRL. STRUCTURAL
SUSP. SUSPEND
SYM. SYMBOL or SYMMETRICAL
T.&B. TOP AND BOTTOM
T.&G. TONGUE AND GROOVE
T. TREAD
TEL. TELEPHONE

THRU THROUGH
T.O.C. TOP OF CURB
T.O.P./TP TOP OF PAVEMENT
T.O.W./TW TOP OF WALL
T.P.H. TOILET PAPER HOLDER
T.P.D. TOILET PAPER DISPENSER
TV. TELEVISION
TYP. TYPICAL
U.O.N. UNLESS OTHERWISE
NOTED
VERT. VERTICAL
V.G. VERTICAL GRAIN
S.4.S. SURFACED 4 SIDES
S.C. SOLID CORE
SCHED. SCHEDULE
S.D. SMOKE DETECTOR
SEL. SELECT
SHT. SHEET
SIM. SIMILAR
MTL./MET.

N.
(N) or NEW
N.I.C.

NO. or #
N.T.S.
o/
O.C.

O.D.

OPNG.

P.E.N.

PERF.

PL.

P.LAM.

PLYWD.

PREFAB.

P.T.D.

P.T.D.F.

METAL
NORTH
NEW

NOT IN CONTRACT
NUMBER

NOT TO SCALE
OVER

ON CENTER

OUTSIDE DIAMETER

OPENING

PLYWOOD EDGE NAILING

PERFORATED

PLATE OR PROPERTY LINE

PLASTIC LAMINATE

PLYWOOD

PREFABRICATED

PAPER TOWEL DISPENSER
MISC. MISCELLANEOUS
R. RISER
RAD. RADIUS
R.D. ROOF DRAIN

PRESSURE TREATED

DOUGLAS FIR

DRAWING
AND
AT
DIAMETER or ROUND

ACOUTSTICAL

ADJUSTABLE

ABOVE FINISHED FLOOR

APPROXIMATE

ARCHITECTURAL

BUILDING

BLOCKING
BEAM

CABINET

CONTROL JOINT

CEILING
CLOSET
CLEAR

CONCRETE MASONRY UNIT
CLEANOUT or CASED OPENING
COLUMN

CONCRETE

COLLAR TIE

COLD WATER
DOUBLE

DEPARTMENT
DETAIL

DOUGLAS FIR

DIAMETER

DIMENSION
DOWN

DOWNSPOUT

DISHWASHER
EACH

EXPANSION JOINT

ELECTRICAL

ENCLOSURE

EDGE OF SLAB
EQUAL

EQUIPMENT

EXISTING

EXPANSION

GYPSUM BOARD
GYPSUM

GALVANIZED SHEET METAL

INCH OR INCHES

INSULATION

INTERIOR

HOLLOW CORE

HARDWARE

HOLLOW METAL

HORIZONTAL
HEIGHT
HEATER

HOT WATER

HARDWOOD

HOSE BIB

MAXIMUM

MECHANICAL

MEZZANINE

MANUFACTURER

MINIMUM

JANITOR
JOIST

KITCHEN

LAMINATE

LAVATORY
INSIDE DIAMETER (DIM.)
&
@
ø
ACOUS.

ADJ.

A.F.F.

APPROX.

ARCH.

BLDG.

BLKG.

BM.

CAB.

C.J.

CLG.

CLO.

CLR.

C.M.U.

C.O.

COL.

CONC.

C.T.

C.W.

DBL.

DEPT.

DET.

D.F.

DIA.

DIM.

DN.

DS.

DW
DWG.

EA.

E.J.

ELECT./ELEC.

ENCL.

E.O.S.

EQ.

EQUIP
EXST or (E)
EXP.

GYP. BD
GYP.

G.S.M.

I.D.

IN. or (")
INSUL.

INT.

H.C.

HDWR./HDWE.

H.M.

HORIZ.

HT./HGT.

HTR.

H.W.

HDWD.

H.B.

MAX.

MECH.

MEZZ.

MFR.

MIN.

JAN.

JST.

KIT.

LAM.

LAV.

