Daly City City Council
May 22, 2023

80 Daly City 2030 General Plan | Housing Element 2023-2031 Figure HE-8: Percentage of Children in Female-Headed Households

Daly City 2030 General Plan | Housing Element 2023-2031 81 Household income. The household income distribution by percentage of area median income (AMI) in Daly City differs from the county. The share of households making greater than 100.0 percent AMI is significantly less (32.8 percent) than in the whole county (48.9 percent), and the proportion of households with incomes below 80 percent of the AMI is greater (53.2 percent) than countywide (40.9 percent). As shown in Figure HE-9, Median Household Income, the highest median incomes are in the northwest corner, along Skyline Boulevard at the western edge of the city in the Westlake Northwest neighborhood (east of Skyline Boulevard in vicinity of Westridge Avenue), and in the southern portion of the Serramonte neighborhood between Skyline Drive and I-280. Additionally, two census tracts in the northeastern section of the city in the Crocker and Southern Hills neighborhoods have median incomes above $125,000; as do several neighborhoods along the east side of Hillside Boulevard from Brunswick Street to the lower Hillside neighborhoods north and south of East Market Street in the southeastern corner of the city.

A large proportion of census tracts in the city have median incomes between the state median and $125,000. These are found in the northern portion of the city in the Westlake Park area; the eastern Hillside and Lincoln Park neighborhoods; the Original Daly City neighborhood adjacent to the Lake Merced Golf Course, which includes 51 deed-restricted multifamily units; west of Skyline Boulevard; the two central St.

Francis and Serramonte neighborhoods; and the eastern portion of the Broadmoor neighborhood adjacent to I-280. There is also a small neighborhood east of the Colma BART Station and bounded by Market Street to the north, A Street to the south, and Hillside/Chester Streets to the east that has a median income of $109,326 and includes 112 units of deed-restricted multifamily housing.

Conversely, the lowest-income neighborhoods are found in the central area of the city at the convergence of I-280 and State Route (SR-) 82 (Mission Street) on the west side of the Colma BART Station, with a median income of $42,087, and in the Bayshore neighborhood to the east of the Cow Palace, including a 145-unit deed-restricted multifamily complex. The majority of this tract consists of an unincorporated island, within which are three deed-restricted multifamily complexes (providing 209 affordable units), which likely influences the low median income in the tract, because the incorporated city portion of this tract is developed primarily with light industrial and nonresidential uses. The remainder of the city has median incomes between $55,000 and the state median and contains many multifamily and duplex housing complexes. These are found in the Eastmoor neighborhood west of the Colma BART Station; the Franciscan Park neighborhood at the southeast tip of the city; the Plymouth Circle neighborhood at the southern boundary of the city, which is predominantly duplex housing types; the Fairmont neighborhood west of the Serramonte Center commercial area, which includes several higher density apartment complexes; the older neighborhoods north and southwest of Merced Extension Triangle area at the confluence of I-280 and Junipero Serra Boulevard; and the Outer Mission neighborhood at the northern edge of the city. While rents and home prices in Daly City are high throughout the city, higher density products may be marginally more affordable and attractive to households earning slightly lower incomes, thus resulting in a slightly lower median income.

In 2014, the lowest median income in the city was in the Westlake Shopping Center neighborhood ($48,929), which now ranges from $57,275 to $75,021. The central area surrounding the Colma BART Station was also in the lower-income category ($53,505). In 2019, the median income in the area southwest of the Station fell to $46,087 while the areas to the north and east had increased to $69,261 and $109,327, respectively. Additionally, the Fairmont neighborhoods west of Serramonte Center have increased from $53,941 in 2014 to a range in the three block groups between $70,050 to $82,115 in 2019. The remainder of the city has maintained similar median income distribution patterns, although incomes rose in all census tracts between 2014 and 2019. However, it is important to note that the available data in 2014 was at the tract level, and data in 2019 was at the block group level, providing a more specific perspective on income patterns. Considering these changes in data, the relatively small changes in median income in each of these notable neighborhoods do not appear to reflect exclusionary income patterns over time.

82 Daly City 2030 General Plan | Housing Element 2023-2031 The poverty rate in the city is approximately 7.8 percent, compared to 6.4 percent in San Mateo County.

As shown in Figure HE-10, Percentage of Population with Incomes Below the Poverty Level, the majority of the city has poverty rates below 10 percent, with a concentration of tracts with rates above 10 percent in the central portion of the city west of I-280. These are primarily residential neighborhoods in the vicinity of larger commercial centers with a mix of higher-density residential products and older single-family neighborhoods. The central Westmoor neighborhood has a poverty rate of 11.4 percent, reflecting a negligible change from 11.5 percent in 2014. The poverty rate in the St. Francis neighborhood west of Serramonte Center (10.4 percent) decreased significantly from 19.5 percent in 2014, with a concurrent increase in median income from $53,924 to $71,196. The highest rate of poverty (19.3 percent) is in the Westlake Shopping Center tract, encompassing several higher density multifamily complexes. In 2014, this area had a poverty rate of 16.4 percent. In contrast to the rising poverty in this tract, the median income in this area has increased by 14.6 percent, as discussed above, although other areas of the city have experienced increases of over 25.0 percent. This increase in poverty rate, reflecting a greater share of extremely low-income households, may suggest growing income discrepancies in this area of the city as the median income increases at a higher rate throughout most of the city and a larger share of higher income households citywide. Higher poverty rates between 10 percent and 20 percent are concentrated in census tracts west of I-280.

Daly City 2030 General Plan | Housing Element 2023-2031 83 Figure HE-9: Median Household Income

Daly City 2030 General Plan | Housing Element 2023-2031 84 Figure HE-10: Percentage of Population with Incomes Below the Poverty Level

Daly City 2030 General Plan | Housing Element 2023-2031 85 Figure HE-11: Segregation and Integration by Protected Class Racially or ethnically concentrated areas of poverty and affluence. A Racially or Ethnically Concentrated Area of Poverty (R/ECAP) and a Racially Concentrated Area of Affluence (RCAA) represent opposing ends of the segregation spectrum—from racially or ethnically segregated areas with high poverty rates to affluent, predominantly White neighborhoods. Historically, HUD has paid particular attention to R/ECAPs as a focus of policy and obligations to AFFH. Recent research out of the University of Minnesota Humphrey School of Public Affairs argues for the inclusion of RCAAs to acknowledge current and past policies that created and perpetuate these areas of high opportunity and exclusion.9 It is important to note that R/ECAPs and RCAAs are not areas of focus because of racial and ethnic concentrations alone. This study recognizes that racial and ethnic clusters can be a part of fair housing choice if they occur in a nondiscriminatory market. Rather, R/ECAPs are meant to identify areas where 9 Goetz, E. G., Damiano, A., and Williams, R. A. (2019). “Racially Concentrated Areas of Affluence: A Preliminary Investigation.” Cityscape: A Journal of Policy Development and Research, 21(1), 99–124.

86 Daly City 2030 General Plan | Housing Element 2023-2031 residents may have historically faced discrimination and continue to be challenged by limited economic opportunity; conversely, RCAAs are meant to identify areas of particular advantage and exclusion.

R/ECAPs
HCD and HUD’s definition of a Racially/Ethnically Concentrated Area of Poverty is:
 A census tract that has a non-White population of 50 percent or more (majority-minority) or, for nonurban areas, 20 percent, AND a poverty rate of 40 percent or more; OR  A census tract that has a non-White population of 50 percent or more (majority-minority) AND the poverty rate is three times the average tract poverty rate for the county, whichever is lower.

Source: California Department of Housing and Community Development Guidance, 2021.

As described previously, the population throughout Daly City is predominantly non-White. Therefore, for this study, the poverty threshold used to qualify a tract as an R/ECAP was three times the average census tract poverty rate countywide—or 19.1 percent. In addition to R/ECAPs that meet the HUD threshold, this study includes edge or emerging R/ECAPs that hit two-thirds of the HUD-defined threshold for poverty— emerging R/ECAPs in San Mateo County have two times the average tract poverty rate for the county (12.8 percent).

In 2010 there were three census tracts that qualified as R/ECAPs (19.4 percent poverty rate) in the county and 11 that qualified as edge R/ECAPs (13 percent poverty rate). Two of the 2010 edge R/ECAPs were in Daly City—which means they are majority minority and have a poverty rate two times higher than the countywide census tract average. One of the tracts is east of the convergence of SR-35 and the Pacific Coast Highway—west of the Serramonte Center. The other edge R/ECAP is in the far eastern part of the city, in the Bayshore neighborhood near the Cow Palace Arena and Event Center.

Neither of these tracts has indicators that meet the edge R/ECAP definition in 2019, but they are areas with higher rates of poverty and may be considered areas of concentrated poverty relative to the city.

In 2019 there were two census tracts that qualified as R/ECAPs (19.1 percent poverty rate) in the county and 14 that qualified as edge R/ECAPs (12.8 percent poverty rate). One of the 2019 R/ECAPs was in Daly City—which means it is a majority minority tract and has a poverty rate three times higher (19.3 percent) than the countywide census tract average. This tract is near the Westlake Shopping Center—just north of Broadmoor and west of the Lake Merced Golf Club.

The demographic characteristics of this R/ECAP include:
 52.9 percent of residents report being Asian, and 21.8 percent are of Hispanic origin, compared to 59 percent and 23 percent, respectively, for the city overall; 30 percent and 24 percent for the county; and 27 and 24 percent for the Bay Area. The edge R/ECAP area has a moderate segregation rating for Asian and Hispanic residents based on the HCD segregation index map and a diversity index between the 73rd and 78th percentile.  The non-White population has increased since 2010, from 75.3 percent to 88.6 percent in 2019, with the greatest increase in the Asian population.
 Persons with disabilities in the edge R/ECAP area are represented at a lower rate (5.4 percent) than in the city overall (9.1 percent).