APPLICABLE CODES
2019 CALIFORNIA BUILDING CODE, VOLUMES 1 & 2
2019 CALIFORNIA RESIDENTIAL CODE
2019 CALIFORNIA ENERGY CODE
2019 CALIFORNIA ELECTRICAL CODE
2019 CALIFORNIA PLUMBING CODE
2019 CALIFORNIA MECHANICAL CODE
2019 CALIFORNIA FIRE CODE
2019 CALIFORNIA GREEN BUILDING CODE

AND CURRENT LOCAL BUILDING AND ZONING CODES

1. THE CONTRACTOR IS SOLELY RESPONSIBLE FOR THE CONSTRUCTION MEANS, METHODS,

TECHNIQUES, SEQUENCES AND PROCEDURE AND FOR ALL SAFETY PROGRAMS AND PRECAUTIONS IN CONNECTION WITH THE PROJECT. NEITHER THE OWNER NOR THE ARCHITECT IS RESPONSIBLE FOR THE CONTRACTOR'S FAILURE TO FOLLOW PROPER SAFETY PROCEDURES.

2. ALL CODES HAVING JURISDICTION ARE HEREBY MADE A PART OF THIS DOCUMENT AND

ARE TO BE STRICTLY OBSERVED BY THE CONTRACTOR IN THE CONSTRUCTION OF THE PROJECT. IN THE EVENT OF CONFLICT BETWEEN THESE DOCUMENT AND THE CODE, THE CODE SHALL PREVAIL. ANY CONFLICT OR DISCREPANCY SHALL IMMEDIATELY BE BROUGHT TO THE ATTENTION OF THE ARCHITECT.

3. ALL WORK, TO BE ACCEPTABLE, MUST BE IN COMPLIANCE WITH THESE DRAWINGS AND

SPECIFICATIONS, AND MUST BE OF A QUALITY EQUAL OR BETTER THAN THE STANDARD OF THE TRADE. FINISHED WORK SHALL BE FIRM, WELL-ANCHORED, IN TRUE ALIGNMENT, PLUMB, LEVEL, WITH SMOOTH, CLEAN, UNIFORM APPEARANCE.

4. CONTRACTOR SHALL AT ALL TIMES PROVIDE PROTECTION AGAINST WEATHER, RAIN,

WINDSTORMS, OR HEAT SO AS TO MAINTAIN ALL WORK, MATERIALS, EQUIPMENT AND APPARATUS FREE FROM INJURY OR DAMAGE.

5. CONTRACTOR SHALL VISIT THE SITE OF THE PROJECT, EXAMINE FOR HIMSELF/HERSELF

THE NATURE OF THE EXISTING CONDITIONS AND ALL OTHER CONDITIONS RELEVANT TO THE SATISFACTORY COMPLETION OF THE PROJECT. SUBMISSION OF A BID FOR CONSTRUCTION SHALL BE CONSIDERED EVIDENCE OF SUCH EXAMINATION BY THE CONTRACTOR.

6. BEFORE ORDERING MATERIAL OR COMMENCING WORK WHICH IS DEPENDENT FOR THE

PROPER SIZE AND INSTALLATION UPON COORDINATION WITH CONDITIONS IN THE BUILDING,

THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND SHALL BE RESPONSIBLE FOR THE CORRECTNESS. ANY DISCREPANCIES BETWEEN THE DOCUMENTS AND THE EXISTING

CONDITIONS SHALL BE REFERRED TO THE ARCHITECT FOR ADJUSTMENTS BEFORE ANY WORK BEGINS OR MATERIALS ARE PURCHASED.

7. MATERIALS, PRODUCTS AND EQUIPMENT SHALL ALL BE NEW, EXCEPT AS SPECIFICALLY NOTED OTHERWISE.

8. CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL DEBRIS IN A LOCATION OF THE

PROPERTY APPROVED BY THE OWNER AND SHALL REMOVE SAME IN A TIMELY MANNER DURING THE COURSE OF WORK.

9. CONTRACTOR SHALL REMOVE FROM SITE ANY IMPROVEMENTS NECESSARY FOR

COMPLETION OF THE PROJECT, PROTECT FROM DAMAGE OR INJURY ALL EXISTING TREES, LANDSCAPING AND IMPROVEMENTS INDICATED BY THE ARCHITECT.

10. EXCAVATE ALL FOOTINGS AS INDICATED ON THE DRAWING TO REACH SOLID, UNDISTURBED SOIL. BOTTOMS OF EXCAVATIONS SHALL BE LEVEL, CLEAN AND DRY AND AT THE ELEVATIONS INDICATED ON THE STRUCTURAL DRAWINGS.

11. PROVIDE FINISH GRADES TO DRAIN AWAY FROM THE FOUNDATIONS ON ALL SIDES OF THE BUILDING.

12. CONTRACTOR TO PRECISELY LOCATE ALL UTILITIES PRIOR TO ANY CONSTRUCTION AND/OR EXCAVATION.

13. WORK HOURS: CONSTRUCTION, DELIVERIES, AND OR SERVICING OF ANY ITEM ON SITE SHALL BE PROHIBITED BEFORE 8:00 AM AND AFTER 5:00 PM, WEEKDAYS, ALL DAY SATURDAY, SUNDAY AND HOLIDAYS.

14. CONSTRUCTION PARKING IS PERMITTED ONLY ON THE SITE AND ONLY ON THE SIDE OF THE STREET FRONTING THE PROPERTY FOR WHICH THE PERMIT IS ISSUED.

15. NO PERSON SHALL CAUSE AND NO PROPERTY OWNER SHALL PERMIT ON SUCH OWNERS’

PROPERTY, A NOISE PRODUCED BY ANY PERSON, MACHINE, ANIMAL OR DEVICE, OR ANY

COMBINATION THEREOF, IN EXCESS OF THE SOUND LEVEL LIMITS SET FORTH IN LOCAL

MUNICIPAL CODES TO EMANATE FROM ANY PROPERTY, PUBLIC OR PRIVATE, BEYOND THE PROPERTY LINE. ANY SOUND IN EXCESS OF THE SOUND LEVEL LIMITS SET FORTH IN LOCAL MUNICIPAL CODES SHALL CONSTITUTE A NOISE DISTURBANCE. FOR PURPOSES OF

DETERMINING SOUND LEVELS, SOUND LEVEL MEASUREMENTS SHALL BE MADE AT ANY LOCATION ON THE RECEIVING PROPERTY. PROFESSIONAL CERTIFICATION OF MEETING THIS REQUIREMENT MAY BE REQUIRED PRIOR TO FINAL INSPECTION.

16. SURVEYOR IS REQUIRED TO PROVIDE LETTERS VERIFYING THE STRUCTURE IS LOCATED AS

APPROVED ON THE PLANS FOR SETBACKS PRIOR TO POURING ANY CONCRETE AND VERIFYING THE HEIGHT OF THE STRUCTURE IS AS SHOWN ON THE PLANS AT FRAME INSPECTION.

17. THE GEOTECHNICAL ASPECTS OF THE CONSTRUCTION, INCLUDING EXCAVATION OF

FOUNDATIONS, PIER DRILLING, UNDERPINNING, PREPARATION OF SUBGRADE BENEATH

SLABS-ON-GRADE, PLACEMENT AND COMPACTION OF ENGINEERED FILL, AND SURFACE

DRAINAGE INSTALLATION SHOULD BE PERFORMED IN ACCORDANCE WITH THE ORIGINAL GEOTECHNICAL REPORT PREPARED BY EARTH SYSTEMS PACIFIC, DATED JUNE 23, 2020. EARTH SYSTEMS PACIFIC SHOULD BE PROVIDED AT LEAST 48 HOURS ADVANCE NOTIFICATION OF ANY

EARTHWORK OPERATIONS AND SHOULD BE PRESENT TO OBSERVE AND TEST, AS NECESSARY, THE EARTHWORK AND FOUNDATION INSTALLATION PHASES OF THE PROJECT. 14 NEW HOMES AT

ABBREVIATIONS
PERSPECTIVE VIEW FROM 3rd AVENUE

CONSULTANTS
CIVIL / SURVEY:

LEA & BRAZE ENGINEERING, INC
WWW.LEABRAZE.COM
JOHNNY CHIU, , P.E.,Q.S.D.
510-887-4086 X.157
EMAIL: [email protected]

SHEET INDEX
LANDSCAPE:

SANDRA REED, ZAC LANDSCAPE ARCHITECTS
145 KELLER STREET, PETALUMA, CA 94952
707-696-2967
EMAIL: [email protected]