Daly City 2030 General Plan | Housing Element 2023-2031 87  19.3 percent of residents in this area live below the poverty level as of 2019, an increase from 16.4 percent in 2010.
 Median household income is in the very low-income category, with median incomes between $57,275 and $75,021, compared to the San Mateo County median income of $143,100. This census tract is adjacent to the BART-Daly City Station, which also has median incomes in the very lowincome category, although higher than the Westlake Shopping Center neighborhood.  21.6 percent of households in the tract are married couples, lower than in the majority of the city.

Approximately 10.6 percent of adults live alone, and 24.4 percent reside in “nonfamily” households (e.g., living with roommates) and 17.8 percent in other family living arrangements.

Between 20.0 and 40.0 percent of children in this tract live in a single-female-headed household.  95.0 percent of the housing units in the R/ECAP are rented, compared with 49.6 percent in the city overall.
 Housing development surrounding the shopping center and in the northeastern corner of the tract are multifamily housing types, which make up 93.3 percent of the housing units in the R/ECAP, offering more housing diversity compared to predominantly owner-occupied tracts in the northwestern section of the city. However, because 95 percent of the households are renters, it is likely that the majority of single-family housing units in the R/ECAP have been converted to rental properties. The predominance of high density development and rental tenure may contribute to the area’s relative affordability, higher proportion of unmarried-couple household configurations, and lower median incomes.
 The presence of housing units that are occupied by Housing Choice Voucher holders is less than 1 percent in the R/ECAP, lower than or similar to surrounding areas west of I-280.  The R/ECAP has one of the highest rates of renter cost burden in the city—63.0 percent of renters— and 32.1 percent of owners are cost burdened. This level of cost burden is not unique to this tract, however, with similar rates in the Bayshore, St. Francis, and Westmoor neighborhoods. However, according to the Location Affordability Index, the R/ECAP offers better affordability than many areas of the city, and proximity to the Daly City BART (27.6 percent of commuters use public transit) and Westlake Shopping Center provide access to resources.  Approximately 14.5 percent of households live in overcrowded conditions, which is similar to other lower-income tracts but higher than immediately surrounding tracts.

Given the above demographics in this census tract, potential edge R/ECAP status appears to be driven in part by the availability of relatively affordable rental units, although almost two-thirds of households overpay for rental housing—with access to the BART transit station, shopping and services, positive educational attainment scores, and an increasing proportion of non-White populations with lowermedian incomes in the context of the region.

To increase housing mobility for lower-income households, the City has included Tasks 1.1 through 1.4 which will create new opportunities for housing development in the C-MU zone. As part of Task HE 3.1, the City will allow reductions in parking requirements for large housing projects near transit, which can lower the cost of construction and cost of living for residents, and in Task 18.1 the City will reduce the required parking for projects that include at least 20 percent of units for extremely low-income households. The City will define and permit single-room occupancy units, which can be more affordable to extremely low income households, as part of Task HE 18.3. Through Task HE 1.5, the City will amend the zoning code such that two commercial zones will permit mixed-use development by-right. The City will also encourage the development of ADUs through Task HE 5.1, which can be an affordable housing type for lower-income households.

88 Daly City 2030 General Plan | Housing Element 2023-2031 RCAAs
HCD’s definition of a Racially Concentrated Area of Affluence is:
 A census tract that has a percentage of total white population that is 1.25 times higher than the average percentage of total white population in the given COG region, and a median income that was 2 times higher than the COG AMI.

Source: California Department of Housing and Community, 2022.

RCAAs are generally understood to be neighborhoods in which there are both high concentrations of non-Hispanic White households and high household income rates. Similar to the importance of identifying R/ECAP areas, which helps to identify areas that are segregated by race/ethnicity and poverty, it is also necessary to identify racially concentrated areas of wealth to further compare these patterns.

Using 2015-2019 data from the American Community Survey, HCD developed a mapping tool that demonstrates the “location quotient” (LQ) for each California census tract; this quotient represents the percentage of total White population for each census tract compared to that of the average percentage in the council of governments (COG) region. In order to determine the RCAAs, HCD takes the census tracts with a LQ of more than 1.25 and a median income that is 1.5 times higher than the COG region (or 1.5 times the State AMI, whichever is lower). The tracts that meet these criteria are assigned a numeric score of 1, which indicates that they have an accumulation of high incomes and a White population, i.e., a Racially or Ethnically Concentrated Area of Affluence. RCAAs are the inverse of R/ECAPs in that they illustrate where self-segregated and/or exclusive wealthy White neighborhoods are potentially located.

By the definition of RCAAs, there are no racially concentrated areas of affluence in Daly City. However, for this study, the threshold used to qualify as a potential concentration of affluence is a median income two times higher than the COG AMI, or $241,680. There are no census tracts in the city that have median incomes at this level—the highest income in the city is $193,523 in the northwest corner of the city in the vicinity of Thornton State Beach.

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

Access to Opportunity
Access to opportunity is a concept to approximate place-based characteristics linked to critical life outcomes. Access to opportunity oftentimes means both improving the quality of life for residents of low-income communities, as well as supporting mobility and access to ‘high resource’ neighborhoods.

This encompasses education, employment, economic development, safe and decent housing, low rates of violent crime, transportation, and other opportunities, including recreation, food and healthy environment (air, water, safe neighborhood, safety from environmental hazards, social services, and cultural institutions).

Source: California Department of Housing and Community Development Guidance, 2021, page 34.

Daly City 2030 General Plan | Housing Element 2023-2031 89 The California Tax Credit Allocation Committee (TCAC) in collaboration with HCD developed a series of opportunity maps that help to identify areas of the community with good or poor access to opportunity for residents. These maps were developed to align funding allocations with the goal of improving outcomes for low-income residents—particularly children.

The opportunity maps highlight areas of highest resource, high resource, moderate resource, moderate resource (rapidly changing), low resource and high segregation and poverty. TCAC provides opportunity maps for access to opportunity in quality education, employment, transportation, and environment.

Opportunity scores are presented on a scale from zero to one and the higher the number, the more positive the outcomes. The Opportunity Area designations for Daly City are shown in Figure HE-12.

Daly City 2030 General Plan | Housing Element 2023-2031 90 Figure HE-12: TCAC Opportunity Areas

Daly City 2030 General Plan | Housing Element 2023-2031 91 Education. TCAC’s education score is based on math proficiency, reading proficiency, high school graduation rates, and the student poverty rate. According to TCAC’s educational opportunity map, shown in Figure HE-13, most census tracts in Daly City score between the 25th and 75th percentile; opportunity scores are presented on a scale from zero to one and the higher the number, the more positive the outcomes. In Daly City, census tracts with the best educational outcomes, in the 50th to 75th percentiles, are west of I-280, with two tracts along Cabrillo Highway (Route 1) east of Skyline Boulevard scoring in the 49th percentile. With the exception of the Bayshore neighborhood at the northeastern corner of the city, which has educational domain outcome scores below the 25th percentile, the remainder of the city has educational opportunity scores between the 25th and 50th percentiles. The Bayshore area also has a high concentration of populations with low- to moderate-income compared to the rest of the city, high rates of children in female-headed households, a 96.9 percent non-White population, and an affordable multifamily complex with 145 deed-restricted units, which may contribute to the score. This neighborhood has its own school district which contains one elementary school.

Daly City is served by three school districts—Jefferson Union High School District, South San Francisco Unified School District, Bayshore Elementary School District, and the Jefferson Elementary School District.

All three school districts experienced decreases in enrollment from 2010 to 2020—South San Francisco saw a 12.0 percent decrease in enrollment while Jefferson Union and Jefferson Elementary both experienced a 5.0 percent decrease in enrollment. All three districts lost students during the COVID-19 pandemic.

All three school districts’ enrollment by race and ethnicity are similar to the countywide distribution.

However, each school district has a higher proportion of Filipino students (Jefferson Union 29.0 percent, Jefferson Elementary 25.0 percent, South San Francisco 23.0 percent compared to 8.0 percent countywide) and a smaller proportion of White students (Jefferson Union 14.0 percent, Jefferson Elementary 11.0 percent, South San Francisco 6.0 percent compared to 26.0 percent countywide).

Jefferson Union and Jefferson Elementary have a smaller proportion of Hispanic students compared to the county (31.0 percent and 36.0 percent compared to 38.0 percent countywide), while South San Francisco Unified has a greater proportion (48.0 percent compared to 38.0 percent countywide).

Jefferson Union has a higher share of English learners (36.0 percent compared to 20.0 percent countywide) and students who qualify for reduced lunch (44.0 percent compared to 29.0 percent countywide) than the county, while Jefferson Elementary has a smaller share (14.0 percent and 27.0 percent, respectively). South San Francisco Unified also had slightly higher shares of English learners and students who qualify for reduced lunch (21.0 percent and 34.0 percent) than the county. Jefferson Elementary and South San Francisco Unified also have 1 percent of their respective students experiencing homelessness.

Many high schoolers in the county met admission standards for a University of California (UC) or California State University (CSU) school. While Jefferson Union had one of the lower rates of graduates who met such admission standards (48.0 percent) among high school districts in San Mateo County, the school has seen a significant increase in the percentage of students who meet these benchmarks over the last five years (from 21.0 percent in 2016-17). Black and Hispanic students in Jefferson Union High School District were less likely to meet the admission standards with rates of 23.0 percent and 32.0 percent, respectively.

Census tracts with the highest proportion of Hispanic/Latinx residents above the citywide average of 23.0 percent of the total tract population include the neighborhoods between I-280 and Mission Street from the northern boundary to the unincorporated Colma community, including the neighborhoods surrounding the Colma BART Station and the downtown, and encompassing seven affordable multifamily housing complexes; the Outer Mission neighborhoods; the Franciscan Park neighborhood; and the Bayshore Heights/Cow Palace neighborhoods, all within portions of the city with lower anticipated educational domain opportunities. The 2015 to 2019 ACS data indicates that Black households (72.0 percent of total household with incomes below 80 percent of AMI) and Hispanic or Latinx households (62.0 percent of total household with incomes below 80.0 percent of AMI) have lower incomes compared

92 Daly City 2030 General Plan | Housing Element 2023-2031 to Asian and White non-Hispanic households, which is a factor often contributing to lower educational outcomes. As well, these neighborhoods reflect the highest rates of children in single female-headed households, which often contributes to economic challenges. Based on above statistics for English learners and disadvantaged students, these concentrations of students are likely to be experiencing lower educational outcome opportunities.

Conversely, South San Francisco Unified, which has the lowest rate among all high school districts in the county (41.0 percent), has seen their rate of graduates who met such admission standards significantly decline over the last five years (57.0 percent in 2016-17). However, 73.0 percent of Asian students meet those standards—a 32.0 percentage point gap. Hispanic and White students in South San Francisco Unified School District were less likely to meet the admission standards with rates of 27.0 percent and 44.0 percent, respectively, although only a very small proportion of the city south of Hickey Boulevard falls within this district.

Jefferson Elementary school district had a 17.0 percentage point gap between their overall chronic absenteeism rate (12.0 percent) and their chronic absenteeism rate among Black students (28.0 percent).

However, while this is an important indicator of need, the overall representation of Black population under the age of 18 in the city is 3.0 percent, which would not contribute to large concentrations of chronic absenteeism. South San Francisco Unified also had an 18.0 percentage point gap between their overall chronic absenteeism rate (13.0 percent) and their chronic absenteeism rate among Pacific Islander students (31.0 percent).

While Jefferson Union has the lowest dropout rates in the county—just 3.0 percent of students—the highest dropout rates were found among Black (7.0 percent) and Hispanic students (6.0 percent), suggesting that factors of lower median income, access to resources, high rates of children in single female-headed households, language barriers for Hispanic or Latinx students, and higher rates of poverty likely contribute to lower educational outcomes and high school dropouts. South San Francisco Unified had one of the highest dropout rates in the county at 9.0 percent, with White (12.0 percent) and Hispanic (11.0 percent) students accounting for the highest rates.

Transportation. The San Mateo County Transit District (SamTrans) acts as the administrative body for transit and transportation programs in the county, including SamTrans and the Caltrain commuter rail, with rapid transit access to San Francisco from the Daly City and Colma BART stations. SamTrans provides bus services in San Mateo County, including Redi-Wheels paratransit service, discussed in Section II. SamTrans provides a range of route selections depending on origin location, service area, express, multicity, and San Francisco commuter services. Routes that originate at the Daly City BART Station include: 110, 120, 121, 130, 131B, and the ECR. Routes with stops at the Serramonte Center include: 112, 120, 121, 122, 130, 130B, and 38 school connector to South City High. Routes with stops at the Colma BART Station include: 112, 120, 122, 130, and ECR with connections to San Francisco on BART.

In 2018, the Metropolitan Transportation Commission (MTC), which covers the entire Bay Area, adopted a coordinated public transit and human services transportation plan. While developing the coordinated plan, the MTC conducted extensive community outreach about transportation within the area. That plan—which was developed by assessing how well seniors, persons with disabilities, veterans, and people with low incomes are served—was reviewed to determine gaps in services in Daly City and the county overall. Below is a summary of comments relevant to Daly City and San Mateo County.

San Mateo’s PCC and County Health System, as well as the Peninsula Family Service Agency provided feedback. The most common themes expressed had to do with pedestrian and bicycle needs at specific locations throughout the county, though some covered more general comments such as parked cars blocking sidewalk right-of-way and a desire for bike lanes to accommodate motorized scooters and wheelchairs. Transportation information, emerging mobility providers, and transit fares were other common themes.

Daly City 2030 General Plan | Housing Element 2023-2031 93 While some comments related to the use of car share, transportation network companies (TNCs), or autonomous vehicles as potential solutions, other comments called for the increased accessibility and affordability of these services in the meantime.10 Transit improvements recommended particularly for Daly City included: “More bus shelters at the Daly City Kaiser Permanente are needed.”
A partnership between the World Institute on Disability and the MTC created the research and community engagement project TRACS (Transportation Resilience, Accessibility & Climate Sustainability). The project’s overall goal is to “stimulate connection and communication between the community of seniors and people with disabilities together with the transportation system—the agencies in the region local to the San Francisco Bay, served by MTC.”11 TRACS highlights that improving accessibility requires engagement with the community because there are no “watch-dog” systems in place to hold agencies accountable.

As part of the TRACS outreach process, respondents were asked to share their compliments or good experiences with MTC transit. One respondent who had used multiple services said, “It is my sense that SamTrans is the best Bay Area transit provider in terms of overall disability accommodation.” The San Mateo County Transit District updated its “Mobility Plan for Older Adults and People with Disabilities” in 2018. According to the district, the county’s senior population is expected to grow more than 70 percent over the next 20 years, and the district is experiencing unprecedented increases in paratransit ridership. Additionally, Daly City “contains many of the census tracts with the highest concentrations of older adults [in the county] (above 1,500 per square mile), followed by San Mateo.”12 The plan is targeted at developing effective mobility programs for residents with disabilities and older adults, including viable alternatives to paratransit, partnerships, and leveraging funding sources.13 MTC also launched Clipper START in 2020—an 18-month pilot project that provides fare discounts on single transit rides for riders whose household income is no more than double the federal poverty level.14 AllTransit is a transit and connectivity analytic tool developed by the Center for Neighborhood Technology (CNT) that is used for the advancement of equitable communities and urban sustainability.

The tool analyzes the transit frequency, routes, and access to determine an overall transit score at the city, county, and regional levels. Based on these factors, Daly City has a performance score of 8.4 out of 10, meaning there is an excellent combination of trips per week and number of jobs accessible, enabling numerous people to take transit to work. This score is higher than San Mateo County as a whole (with a score of 6.1). The data also indicates that 99.8 percent of all jobs in the city are within one-half of a mile of transit, and 99.6 percent of the city’s workers live within one-half of a mile of one of the transit routes.

The rate of commuters who use transit is high, with 20.5 percent traveling by public transit. 10 https://mtc.ca.gov/sites/default/files/MTC_Coordinated_Plan.pdf 11 https://wid.org/transportation-accessibility/ 12 https://www.samtrans.com/Planning/Planning_and_Research/Mobility_Plan_for_Older_Adults_and_People_with_Disabilitie s.html
13 Ibid
14 https://mtc.ca.gov/planning/transportation/access-equity-mobility/clipperr-startsm

94 Daly City 2030 General Plan | Housing Element 2023-2031 Employment. The top three industries by number of jobs in Daly City include health and educational services, arts and recreation services, and retail. Daly City has a lower job-to-household ratio when compared to the county (0.59 and 1.59, respectively), indicating a shortage of jobs for the number of households that live in the city. The city also has a higher unemployment rate—6.9 percent compared to the county’s 5.9 percent.

TCAC’s economic opportunity score comprises poverty, adult educational attainment, employment, job proximity, and median home value. Overall, nearly all of Daly City scores between 0.5 and 0.75, reflecting relatively positive economic outcomes. Only two tracts, one directly north of Broadmoor in the Westlake Center tract, the other entirely west of Skyline Boulevard, have low to moderate economic opportunity scores in the city.

Conversely, HUD’s job proximity index, shown in Figure HE-14, shows Daly City has the furthest proximity to jobs in the entire county, with almost the entire city scoring below the 20th percentile on a scale from zero to 100, where 100 is the closest proximity to jobs. However, it is likely that this ranking is based on the assumptions that employment hub opportunities are the City and County of San Francisco and the San Francisco Airport.

Through Tasks 1.1 through 1.4, the City will establish a Commercial Mixed-Use zone, and will remove the conditional use permit requirement for mixed-use development in the C-1 and C-2 zones as part of Task

1.5. Mixed-use development can create new job opportunities in close proximity to housing, potentially reducing the length of required commutes.

95 Daly City 2030 General Plan | Housing Element 2023-203 Figure HE-13: TCAC Education Score

96 Daly City 2030 General Plan | Housing Element 2023-2031 Figure HE-14: HUD Jobs Proximity Index

Daly City 2030 General Plan | Housing Element 2023-2031 97 Environment. Daly City is an urbanized area with predominantly residential and commercial uses.

However, proximity to major roadways and I-280 may contribute to adverse environmental conditions.

A disadvantaged community or environmental justice community (“EJ Community”) is designated by the California Environmental Protection Agency (CalEPA) as areas that fall in the 25 highest scoring census tracts for environmental pollution and other hazards, and may or may not have a concentration of lowincome households, high unemployment rates, low homeownership rates, overpayment for housing, or other indicators of disproportionate housing need.15 In February 2021, the California Office for Environmental Health Hazard Assessment released the fourth version of CalEnviroScreen, a tool that uses environmental, health, and socioeconomic indicators to map and compare communities’ environmental scores. In the CalEnviroScreen tool, communities that have a cumulative score in the 75th percentile or above (25 percent highest score census tracts) are designated disadvantaged communities under SB 535.16 CalEnviroScreen percentiles in Daly City are shown in Figure HE-15. The cumulative score for each census tract includes an exposure score, with a low score being a positive outcome, for each of the following:
 Ozone concentrations
 PM2.5 concentrations
 Diesel particulate matter emissions
 Drinking water contaminants
 Children’s lead risk from housing for children
 Use of certain high-hazard, high-volatility pesticides  Toxic releases from facilities
 Traffic impacts17
Communities that are identified as disadvantaged communities based on their cumulative pollution exposure score are targeted for investment through the State cap-and-trade program. However, the condition of these communities poses fair housing concerns due to disproportionate exposure to unhealthy living conditions. Overall, Daly City scores relatively well on environmental outcome, with an average score in the 47.6th percentile. indicating that there are no areas that meet the criteria of a disadvantaged community or are disproportionately exposed to high levels of pollutants compared to other census tracts in the state. These scores reflect generally positive environmental conditions for residents of Daly City.