COVER SHEET

RENDERINGS AND MATERIALS

CONDITIONS OF APPROVAL
CAL GREEN SHEET 1
CAL GREEN SHEET 2

PROPOSED SITE PLAN

OPEN SPACE/ PARKING DIAGRAMS

PROPOSED SITE WITH FIRST FLOOR PLAN

PROPOSED SITE WITH SECOND FLOOR PLAN

PROPOSED SITE WITH THIRD FLOOR PLAN

PROPOSED SITE WITH ROOF PLAN

PROPOSED SITE ELEVATIONS

PROPOSED SITE ELEVATIONS

DUPLEX UNIT (FRONT) FLOOR PLANS

DUPLEX UNIT (REAR) FLOOR PLANS

UNIT ELEVATIONS DUPLEX FRONT

UNIT ELEVATIONS DUPLEX REAR

NEIGHBORHOOD PHOTOGRAPHS
RCP
SURVEY

TITLE SHEET
PRELIM. LOT LAYOUT
PRELIM. GRADING & DRAINAGE PLAN
PRELIM. UTILITY PLAN
PRELIM. SECTIONS
PRELIM. STORMWATER CONTROL PLAN
PRELIM. STORMWATER CONTROL DETAILS
PRELIM. OFFSITE PLAN

LANDSCAPE PLANS

LANDSCAPE MATERIALS AND IMAGES

PLANT LEGEND

JOINT TRENCH TITLE SHEET

JOINT TRENCH NOTES & DETAILS

JOINT TRENCH INTENT
141 3rd AVENUE
HILLSIDE BLVD.

E. MARKET ST

MISSION ST
3RD AVE
2ND AVE
1ST AVE
SUSAN B. ANTHONY
ELEM. SCHOOL

CASTLE ST

PRICE ST

PROJECT

LOCATION

DALY CITY DESIGN GUIDELINES (SMALL RESIDENTIAL)
BUILDING SETBACKS:

MATCH PREDOMINANT FRONT SETBACK ALONG THE
BLOCK FACE:
15' FRONT SETBACK MATCHES PREDOMINANT SETBACK
ON BLOCK.

FAÇADE SCALE AND CHARACTER:

DIVIDE LONG FACADES INTO REGULAR SEGMENTS:

FRONT FAÇADE (3RD AVENUE) IS BROKEN INTO 7 UNITS
OF THE SAME WIDTH. THESE REGULAR SEGMENTS ARE
DIFFERENTIATED FOR INTEREST.

PROVIDE BAY WINDOWS COMMON TO OLDER HOMES:

MODERN SQUARE BAYS WITH A VARIETY OF WINDOW

DETAILS (CORNER, CENTERED, RECESSED) HAVE BEEN
PROVIDED.

PROVIDE INTERESTING PARAPET PROFILES:

VARYING PARAPET HEIGHTS PROVIDE AN INTERESTING
STREET FACADE AS THE BUILDINGS STEPS. PARAPETS
VARY IN COLOR AND MATERIAL FROM UNIT TO UNIT.

STEP BACK UPPER FLOOR 5’ MIN:

THIRD FLOOR SETBACK APPROXIMATELY 5’ FROM
LOWER FLOORS.

CONTINUOUS FRONT FAÇADE ARCHITECTURAL
MATERIALS AND DETAILS ONTO VISIBLE SIDE WALLS:

STUCCO AND SIDING CONTINUES ALONG ALL SIDE
WALLS VISIBLE FROM STREET FRONTAGE. SIDE WALLS

HAVE BEEN DIVIDED WITH A CENTRAL COLOR BAND

AND WRAPPING HORIZONTAL SIDING PROVIDING VISUAL

INTEREST SIMILAR TO THAT FOUND ON FRONT
FACADES.

INCLUDE SPECIAL DESIGN FEATURES:

THE UNITS SHALL HAVE DISTINCTIVE COLOR PATTERNS
AND VARIATION OF MATERIALS. METAL AWNINGS AND
DECORATIVE IRON GATES OFFER INTEREST. VARYING
FAÇADE FORMS ALSO OFFER VISUAL INTEREST.

GARAGE DOORS:

LIMIT GARAGE ENTRIES TO ONE CAR WIDTH:

UNITS HAVE 8' WIDE GARAGE DOORS AND NO STREET

FACING GARAGE DOORS
LIMIT GARAGE WIDTH TO 50% OF FACADE:

FRONT FACING UNITS HAVE NO VISIBLE GARAGES. 8'
GARAGE DOOR IN ±21' FACADE COVER 38% OF REAR
UNITS.

RECESS DOORS 2' MIN FROM FRONT FACADE:

GARAGE DOORS ARE RECESSED 2'-0" FROM FRONT WALL.