The primary indicators leading to higher scores in the city, as reported by OEHHA’s CalEnviroScreen 4.0, are, in order of significance: low birth rate, linguistic isolation, diesel particulate matter (PM), lead in older homes, traffic, asthma, groundwater threats, hazardous waste, and education, all at or above the 49th percentile. In Daly City, the northern portion of the city, including the Pointe Pacific, Franciscan Park, Westlake/Westlake Northwest, Westlake South of Westmoor, and the Serramonte Center neighborhoods, and adjacent tracts to the south along I-280 to the central boundary of the city, see more positive environmental conditions compared to central areas. The most adverse environmental conditions are 15 California Health and Safety Code § 39711
16 California Office of Environmental Health Hazard Assessment. SB 535 Disadvantaged Communities, June 2017. https://oehha.ca.gov/calenviroscreen/sb535
17 California Environmental Protection Agency, California Office of Environmental Health Hazard Assessments. Update to the California Communities Environmental Health Screening Tool: CalEnviroScreen 4.0 Public Review Draft, February 2021. https://oehha.ca.gov/media/downloads/calenviroscreen/document/calenviroscreen40reportd12021.pdf.

98 Daly City 2030 General Plan | Housing Element 2023-2031 found in the central areas along I-280; north, east, and west of Broadmoor; in the original downtown; Westmoor and St. Franciscan neighborhoods; and the Bayshore and Cow Palace neighborhoods. The siting of affordable multifamily rental complexes largely coincides with census tracts with scores above the 50th percentile.

While Daly City is not considered an area of potential concern regarding fair housing in relation to disproportionate exposure to environmental hazards and a concentration of vulnerable populations by SB 535, I-280 runs through the center of the city, Highway 35 runs north to south through the western portion of the city, and Highway 82 parallels I-280. The locations of these major transportation corridors pose a potential environmental concern for adjacent residential areas, which may face increased exposure to traffic emissions and particulate matter. CalEnviroScreen reports that the pollution burden for diesel PM is above the 67th percentile, and traffic in these areas exceeds the 86th percentile. Further, the higher scores in these tracts are also attributed to socioeconomic factors, which generally fall above the 68th percentile, particularly cost burden, health factors, and linguistic isolation.

In San Mateo County, cumulative pollution exposure scores are relatively consistent among similarly situated suburban and urban communities. Scores increase in higher industrial areas, such as in the vicinity of the San Francisco Airport.

Daly City 2030 General Plan | Housing Element 2023-2031 99 Figure HE-15: CalEnviroScreen 4.0 Percentile

Daly City 2030 General Plan | Housing Element 2023-2031 100 Disparities in access to opportunity. Data show that racial and ethnic minorities are more likely to live in low and moderate resource areas compared to non-Hispanic White residents. However, with the exception of Hispanic residents, the distribution of racial and ethnic residents in Daly City is relatively similar for those living in low, moderate, and high resource areas. While non-Hispanic White residents are more likely to live in high-resource areas, Hispanic residents are more likely to live in low- and moderateresource areas.

TCAC’s composite opportunity score for Daly City shows that census tracts in the northwest area of the city fall within high-resource areas while the rest of the city is in moderate-resource areas. The Social Vulnerability Index (SVI) provided by the CDC—which ranks census tracts based on their ability to respond to a disaster—includes socioeconomic status, household composition, race or ethnicity, and housing and transportation. The central area of the city, bordered by I-280 to the west and Hillside Boulevard to the east, is most vulnerable according to the SVI.

Daly City does not have any disadvantaged communities as defined under SB 535, where “disadvantaged communities are defined as the top 25.0 percent scoring areas from CalEnviroScreen along with other areas with high amounts of pollution and low-income populations.”18 Disparities specific to the population living with a disability. Nine percent of the population in Daly City are living with at least one disability, compared to 8 percent in the county. The most common disabilities in the city are ambulatory (5.3 percent), independent living (4.4 percent), and cognitive (2.9 percent).

The spatial distribution of Daly City residents with a disability is shown earlier in Figure HE-7.

Disability
“Disability types include hearing difficulty, vision difficulty, cognitive difficulty, ambulatory difficulty, self-care difficulty, and independent living difficulty.” For the population 65 and over, the share of the population with an ambulatory or independent living difficulty increases. As mentioned above under access to transportation, San Mateo County is rapidly aging, therefore this population with a disability is likely to increase.

Unemployment is disproportionately high among residents living with a disability—14.0 percent compared to 5.0 percent for residents without a disability in Daly City—particularly when compared to the county where the disparity is not as high. Countywide, the unemployment rate for residents with a disability is 4.0 percent, compared to 3.0 percent for residents without a disability. High unemployment rates among this population point to a need for increased services and resources to connect this population with employment opportunities.

Residents living with a disability are primarily concentrated geographically along the I-280 corridor. This is likely due to increased transportation access and access to support services.

Source: California Department of Housing and Community Development Guidance, 2021, page 36. 18 https://oehha.ca.gov/calenviroscreen/sb535

Daly City 2030 General Plan | Housing Element 2023-2031 101 Figure HE-16: Access to Opportunity
Disparate Housing Needs
This section discusses disparate housing needs for protected classes, including cost burden and severe cost burden, overcrowding, substandard housing conditions, homelessness, displacement, and other considerations.

102 Daly City 2030 General Plan | Housing Element 2023-2031 Disproportionate Housing Needs
“Disproportionate housing needs generally refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need when compared to the proportion of members of any other relevant groups, or the total population experiencing that category of housing need in the applicable geographic area. For purposes of this definition, categories of housing need are based on such factors as cost burden and severe cost burden, overcrowding, homelessness, and substandard housing conditions.” Source: California Department of Housing and Community Development Guidance, 2021, page 39.

Housing needs. Since 2000, population growth in Daly City has generally aligned with the Bay Area but lagged behind the county. Daly City experienced its most significant loss in population during the Great Recession. Population growth slowed again from 2019 to 2020, likely due to the emergence of the COVID19 pandemic.

Since 2015, the housing that has received permits to accommodate growth has largely been priced for above moderate-income households, with 359 units permitted for above moderate-income households.

However, the city has also issued nearly 300 permits for low-income housing. Additionally, the city has permitted 132 permits for moderate-income housing and 59 permits for very low-income housing. The Housing Needs Data Report for Daly City indicates new construction has not kept pace with demand throughout the Bay Area, “resulting in longer commutes, increasing prices, and exacerbating issues of displacement and homelessness.”19
The variety of housing types available in the city in 2020 are predominantly single family (62.0 percent) and medium- or large-scale multifamily (24.0 percent). From 2010 to 2020, the multifamily inventory increased more than single family, and the city has a greater share of multifamily housing compared to other communities in the region.20
Nearly 70.0 percent of the housing inventory in Daly City was constructed from 1940 to 1979. As such, the city’s units are older, lack energy efficiency, could be costly to adapt for disability accessibility, and may have deferred maintenance if households cannot afford to make improvements.

Compared to San Mateo County, the city’s owner-occupied housing market has a smaller share of units priced between $1 and $1.5 million—14.0 percent of units in the city fall within this price range compared to 23.0 percent in the county. Similarly, units priced above $2 million make up less than 1.0 percent of the city’s housing stock compared to 19.0 percent in the county. According to the Zillow home value index, home prices have experienced significant increases in the county.

Rents have increased at a slower pace compared to the for-sale market—however, median rents increased more rapidly from 2017 to 2019. Rent increases have likely been dampened by the COVID-19 pandemic. Compared to the county, Daly City has fewer luxury rental units—12.0 percent of units rent for more than $3,000 in the city compared to 22.0 percent in the county.

Cost burden and severe cost burden. Close to half of all renter households in Daly City are cost burdened, spending more than 30.0 percent of their gross income on housing costs, and one in five are extremely cost burdened, spending more than 50.0 percent of their gross income on housing costs. Cost burdened 19 Housing Needs Data Report: Daly City, ABAG/MTC Staff and Baird + Driskell Community Planning, 2021. 20 Housing Needs Data Report: Daly City, ABAG/MTC Staff and Baird + Driskell Community Planning, 2021.

Daly City 2030 General Plan | Housing Element 2023-2031 103 households have less money to spend on other essentials like groceries, transportation, education, healthcare, and childcare. Extremely cost burdened households are considered at risk for homelessness.

A greater portion of households in Daly City (42.0 percent) struggle with cost burden compared to the county (37.0 percent). Lower-income households are more likely to experience housing cost burden. Twothirds of households earning less than 30.0 percent AMI—considered extremely low-income households— are severely cost burdened, compared to less than 1.0 percent of households earning more than 100.0 percent of AMI.

There are disparities in housing cost burden in Daly City by race and ethnicity and family size. Black or African American (54.0 percent) and Hispanic households (49.0 percent) experience the highest rates of cost burden in the city. Non-Hispanic White (36.0 percent cost burdened) and both Asian and other/multiple race households (39.0 percent) experience the lowest cost burden.

Large family households—considered households with five or more persons—experience less cost burden, at a rate of 36.0 percent compared to all other households at 42.0 percent. Cost burdened renter households are primarily concentrated west of I-280 and in the northeast part of the city, just north of San Bruno Mountain State Park.

Figure HE-17 demonstrates the distribution of overpayment by renters for tracts throughout Daly City. While renters throughout the city experience housing cost burden, overpayment by renters is more severe in the Westlake Center (63.0 percent) and Campus Drive Serramonte (66.2 percent) neighborhoods, which correspond to the highest proportion of renter-occupied units in the city (at 95.0 and 82.9 percent of households respectively) as well as the highest rates of poverty and very low median incomes, between $57,275 and $71,186. In the Original Daly City and Hillside neighborhoods, 74.6 percent of households are renters and 55.4 percent are cost burdened, with median incomes in the very low-income range between $69,261 and $80,284. Additionally, although a lower proportion of households in the Westmoor Park and St. Francis neighborhoods are renters (39.2 percent), 61.6 percent pay more than 30 percent of their income toward housing costs. Median incomes range between very low in the neighborhood between Southgate Avenue and Cabrillo Highway (SR-1) adjacent to Serramonte Center, to low in the St. Francis neighborhood, with between 10.4 percent and 11.6 percent of the population earning incomes below the poverty level.

Similar overpayment conditions are found in the Bayshore Heights neighborhood, where 44.9 percent of households are renters, the median income is considered very low, and 66.3 percent of renters overpay for housing. Within the Southern Hills neighborhood, only a small proportion of households (17.0 percent) are renters and, although the median income is in the moderate category ($130,625), the majority of renters (65.8 percent) are cost burdened. In addition, in the west Hillside/Citrus Avenue and Merced Extension Triangle neighborhoods, where renters comprise between 44.0 and 50.7 percent of the households, an average of 46.0 percent of renters are cost burdened. These areas with high renter overpayment generally coincide with rates of overcrowding above 15.0 percent, with the exception of the Mission Hills neighborhood, which has a very low rate of overcrowding. Compared to neighboring cities in the county, renter occupants in Daly City experience housing cost burden at similar rates.

Figure HE-18 shows the distribution of homeowners in Daly City paying more than 30 percent of their income on housing. The intensity of housing cost burdens for homeowners is comparable to that of renters, with the majority of the city seeing homeowner overpayment rates between 40.0 and 60.0 percent.

However, within the neighborhoods west of Skyline Boulevard, and north of John Daly Boulevard from the coast to the junction of SR 1 and I-280, homeowner cost burden is below 40.0 percent, correlating with predominantly single-family development, homeowner rates above 70.0 percent, moderate to above moderate median incomes, and the highest concentration of White non-Hispanic residents in the city.

This area also has poverty rates between 15.0 percent and 30.0 percent, and although homeowner

104 Daly City 2030 General Plan | Housing Element 2023-2031 overpayment is relatively low, 50.0 percent of the small proportion of renters in these neighborhoods are cost burdened. Homeowner overpayment below 40.0 percent is also found in the Hillside Park neighborhood and the Crocker neighborhood in the vicinity of Lincoln Park, with moderate incomes and a larger proportion of Asian residents. Renters, while comprising less than 30 percent of the households in these neighborhoods, experience overpayment at similar rates. However, unlike the western area of the city, between 15.0 to 16.5 percent of households in these neighborhoods are overcrowded, which could indicate that families or household members are doubling up in order to afford their housing. Cost burden by homeownership is slightly more apparent in Daly City compared to neighboring cities such as San Carlos, Menlo Park, Redwood City, and East Palo Alto. It should also be mentioned that even in areas previously identified as being of higher income levels (upwards of $125,000), residents throughout the city still experience cost burdens regardless of occupancy type and income.

105 Daly City 2030 General Plan | Housing Element 2023-2031 Figure HE-17: Renter Overpayment

106 Daly City 2030 General Plan | Housing Element 2023-2031 Figure HE-18: Owner Overpayment

107 Daly City 2030 General Plan | Housing Element 2023-2031 Overcrowding. In response to a disparity between household income and housing costs in a community, some households may not be able to buy or rent housing that provides a reasonable level of privacy and space. According to both California and federal standards, a housing unit is considered overcrowded if it is occupied by more than one person per room (excluding kitchens, bathrooms, and halls).

Fourteen percent of households in Daly City are overcrowded, compared with only 8.0 percent in the county. However, renter households are more likely to be overcrowded, with nearly 22.0 percent of households with more than one occupant per room compared to 8.0 percent of owner households.

As demonstrated in Figure HE-19, overcrowded households in Daly City are concentrated in the Westlake Shopping Center neighborhood (14.5 percent), southern St. Francis/Campus Drive and Serramonte (each at 27.9 percent), a portion of the Westmont neighborhood south of Westmoor Avenue and west of Skyline Boulevard (16.8 percent), northern Crocker (16.5 percent), Daly City BART (15.6 percent), Hillside/Pacific Pointe (15.1 percent), and Original Daly City (22.4 percent) neighborhoods. The majority of these areas have lower median incomes (Figure HE-9, Median Household Income) and are predominantly non-White with an Asian majority and an average of 30.0 percent Hispanic residents (Figure HE-6, Percentage of Population Non-White). These areas also experience higher levels of housing cost burden (Figure HE-18, Overpayment by Homeowners, and Figure HE-17, Overpayment by Renters) for both homeowners and renters, and in the northern and Westlake neighborhoods, a higher incidence of children in single femaleheaded households. It is likely that residents live in these areas due to the low cost of housing compared to other parts of the region or, conversely, as a result of a shortage of units to accommodate households at appropriate sizes and within their price range.

Regionally, Daly City, as well as other cities such as San Mateo, Redwood City, and East Palo Alto, has a relatively high percentage of overcrowded households in comparison to the county as a whole.

Racial and ethnic minorities are more likely than non-Hispanic White households to experience overcrowding. Hispanic (21 percent), Other/Multiple race (20 percent), and Asian (16 percent) households experience the highest rates of overcrowding. Low- and moderate-income households are also more likely to be overcrowded.

108 Daly City 2030 General Plan | Housing Element 2023-2031 Figure HE-19: Rate of Overcrowding

109 Daly City 2030 General Plan | Housing Element 2023-2031 Displacement. Owner households generally enjoy greater housing stability than renter households, which are more mobile. In Daly City, 21 percent of income-assisted rental units are at high or very high risk for conversion to market rate, a total of 112 out of 528 total units in the city. In San Mateo County, 417 units are at risk—8 percent of the total assisted housing units in the county. Source:
https://www.sensitivecommunities.org/.

Displacement Sensitive Communities
“According to the Urban Displacement Project, communities were designated sensitive if they met the following criteria:
 “They currently have populations vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing cost. Vulnerability is defined as:
o “Share of very low-income residents is above 20 percent AND
o “The tract meets two of the following criteria:
− “Share of renters is above 40 percent
− “Share of people of color is above 50 percent
− “Share of very low-income households (50 percent AMI or below) that are severely rent burdened households is above the county median − “They or areas in close proximity have been experiencing displacement pressures. Displacement pressure is defined as:
• “Percent change in rent above county median for rent increases, 2014-2020
“OR
 “Difference between tract median rent and median rent for surrounding tracts above median for all tracts in county (rent gap)”
Residents of 11 census tracts in the city are vulnerable to displacement—these same tracts generally have higher shares of renter households (Figure HE-20). Displacement risk is not attributed to flood hazard; outside of minimal areas adjacent to the Pacific Ocean and the BART Colma Station, there are no areas in Daly City that are included in the Special Flood Hazard Areas determined by the Federal Emergency Management Agency (FEMA) as having a 1.0 percent chance of flooding annually.

To address various potential causes for displacement, the Housing Element includes Task 8.1 which will protect renters from displacement caused by condominium conversions using federal, state, and local funds as available. The City will also leverage available funding to encourage the production of affordable housing and will provide technical assistance as part of Task 9.1. The City will continue to provide fair housing services and education to tenants and landowners to prevent housing discrimination as part of Tasks 15.1 and 15.2. The City will also continue to operate and support the Housing Assistance Program as part of Task 16.1 to provide emergency financial assistance grants to eligible lower-income families, seniors, and persons with disabilities to cover housing-related emergencies.

110 Daly City 2030 General Plan | Housing Element 2023-2031 Figure HE-20: Communities Vulnerable to Displacement

111 Daly City 2030 General Plan | Housing Element 2023-2031 Substandard housing. Substandard housing is housing that poses a risk to the health, safety, and/or physical well-being of residents. When looking at the age of the housing stock, particularly for rental units that often require larger investment to maintain, the oldest units are located in the northern portion of the city, in the Southern Hills, Daly City BART, and Westlake Park neighborhoods. Of these neighborhoods, Daly City BART has the lowest median income ($76,413 to $ 96,691) and the highest percentage of rental units built prior to 1949. Therefore, the City has identified Task HE 14.3 to provide rehabilitation assistance loans and target outreach regarding rehabilitation assistance in this neighborhood, and any others where there is identified rehabilitation need.

Additional data on housing condition is very limited, with the most consistent data available across jurisdictions found in the American Community Survey (ACS)—which captures units in substandard condition as self-reported in census surveys. In Daly City, renter households are more likely to have substandard kitchen and plumbing facilities compared to owner households. Generally, a low share of households are lacking kitchen or plumbing. For renters, 1.6 percent are lacking kitchen facilities while less than 1 percent are lacking plumbing. For owners, less than 1 percent are lacking either kitchen or plumbing facilities.

Through Task 14.3 the City will continue to provide CDBG-funded residential rehabilitation loans to eligible low-income homeowners and rental property owners. Additionally, as part of Task 23.2 the City will develop a funding source to offer loans to residents and developers that invest in solar electric, solar hot water, wind, and/or other clean energy systems.

Homelessness. In 2022, 1,808 people were experiencing homelessness in the county, an increase of 191 persons from 2019—39.6 percent of people were in emergency or transitional shelter and the remaining

60.4 percent were unsheltered. The majority of unsheltered people experiencing homelessness were in households without children (91.2 percent). Of the households with children, 82.0 percent were residing in an emergency shelter or transitional housing; the remainder were unsheltered persons living in safe parking areas or in their vehicle.