LIVING UNIT ENTRIES:

RECESS ENTRIES/ METAL ENTRY GATES:

ENTRIES ARE STAGGERED AND RECESSED TO PROVIDE
INTEREST. DECORATIVE METAL ENTRY GATES ARE
PROVIDED IN SOME UNITS.

EMPHASIZE ENTRIES BY PROVIDING A ROOF ELEMENT
OVER THE ENTRY :

SINGLE STORY FLAT ROOF ELEMENT IS PROVIDED OVER
ENTRIES ON SOME UNITS.

WINDOWS:

RECESS WINDOWS FROM FRONT FACADE WALL:

RECESSED WINDOW DETAIL PROVIDED IN SQUARE BAYS.

MATERIALS AND COLOURS:
- EMPHASIZE SINGLE BUILDING MATERIAL:

STUCCO IS THE PREDOMINANT BUILDING MATERIAL.
- NEUTRAL OR PRIMARY FACADE COLOR FOR GARAGE
DOOR COLOR:

GARAGE DOORS PAINTED TO MATCH PRIMARY EXTERIOR
COLOR OF HOME . IN ADDITION THERE ARE NO STREET

FACING GARAGE DOORS
- PAINTED GRILLES, GATES ETC:

ALL GRILLES, GATES ETC WILL BE PAINTED.
- PAINTED SIDE WALLS:

ALL FACES OF BUILDING (FRONT, SIDE AND REAR WALLS)
WILL BE PAINTED.

LANDSCAPING:
- PROVIDE LANDSCAPED PLANTING AREAS IN FRONT
SETBACK AREAS NOT REQUIRED FOR ACCESS:

FRONT SETBACK SHALL BE LANDSCAPED WITH NATIVE
SPECIES PLANS AND FEATURE TREES IN PLANTERSTRIP.

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P A G E N U M B E R :

THESE DOCUMENTS SHALL REMAIN THE PROPERTY OF CHRIS KUMMERER ARCHITECT AND ARE INTENDED FOR USE AT THE PROJECT LOCATION STIPULATED ABOVE ONLY AND MAY NOT BE REPRODUCED IN ANY MANNER OR USED FOR OTHER LOCATIONS WITHOUT THE WRITTEN APPROVAL OF CHRIS KUMMERER.

R E V I S I O N S:

S T A M P :

DALY CITY CA 94014 APN #: 006-254-030
141 3rd AVENUE
PRE-APPLICATION SUBMITTAL 10.17.2019
PLANNING SUBMITTAL 6.10.2020
PLANNING RESUBMITTAL 4.19.2021
PLANNING RESUBMITTAL 9. 9. 2021
PLANNING RESUBMITTAL 5.27.2022
PLANNING RESUBMITTAL 12.21.2022

SINGLE-PLY MEMBRANE ROOFING WINDOW / EXTERIOR DOOR

AERIAL VIEW
VIEW FROM 3RD AVENUE LOOKING NORTH

VIEW FROM INTERIOR OF SITE LOOKING NORTH
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PAINTED HORIZONTAL SIDING
- SEE ELEVATION FOR COLORS

STUCCO SIDING
- SEE ELEVATION FOR COLORS

RENDERINGS & MATERIALS
P A G E N U M B E R :

THESE DOCUMENTS SHALL REMAIN THE PROPERTY OF CHRIS KUMMERER ARCHITECT AND ARE INTENDED FOR USE AT THE PROJECT LOCATION STIPULATED ABOVE ONLY AND MAY NOT BE REPRODUCED IN ANY MANNER OR USED FOR OTHER LOCATIONS WITHOUT THE WRITTEN APPROVAL OF CHRIS KUMMERER.

R E V I S I O N S:

S T A M P :

DALY CITY CA 94014 APN #: 006-254-030
141 3rd AVENUE
PRE-APPLICATION SUBMITTAL 10.17.2019
PLANNING SUBMITTAL 6.10.2020
PLANNING RESUBMITTAL 4.19.2021
PLANNING RESUBMITTAL 9. 9. 2021
PLANNING RESUBMITTAL 5.27.2022
PLANNING RESUBMITTAL 12.21.2022

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E N G I N E E R I N G

C O N D I T I O N S O F A P P R O V A L

1. All improvements, including on‐site and off‐site improvements, and all public service and utility facilities required to serve the project, shall be completed by the applicant, or shall be incorporated into an Improvement Agreement(s) before issuance of a Building Permit. The improvements shall be consistent with the plans approved by the City Engineer and the Conditions of Approval. All construction shall meet the latest California Building Code, California Fire Code, Daly City Municipal Code and the City Standard Specifications and Drawings. Securities for all required improvements, and applicable fees and charges, shall be submitted with the Building Permits, or submission of the development agreement for approval.