The majority of people in adult-only households were unsheltered (72.0 percent), aged 25 or older (96.0 percent), male (73.0 percent), non-Hispanic/non-Latin (56.0 percent), White (63.0 percent), and were not considered chronic homeless (55.0 percent). Populations that were overrepresented in the homeless population compared to the general population include residents that identify as American Indian or Alaskan Native (5.0 percent of the homeless population compared to less than 1.0 percent of general population), Black (19.0 percent of homeless, 3.0 percent of total population), White (61.0 percent of homeless, 54.0 percent of total population), and Hispanic (47.0 percent of homeless percent, 25.0 percent of population). People struggling with chronic substance abuse (18.9 percent), severe mental illness (28.0 percent), and domestic violence (6.7 percent) represented a substantial share of the homeless population in 2022.

To better understand the impacts of the COVID-19 pandemic on homelessness, the survey administered to people experiencing unsheltered homelessness were asked whether the COVID-19 pandemic was the cause of homelessness and about their vaccination status. Among those surveyed, 15.0 percent reported that the COVID-19 pandemic caused them to become homeless. Of this subset of the population, the most common causes were loss of job (44.0 percent), eviction (10.0 percent), having their rent raised (5.0 percent), and having their work hours reduced (5.0 percent).

In Daly City in 2022, 49 unsheltered persons were counted, a decrease from 66 in 2019. The total number of sheltered homeless residents from Daly City is not included in the 2022 Point in Time count. While Daly City’s population represents 14 percent of the total county, only 4.0 percent of the unsheltered population were present in the city. Demographic information is not available at the city level; however, it is reasonable to conclude that persons experiencing homelessness share similar demographics with those

112 Daly City 2030 General Plan | Housing Element 2023-2031 who are living in poverty and/or face severe cost burden. In Daly City, the highest rates of poverty were among Black residents (13.3 percent), American Indian residents (10.8 percent), and Other or Multiple races, including Hispanic and non-Hispanic (10.3 percent).

In Daly City, areas where homeless community members are frequently noticed are generally concentrated around Mission Plaza, Westlake Shopping Center, in front of the Walgreens on San Pedro Road, and around the bus turnaround at Top-of-the-Hill (Mission Street and John Daly Boulevard). Each of these locations is within easy walking access to transit, connecting homeless residents to services and resources they may need throughout the city and the Bay Area. Services in Daly City for homeless residents include Family Crossroads and the Daly City Community Service Center. Family Crossroads is operated by LifeMoves, a nonprofit organization aiding homeless individuals transition to stable housing. The facility is located in the Daly City BART neighborhood and provides interim housing for 15 families experiencing homelessness. The Daly City Community Service Center is located in the Broadmoor neighborhood and is one of eight core San Mateo County agencies that addresses homelessness and provides services for the population. The Center offers case management and safety net services, including rent and utility assistance, food pantry and distribution, shelter referrals, Diaper Club Program, clothing, toiletries, and household items support. All services provided by the Center are available in English, Spanish, Tagalog, Cantonese, and Mandarin.

The City will continue Policy 19 and make referrals to home-sharing programs which can provide essential housing to those at risk of homelessness. The City will also adopt management standards for emergency shelters as part of Task 13.1. To ensure sufficient local shelter for those experiencing homelessness, the City will revise its zoning code to permit Transitional and Supportive Housing in compliance with State Law through Task 13.3 and will additionally define and permit the development of low-barrier navigation centers in Task 13.2.

Access to mortgage loans. Disparities by race and ethnicity are also prevalent for home mortgage applications, particularly in denial rates. Hispanic (38 percent denial rate) and Black or African American (36 percent) had the highest denial rates for mortgage loan applications in 2018 and 2019. Conversely, non-Hispanic While (22 percent) and both American Indian or Alaska Native and Asian (25 percent) households have the lowest denial rates during the same time.

Daly City 2030 General Plan | Housing Element 2023-2031 113 Figure HE-21: Disporportionate Housing Needs

114 Daly City 2030 General Plan | Housing Element 2023-2031 Other Relevant Factors
History of segregation in the region. The United States’ oldest cities have a history of mandating segregated living patterns—and Northern California cities are no exception. ABAG, in its recent Fair Housing Equity Assessment, attributes segregation in the Bay Area to historically discriminatory practices—highlighting redlining and discriminatory mortgage approvals—as well as “structural inequities” in society and “self segregation” (i.e., preference to live near similar people).

Researcher Richard Rothstein’s 2017 book The Color of Law: A Forgotten History of How Our Government Segregated America chronicles how the public sector contributed to the segregation that exists today. Rothstein highlights several significant developments in the Bay Area that played a large role in where the region’s non-White residents settled.

Pre-civil rights San Mateo County faced resistance to racial integration, yet it was reportedly less direct than in some Northern California communities, taking the form of “blockbusting” and “steering” or intervention by public officials. These local discriminatory practices were exacerbated by actions of the Federal Housing Administration, which excluded low-income neighborhoods, where the majority of people of color lived, from its mortgage loan program.

According to the San Mateo County Historical Association. San Mateo County’s early African Americans worked in a variety of industries, from logging to agriculture to restaurants and entertainment. Expansion of jobs, particularly related to shipbuilding during and after World War II, attracted many new residents into the peninsula, including the first sizable migration of African Americans. Enforcement of racial covenants after the war forced the migration of the county’s African Americans into neighborhoods where they were allowed—housing segregated into less desirable areas, next to highways, and concentrated in public housing and urban renewal developments.

Daly City is notable for its relatively small lot sizes—spurred by the development of affordable homes to accommodate demand in the post–World War II housing boom. As such, the city has been accommodating “missing middle” housing demand for many decades and continues to serve as a provider of missing-middle ownership housing for the greater region.21 Still, while Daly City was unique in providing homes to returning vets, public- and private-sector regulations and actions prevented purchases of those homes by buyers of color, including returning veterans. Daly City’s Westlake neighborhood was financed with Federal Housing Administration guarantees that carried covenants that prevented homes from being sold to non-Whites. Recorded deeds specified that only “members of the Caucasian or White race shall be permitted” to occupy sold homes—the exception being “domestics … employ[ed] on the premises.”22 Daly City neighborhoods that did not carry such covenants were racially and ethnically diverse, and sales were made to persons of color to 21 https://www.kqed.org/news/11882379/how-daly-city-became-one-of-the-most-densely-populated-cities-in-the-country 22 Rothstein, Richard, The Color of Law: A Forgotten History of How Our Government Segregated America, 2017.

This history of segregation in
the region is important not
only to understand how
residential settlement
patterns came about, but
more importantly, to
explain differences in
housing opportunity among
residents today. To
summarize, not all residents
had the ability to build
housing wealth or achieve
economic opportunity. This
historically unequal playing
field in part determines why
residents have different
housing needs today.

Daly City 2030 General Plan | Housing Element 2023-2031 115 accommodate workforce needs.23 This history explains Daly City’s relative diversity, which has been maintained over time, as discussed previously.

The segregating effect of blockbusting activities is well documented in East Palo Alto. In 1954, after a White family in East Palo Alto sold their home to an African American family, the then-president of the California Real Estate Association set up an office in East Palo Alto to scare White families into selling their homes (“for fear of declining property values”) to agents and speculators. These agents then sold these homes at overinflated prices to African American buyers, some of whom had trouble making their payments. Within six years, East Palo Alto—initially a “whites only” neighborhoods—became 82 percent African American. The FHA prevented re-integration by refusing to insure mortgages held by White buyers residing in East Palo Alto.

Throughout the county, neighborhood associations and city leaders attempted to thwart integration of communities. Although some neighborhood residents supported integration, most did not, and it was not unusual for neighborhood associations to require acceptance of all new buyers. Builders with intentions to develop for all types of buyers (regardless of race) found that their development sites were rezoned by planning councils, required very large minimum lot sizes, and\or were denied public infrastructure to support their developments or charged prohibitively high amounts for infrastructure.

The following timeline displays major federal acts and court decisions related to fair housing choice and zoning and land use (Figure HE-22). As shown in the timeline, exclusive zoning practices were common in the early 1900s. Courts struck down only the most discriminatory and allowed those that would be considered today to have a “disparate impact” on classes protected by the Fair Housing Act. For example, the 1926 case Village of Euclid v. Amber Realty Co. (272 U.S. 365) supported the segregation of residential, business, and industrial uses, justifying separation by characterizing apartment buildings as “mere parasite(s)” with the potential to “utterly destroy” the character and desirability of neighborhoods.

At that time, multifamily apartments were the only housing options for people of color, including immigrants.

The Federal Fair Housing Act was not enacted until 1968, nearly 60 years after the first racial zoning ordinances appeared in U.S. cities. This coincided with a shift away from federal control over low-income housing toward locally tailored approaches (block grants) and market-oriented choice (Section 8 subsidies)—the latter of which is only effective when adequate affordable rental units are available. 23 https://www.kqed.org/news/11883382/in-daly-city-the-bayanihan-spirit-is-alive-and-well

116 Daly City 2030 General Plan | Housing Element 2023-2031 Figure HE-22: Major Public and Legal Actions That Influence Fair Access to Housing

Daly City 2030 General Plan | Housing Element 2023-2031 117 Zoning and land use. Though exclusive and discriminatory zoning is no longer legal, current land use and zoning patterns influence neighborhood demographics, access to opportunities, and more.