The applicant shall obtain all required permits before commencing work. All required improvements shall be constructed at no cost to the City except where specifically agreed to by the City under the provisions of a written agreement.

2. Grading and improvement plan review and approval by the City Engineer are required before any City Permit is issued. The improvement plans shall include details for on‐site and off‐site improvements for vehicular and pedestrian access, parking, traffic signs and markings, utility service connections, modifications and extension of the City’s sewer, water, storm drain, safety lighting, landscaping, and other public service facilities. All utility services shall be underground. Said improvements shall conform to Daly City and affected Agency’s standards.

Plans shall be accompanied by all required calculations and studies including geotechnical and impact studies to justify design. Submit photo‐mylar reproducible (24”x36”), electronic files (to City AutoCAD Standards) and blueprints as required for City’s inspection and filing before permits are issued for construction of improvements. All required improvements shall be constructed at no cost to the City except where specifically agreed to by the City under the provisions of a written agreement.

3. All improvements shall be completed and functioning, and as‐built record plans of all improvements submitted in a form acceptable to the City before any occupancy permit is issued or public service improvements are accepted by the City for maintenance.

4. An encroachment permit shall be required to be issued by the Public Works Department for all work proposed within the public right‐of‐way.

5. Grading exceeding 50 cubic yards shall require approval of plans and a grading permit.

A licensed Civil Engineer shall prepare the grading plans and erosion control plan in conformance with a soil report prepared by a licensed soil engineer or qualified civil engineer in compliance with the NPDES requirements prior to any development on the property.

6. The Engineer or Geologist, of record, shall be present on‐site during the excavation and grading phases of the project and shall submit a written certification that the project grading plans has been implemented as approved.

7. Concurrent with each demolition, grading and drainage permit submittal or as a part of the Improvement Plan package, the Applicant shall prepare a dust control plan. The plan shall conform to the City Standards and comply with the requirements of the Bay Area Air Quality Management District (BAAQMD) Best Management Practices for dust control. The Applicant shall post a publicly visible sign with the telephone number and person to contact regarding dust complaints. The person shall respond and take corrective action within 48 hours.

8. The applicant shall provide fail‐safe conditions for catastrophic events such as 100‐year storms, seismic events, system overflows or failures. Drainage swales shall be provided at the top, intermediate and bottom of slopes and embankments to prevent erosion and degradation of slopes. The project geotechnical report shall include appropriate recommendations regarding the protection of existing and proposed slopes.

9. Provide “will serve letters” from all applicable utility agencies.

10. Applicant and/or contractor shall have a project sign with Project contact information for public concern such as off‐site tracking, dust control, noise complaints, ground shaking and any related construction activities. The complaints and responses shall be logged, and copies provided to the City Engineer with action status on a weekly basis.

11. Applicant and/or contractor shall have a project sign with Project contact information for public concern such as off‐site tracking, dust control, noise complaints, ground shaking and any related construction activities. The complaints and responses shall be logged, and copies provided to the City Engineer with action status on a weekly basis.

12. Disconnect all sewer laterals and water services at the main in the street prior to installation of new services.

13. All existing buildings shall be demolished, and all existing utility service connections shall be abandoned prior to the recordation of the final map.

14. The applicant shall comply with the applicable requirements of the City of Daly City Standard Details and Specifications.

15. All proposed landscaping and street trees shall be maintained by the property owner in perpetuity. Irrigation shall be tied to and maintained by the property owner.

16. The segment of Third Avenue between Castle St. and E. Market St. has an existing Pavement Condition Index of 75. Due to the multiple utility street trench cuts it will be necessary to provide a Type II slurry seal across the development frontage. The slurry seal shall be for the entire street width.

17. Provide erosion and storm water pollution plan incorporating best management practices, including operation and maintenance provisions per the requirements applicable at the time of construction permit application. During the wet/rainy season (October 1 to April 30) the developer shall submit a revised erosion control plan as necessary (every five working days) or as required by the City Engineer and/or his representative.

18. Full trash capture devices approved by the City Engineer shall be installed on the drainage system.

19. Storm drain laterals and mains shall be CCTV’ed at the end of construction. Owner is responsible for providing videos of laterals/mains prior to the City Engineer’s permit signoff/acceptance. If cleanouts are utilized instead of manholes or drainage inlets, it is up to the owner to make required changes to provide camera access if access is not available via cleanouts.

20. The applicant shall underground all electrical and telecommunications services, including adjacent property services as may be necessary to ensure that existing overhead drop services do not traverse the newly proposed development. The applicant shall provide verification, in writing, that all existing overhead utilities relocation have been reviewed and approved by each utility company. All existing facilities and supporting poles shall be removed at the applicant’s expense.

21. The project’s electrical transformer shall not be installed within the public right‐of‐way.

The transformer, including the door swing of the panel doors, shall be within private property.

22. Sidewalk width shall be 5’ minimum measured from the back of curb to the back of sidewalk (5.5’ including the curb). All curb, gutter, and sidewalk improvements in the public right‐of‐way shall be designed to meet current ADA standards and Daly City Standards at no cost to the City. The limits of the curb, gutter, and sidewalk shall span the entire frontage of the proposed development to the nearest expansion joints or score lines.

23. All stormwater retention, treatment system or other C.3 or LID improvements shall be located outside of the public right‐or‐way and maintained by the Homeowners Association (HOA) (no private improvements in public right‐of‐way). HOA documents shall include the required maintenance provisions and attach final agreement for stormwater as required.

24. All retaining walls shall be maintained by the HOA with appropriate easements reserved for such maintenance. Retaining walls shall not be constructed within public right of way or public easements. Maintenance responsibilities shall be addressed in the CC&R for the property.

25. All project improvements shall be ADA compliant. This includes the sidewalk and driveways within private property.

26. Provide unrestricted access for inspection of the storm water treatment areas.

27. Water: All costs associated with any water system improvements required by the City shall be borne by the applicant.

28. Sewer: All costs associated with any sewer system improvements required by the City shall be borne by the applicant.

F I R E

C O N D I T I O N S

O F A P P R O V A L

1. Daly City Municipal Code15.32.080 requires an additional fire hydrant on the premises in a location approved by NCFA. Proposed fire hydrant location to be provided by NCFA and shown next to Unit#4 on the Preliminary Utility Sheet, TNT-4.

2. No Parking Signs and red curbs to be extended to include the entire west curb where the roadway narrows from 26'. "No parking" signs and red curb to be extended to west curb of the narrowing roadway, TNT-4.

3. N/A (no vehicular gate in scope of project)

4. N/A (no vehicular gate in scope of project)

5. Fire sprinkler system is required. Submit plans to NCFA under separate fire permit.

6. Provide fire flow information per CFC, Appendix B.

7. Key Box is required. Apply for approved hardware at NCFA Administration.

8. Portable fire extinguishers(s) are required. Mount fire extinguishers 3-5 feet above floor.

9. Illuminated address identification is required.

10. Utility identification is required.

R E A C H C O D E
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Project Address:

APPLICANT NAME: DATE:

OCCUPANCY TYPE
Low Rise Multi-Family High-Rise Multi-Family 100% Affordable Single-Family ADU Other (Specify)

1. ENERGY EFFICIENCY AND ELECTRIFICATION
Note: All projects must comply with mandatory elements of the Building Energy Efficiency Standards as well as the local requirements specified in the Ordinance No.1448.

 All-Electric
 No natural gas appliances or propane appliance
 No gas meters or propane infrastructure
 Compliance with energy efficiency standards required by the State (no additional local energy efficiency requirements)
 Exception(s):
 Projects with planning entitlements approved prior to effective date.  100% affordable housing for 80% AMI or less
 ADUs & JADUs
 Prescriptive or performance pathway under the Energy Code is not feasible .