The Othering & Belonging Institute, a UC Berkeley research center, published a report in 2020 analyzing the characteristics of communities in the Bay Area in relation to the proportion of single-family zoning. The research findings identified that in San Mateo County and across the Bay Area regionally, residents of cities with high levels of single-family zoning have greater access to resources, resulting in positive life outcomes. Predominance of single-family zoning aligned with higher median incomes, higher home values, more-proficient schools, and other factors that are similarly associated with the highest-resource designation in the TCAC/HCD opportunity maps. Single-family zoning predominates residential areas in the Bay Area; the average proportion of residential land zoned exclusively for single-family housing in Bay Area jurisdictions was found to be 85.0 percent. Only in two jurisdictions of the 101 surveyed (Benicia and Suisun City) did single-family zoning make up less than 40.0 percent of the jurisdiction’s land area.

However, access to high quality resources was greatest in jurisdictions with at least 90.0 percent of the land area designated to single-family zoning.

During the study, it was assessed that 89 percent of residentially zoned land in Daly City was zoned exclusively for single-family housing, putting it in the top 30.0 percent of jurisdictions in the Bay Area based on percentage of exclusively single-family land. All jurisdictions that had 80.0 to 89.0 percent of their land designated for single-family housing were considered moderately exclusive. In 2020, approximately 62.3 percent of Daly City’s housing stock consisted of single-family homes. Of the remaining units, 24.4 percent were multifamily units in structures with five or more units, 11.6 percent were in duplex to fourplex structures, and 1.6 percent were mobile homes. While single-family zoning can create highly desirable places to live, higher entry costs associated with this housing type can pose a barrier to access for low- and moderateincome households, restricting access to economic, educational, and other opportunities that are available in higher-resource communities.

In Daly City, the R-3, R-4, and BMR zones permit higher density multifamily housing and are scattered throughout the city, though with concentrations along Mission Street and Highway 1/ Cabrillo and surrounding the Westlake Shopping Center and Serramonte Center. As described throughout this Assessment of Fair Housing, these areas tend to have more indicators of fair housing concerns, such as lower median incomes, higher rates of poverty, higher rates of overcrowding, and more. While multifamily offers valuable housing opportunities for lower- and moderate-income households, the limited and concentrated supply of suitably zoned land may result in patterns of income segregation. To combat this potential fair housing issue, the City has identified Tasks 1.1 through 1.4 which will create new opportunities for dense housing development in the C-MU zone. As part of Task 3.1, the City will allow reductions in parking requirements for large housing projects near transit, which can lower the cost of construction and cost of living for residents. The City will define and permit single-room occupancy units, which can be more affordable to extremely low income households, as part of Task 18.3. Through Task 1.5, the City will amend the zoning code such that two commercial zones will permit mixed-use development by-right.

The City will also encourage the development of ADUs through Task 5.1, which can be an affordable housing type for lower-income households.

Public Investment Patterns.

Public and private investment typically includes construction, maintenance, and improvements to public facilities, including infrastructure, acquisition of land, and major equipment. Historically, investment in the City of Daly City has been prioritized based on need and available funding, which has prevented disinvestment in any particular area of the city. However, any infrastructure or facilities in need of improvement are identified for investment in the City’s 5-year Capital Improvement Plan (CIP). The CIP is funded from a variety of sources that can each be used for specific purposes. These funds are allocated to improve roadways and other transportation infrastructure, public utility infrastructure, complete

118 Daly City 2030 General Plan | Housing Element 2023-2031 downtown projects, support affordable development, maintain parks, and other projects. Recent and upcoming projects include, but are not limited to:
 Affordable Housing:
o 493 Eastmoor: 71-unit affordable housing project in pre-development (2023). o 3001 Geneva: 6 affordable townhomes developed by Habitat for Humanity. Construction completed in Spring 2022.
 Park improvements in the Bayshore neighborhood, including Bayshore Park, Bayshore Heights Park, and Linda Vista Retention Basin. This is a lower-income neighborhood with a moderate to high rate of children in single-parent, female-headed households.  Street improvements including crosswalk and streetlight enhancements citywide to promote pedestrian safety and accessibility for all residents and visitors.

Priority is based on projects that will result in the greatest community benefit, mitigate existing issues, and address public demand and need, focusing on creating more public facilities, public safety, and recreational amenities for residents of the city. While there has not been any disproportionate investment to date, or conversely, disinvestment in any particular area of the city; the Community Development Department prioritizes use of CDBG funding for lowerincome census tracts to facilitate place-based revitalization and equitable access to city amenities. Site Inventory Analysis
Assembly Bill (AB) 686 requires that all housing elements due on or after January 1, 2021, contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015. Under California law, AFFH means “taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.”
This section includes an analysis of the Housing Element’s sites inventory as compared with fair housing factors. The location of housing in relation to resources and opportunities is integral to addressing disparities in housing needs and opportunity and to fostering inclusive communities where all residents have access to opportunity. This is particularly important for lower-income households. AB 686 added a new requirement for housing elements to analyze the distribution of projected units by income category and access to high resource areas and other fair housing indicators compared to citywide patterns to understand how the projected locations of units will affirmatively further fair housing. These demographic patterns will be analyzed at the census-tract level; Figure HE-23 shows Daly City’s census tracts along with the RHNA sites inventory organized by the income levels accommodated by each site.

It is worth noting that while these factors are discussed in terms of the expected income level that each unit is expected to accommodate, many projects and sites in the inventory are expected to develop with mixed-income housing, which will help to mitigate any potential over-concentration of lower-income sites within any one area of the city.

119 Daly City 2030 General Plan Housing Element 2023-2031 Figure HE-23: Daly City Census Tracts

Daly City 2030 General Plan | Housing Element 2023-2031 120 Race and Ethnicity
As is shown in Figure HE-24, all of the RHNA inventory sites are within census tracts where the population is at least 75 percent non-white. However, this is not reflective of segregation within the inventory sites, but instead of a higher concentration of non-white residents in the city overall. As shown in Figure HE-24, distribution of non-white residents is fairly even throughout the city.

Among lower-income inventory units, the highest percentage (48.0 percent) are in areas of the city where 90 percent or more of the population is non-white. A smaller but not insignificant percentage of lowerincome units (43.3 percent) are within census tracts where 80 to 90 percent of the population is non-white.

By comparison, while only 11.6 of the above moderate-income inventory units are expected to develop in areas where 90 percent of the population or more identify as non-white, 75.7 percent of above moderate-income units are expected to develop in areas where 80 to 89 percent of the population identifies as non-white. For the remaining inventory units, a lower percentage of the lower-income units than above moderate-income units are in areas with lower concentrations of non-white residents (8.7 percent and 12.7 percent of units, respectively). While higher-income units are better-represented in the areas with the lowest concentration of non-white community members, this is not the predominant location for above moderate-income units.

Just over half of moderate-income units in the inventory are estimated to develop in areas where 80 to 89 percent of the population is non-white. The smallest percentage of moderate-income units, 12.3 percent, are inventoried in areas where 70 to 79 percent of the population is non-white, and the remaining

33.3 percent are inventoried in areas where 90 or more percent of the population is non-white.

Figure HE-24: Percentage of the Population Non-White
Source: ACS, 2015-2019.

Disability Status
As is shown in Figure HE-25, the majority of both above moderate- and moderate-income units in the RHNA inventory are expected to develop in areas where 10 percent or less of the residents report having a disability (86.9 percent of above moderate-income units and 58.5 percent of moderate-income units in these areas). In contrast, just under one-third of lower-income units (29.2 percent) are expected to develop in these areas. However, in the two census tracts with the highest percentage of residents with a disability, only 12.5 percent of residents in each tract report a disability, so the difference between the two groups of census tracts is not significant. Additionally, as shown in Figure 1-2, several of the sites in

8.7%

12.3%

12.7%

43.3%

54.4%

75.7%

48.0%

33.3%

11.6%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower
Moderate
Above Moderate
70 to 79 Percent 80 to 89 Percent 90 to 100 Percent

Daly City 2030 General Plan | Housing Element 2023-2031 121 these areas with higher levels of residents with disabilities are sites that are either currently developing as mixed-income projects or are expected to develop as mixed-income in the future.

Figure HE-25: Percentage of Inventory by Income Level, by Percentage of Residents with a Disability Source: ACS, 2015-2019.

Family Status
The majority of census tracts in Daly City do not have a significant population of children living within households with a single female head of household. As shown in Figure HE-26, areas of the city with the highest percentages of the population with this family status are in the northern parts of the city, adjacent to San Francisco. Sites in these areas include a few projects with lower-income units, such as a large affordable housing development at Midway Village, and some sites that are expected to develop for both lower- and above moderate-income households, However, there are also a large number of units in these tracts that are developing as single-family housing for above moderate- and moderate-income households.

The result of this mix of income levels within the areas with higher percentages of children in femaleheaded households is that 17.4 percent of above moderate-income units are expected to develop in tracts where between 30 and 39 percent of children live in female-headed households, compared to just

2.1 percent of lower-income units (see Figure 1-17). In contrast, 23.3 percent of lower-income and 35.7 percent of moderate-income units are expected to develop in areas where less than 10 percent of children live in female-headed households, compared to 3.3 percent of above moderate-income households. Because female-headed households have a higher likelihood of being lower-income, this distribution can help to prevent reinforcement of any historic overconcentration of lower-income households that may exist.

29.2%

58.5%

86.9%

70.8%

41.5%

13.1%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower
Moderate
Above Moderate
Less than 10 percent 10 to 20 percent

122 Daly City 2030 General Plan | Housing Element 2023-2031 Figure HE-26: Percentage of RHNA Inventory by Income Level, by Percentage of Children in Households with Single Female Householder
Source: ACS, 2015-2019.

Median Income
As shown in Figure HE-27, at the block group level, there are a few block groups with median annual incomes below $55,000. These are at three points on the eastern edge of the city. One of these block groups includes Midway Village, an all-affordable housing project, and another includes an all moderateincome project. Another set of block groups along the northern edge of the city has a median income of greater than $125,000 per year. Within this cluster of block groups is a single-family housing project that will include both moderate- and above moderate-income houses.