2. GREEN BUILDING
 The permit application includes a completed CALGreen checklist

3. ELECTRIC VEHICLE (EV) CHARGING AND READINESS
 Complies with California Green Building Standards Code 4.106.4; AND  Complies with local EV charging requirements as specified below; AND  Meets required minimum electrical capacity
Single Family/Duplex/ Townhouses

Total Number of Parking Spaces
 At least 1 parking space per dwelling unit has Level 2 EV Ready Space (for all projects)  At least 1 parking space per dwelling unit has Level 1/Level 2 EV Ready Space (for projects with 2 parking spaces)
 Exception:
 ADU w/o new panel or panel upgrade
Low Rise Multifamily
Complies with local EV charging requirements as specified below. (All % requirements are to be rounded up to the nearest whole number. All percentages should reflect percentage of total parking spaces on site.) Total number of dwelling units with parking spaces *
Number of Level 1 EV-Ready Spaces
% Level 1 EV-Ready Spaces (90% for >20 units)
Number of Level 2 EV-Ready Spaces
% Level 2 EV Ready Spaces (100% of units for projects with ≤ 20 units OR 10% for projects with >20 units OR 10% for affordable housing projects)
Definitions Continued on Next Page…
mandatory elements of the Build
Effective Date: July 19th, 2021
3 of 3
* Definitions
• New construction as defined in Section 110.1(b).
• EV Capable Parking Space: Parking space is linked to a listed electrical panel with sufficient capacity to provide a minimum of 110/120v and 20 amps to designated parking space. Raceways only though spaces to be inaccessible in future. Raceways must be 1” min conduit. Panel shall identify spaces reserved for EV charging as “EV Capable.”
• EV Level 1: A minimum 110V, 20 amp circuit
• EV Level 2: A minimum 208V/240V, 40 amp circuit
• EV Level 1 Ready Space: A parking space served by a completed circuit with a minimum of 110/120v, 20 amp capacity including electrical panel capacity, overprotection device. Raceways shall be a minimum of 1” diameter. Wiring shall include receptacle labeled “Electric Vehicle Outlet” or electric vehicle supply equipment (EVSE)
• EV Level 2 Ready Space: A parking space served by a completed circuit with a minimum of 208/240v, 40 amp capacity including electrical panel capacity, overprotection device. Raceways shall be a minimum of 1” diameter. Wiring shall include receptacle labeled “Electric Vehicle Outlet” or e lectric vehicle supply equipment (EVSE) with a minimum output of 30 amps.
• EV Charging Station (EVCS): A parking space with installation of electric vehicle supply equipment (EVSE) with a minimum of 30 amps connected to a level 2 EV Ready Circuit. EVCS installation may be used to satisfy Level 2 EV Ready Circuit Equipment.
• Automatic Load Management System (ALMS): A control system that allows multiple EV chargers or EV -ready circuits to share an electrical circuit and automatically reduce power at each charg er.

4. SOLAR PHOTOVOLTAIC
 Installed photovoltaic system
 High Rise Multifamily Minimum Must Be 15% Or Greater
Roof Area (Square Feet)
PV Cov erage (Square Feet)
% Roof Area Cov ered with PV
Exemptions
 35% Roof Has Green Roof
 Reduced Pv System Size Due to Excessiv e Shading, < 200 Contiguous Square Feet, Ov er Generation.
 Excessiv e Shading and/or Insufficient Roof Space), And Therefore Includes: Compliance With Exceptions Under The 2019 Building Energy Efficiency Standards (Exception 6 To Section 110.10(B)1a, Or Exception 4 To Section 110.10(B)1b):
 Demand Responsive Thermostat(S) Plus One Of The Following:
 Energystar Dishwasher
 Home Automation System
 Greywater Irrigation
 Rainwater Catchment System

5. VERIFICATION
This form has been completed by
This form has been completed by (name) of (company), the Qualified green building rater for the above listed project who verifies that it accurately represents the project plans.

Signature Date

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CHRIS

CONDITIONS OF APPROVAL
P A G E N U M B E R :

THESE DOCUMENTS SHALL REMAIN THE PROPERTY OF CHRIS KUMMERER ARCHITECT AND ARE INTENDED FOR USE AT THE PROJECT LOCATION STIPULATED ABOVE ONLY AND MAY NOT BE REPRODUCED IN ANY MANNER OR USED FOR OTHER LOCATIONS WITHOUT THE WRITTEN APPROVAL OF CHRIS KUMMERER.

R E V I S I O N S:

S T A M P :

DALY CITY CA 94014 APN #: 006-254-030
141 3rd AVENUE
PRE-APPLICATION SUBMITTAL 10.17.2019
PLANNING SUBMITTAL 6.10.2020
PLANNING RESUBMITTAL 4.19.2021
PLANNING RESUBMITTAL 9. 9. 2021
PLANNING RESUBMITTAL 5.27.2022
PLANNING RESUBMITTAL 12.21.2022