At the census-tract level, as shown in Figure-18, the city’s RHNA inventory does not include any tracts with median incomes below $55,000 per year. This indicates that lower-income and higher-income areas of the city are relatively close together, such that they would be included in the same census tract but not the same block group. Accordingly, the majority of all units in the RHNA inventory are in census tracts with incomes between $55,000 and $87,100, the state median income. More than 80 percent of above moderate-income units (81.1 percent) and 91.3 percent of lower-income units are expected to develop in these areas, along with 86.1 percent of moderate-income units. Just over ten percent of moderateincome units (12.3 percent) are inventoried within census tracts with median incomes just above the state median, along with 8.7 percent of lower-income units and 12.9 percent of above moderate-income units.

The small number of remaining sites, containing 6.0 percent of above moderate-income inventory units and 1.6 percent of moderate-income units, are in census tracts with median incomes above $125,000.

This indicates that the majority of units across all income levels are expected to develop in the areas with the lowest incomes in the city, which can increase the overall amount of housing available to lowerincome households without displacing them to other areas of the city.

23.3%

35.7%

3.3%

27.1%

57.0%

63.3%

47.5%

7.3%

16.0%

2.1%

17.4%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower
Moderate
Above Moderate
Less than 10 percent 10 to 29 percent 20 to 29 percent 30 to 39 percent

Daly City 2030 General Plan | Housing Element 2023-2031 123 Figure HE-27: Percentage of RHNA Inventory by Median Income Level Source: ACS, 2015-2019.

Poverty Level
Daly City has relatively low levels of poverty in most of the city, as is shown in Figure HE-28. Most census tracts have less than 10 percent of their population living below the poverty level. Between 10 and 20 percent of the populations of three census tracts in the city have incomes below the poverty level. These are in the central part of the city. The majority of sites and projects in the RHNA inventory are mixedincome sites, so are not expected to increase the concentration of poverty in any of these tracts.

As is shown in Figure 1-19, more than two thirds of above moderate-income units in the sites inventory (69.7 percent) are in census tracts where between 10.1 and 20 percent of the population has an income below the poverty level. This will help to prevent over-concentration of lower-income households within the city.

The siting of 56.7 percent of lower-income units and 47.2 percent of moderate-income inventory units within census tracts where less than 10 percent of residents live below the poverty level is also expected to create more housing mobility for lower-income households in the community.

Figure HE-28: Percentage of RHNA Inventory by Income Level, by Percentage of Population with Incomes Below the Poverty Level
Source: ACS, 2015-2019.

91.3%

86.1%

81.1%

8.7%

12.3%

12.9%

1.6%

6.0%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower
Moderate
Above Moderate
$55,001 to $87,100 $87,101 to $125,000 Greater than $125,000

56.7%

47.2%

30.3%

43.3%

52.8%

69.7%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower
Moderate
Above Moderate
0 to 10 Percent 10.1 to 20 Percent

124 Daly City 2030 General Plan | Housing Element 2023-2031 One Daly City census tract, 6002.00, is where 42.6 percent of the City’s Housing Choice Voucher (HCV) recipients reside. This is in the Bayshore area of the city. Several mixed- and moderate-income inventory sites are within this census tract, as is the large lower-income housing project known as Midway Village.

Though this project will concentrate a lot of lower-income housing units within one census tract, it is anticipated that this project will provide significantly more housing opportunities for lower-income households within their existing neighborhood as well as childcare facilities, recreation facilities, and a community center. Of the remaining census tracts where inventory sites are located, none contain more than 8 percent of voucher-holding households.

Racially or Ethnically Concentrated Areas of Poverty
As of 2019, there was one R/ECAP in Daly City, near the Westlake Shopping Center, just north of Broadmoor and west of the Lake Merced Golf Club. There are two pending projects in this area, and both are predominantly above moderate-income with a small number of lower-income units within each project. It is not expected that the development of these units will exacerbate existing concentrations of racial segregation of poverty.

Opportunity Areas
As shown in Figure 1-6, all of the sites in the RHNA inventory are in moderate-resource areas within the city per the 2021 TCAC Opportunity Areas designation. Census tracts in the inland part of Daly City are all designated moderate-resource areas, while the coastal areas are considered high-resource areas.

Accordingly, no individual project is considered to over-concentrate lower-income units in lower-resource areas, nor will households in any of the lower-income inventory units be afforded notably increased access to resources as compared to other sites in the inventory.

Educational Attainment
According to the 2021 TCAC Education Domain Score, shown in Figure HE-29, the majority of the city has educational domain scores within the two middle quartiles of educational outcomes. However, one section of the northeast side of the city, in the Bayshore Heights area, was ranked in the lowest quartile of education outcomes statewide. The areas with the highest educational domain scores tended to be on the west side of the city, which is loosely correlated with some higher-income areas.

Because many of the sites in the RHNA inventory are in the center of the city, the majority of units in the inventory are within either the 25th to 49th percentile range or the 50th to 75th percentile range. However, there is a cluster of housing at all income levels within the Bayshore Heights neighborhood that has lower than 25th percentile educational attainment levels. Because Midway Village is in this area, a significant percentage of lower-income units in the inventory are located here; in total, 39.4 percent of all lowerincome units are in this area. However, it is hoped that the childcare services provided as part of the project will improve early childhood education attainment levels. Additionally, 8.2 percent of above moderate-income units and 4.7 percent of moderate-income inventory units are sited in this area.

Daly City 2030 General Plan | Housing Element 2023-2031 125 Figure HE-29: Percentage of RHNA Inventory by Income Level, by Educational Attainment Score Source: TCAC, 2021.

Transit Access
The majority of Daly City is within half a mile of what Caltrans classifies as a “High-Quality Transit Stop.” This includes all units within the sites inventory at all income levels. These stops represent well-serviced transit routes and routes with service at least every 15 minutes during the peak period.

Jobs Proximity
Though the Bay Area is home to many large corporations that provide significant high-earning job opportunities, to access these jobs, residents of Daly City must travel significant distances. As is shown in Figure HE-30, HUD’s jobs proximity index indicates that nearly all of the city has a proximity score of less than 20, indicating a far distance to jobs. Small areas on the eastern edges of the city, including the Bayshore Heights neighborhood, fall within the 20 to 40 score range, indicating closer proximity to job centers in the region. Just under half of the lower-income units in the sites inventory (46.1 percent) fall within this low-moderate score range of 20 to 40, primarily because of the cluster of lower-income units associated with Midway Village. Many of the remaining sites in these closer-proximity areas are mixedincome or moderate-income. As such, 14.8 percent of moderate-income units and 13.4 percent of above moderate-income units fall within this area. The present low rate of jobs proximity in the rest of the city may be improved through the development of future mixed-use projects or residential projects within mixed-use zones, of which there are many in the sites inventory.

39.4%

4.7%

8.2%

26.5%

47.2%

58.6%

34.1%

48.1%

33.2%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower
Moderate
Above Moderate
Lower than .25 Between .25 and .49 Between .5 and .75

126 Daly City 2030 General Plan | Housing Element 2023-2031 Figure HE-30: Percentage of RHNA Inventory by Income Level, by Jobs Proximity Index Source: HUD, 2014-2017.

Environmental
None of the census tracts in Daly City are considered disadvantaged or environmental justice communities, as designated by CalEPA under SB 535. As is shown in Figure HE-31, Daly City has moderate levels of environmental challenges throughout most of the city with some areas near the north and east sides of the city having better environmental pollution ratings. There is some clustering of lower-income sites within areas that are between the 51st and 75th percentile (Figure 1-22), in part because the Midway Village project is within an area with a score in this range. Though a number of pollution and demographic factors are considered as part of the CalEnviroScreen index, within Daly City census tracts around the SR82 corridor and adjacent to the I-280 corridor tend to have higher scores; many mixed-income projects are located in these areas. As such, 73.6 percent of lower-income units in the sites inventory and 72.0 percent of moderate-income units are in areas with CalEnviroScreen scores in the 51st to 75th percentile, compared to 32 percent of above moderate-income units. This can create a challenging balance, as proximity to the highway can be a benefit for households that need to commute longer distances to their jobs by car. Projects farther from the highway tend to have better CalEnviroScreen scores, which includes

10.9 percent of moderate- and 18.7 percent of above moderate-income units that are in areas with CalEnviroScreen scores in the 25th percentile or better.

53.9%

85.2%

86.6%

46.1%

14.8%

13.4%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower
Moderate
Above Moderate
Less than 20 20 to 40

Daly City 2030 General Plan | Housing Element 2023-2031 127 Figure HE-31: Percentage of RHNA Inventory by Income Level, by CalEnviroScreen Percentile Source: CalEnviroScreen 4.0, 202.1
Overpayment
Rates of overpayment among renter households across the city, as shown in Figure HE-32, indicate relatively high rates of overpayment throughout much of the city. The majority of both lower- and above moderate-income units in the sites inventory (80.9 and 70.4 percent, respectively) are within areas where between 61 and 80 percent of renters currently overpay for housing (see Figure 1-23). The development of lower-income housing in these areas may provide greater opportunities for renter households overpaying for housing to seek more affordable housing opportunities within their current neighborhood.

Just under half of moderate-income units in the sites inventory (42.5 percent) are in areas where between 41 and 60 percent of renters overpay for housing. Though these areas have lower rates of overpayment as compared to the areas where most lower- and above moderate-income inventory units are sited, this is not indicative of an area of over-concentration of moderate-income housing that is related to a citylevel fair housing issue. Instead, it is indicative of the overall high cost of rental housing throughout the region.

Figure HE-32: Percentage of RHNA Inventory by Income Level, by Percentage of Renter Households Overpaying for Housing
Source: ACS, 2015-2019.

8.5%

10.9%

18.7%

17.9%

17.1%

49.3%

73.6%

72.0%

32.0%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower
Moderate
Above Moderate
25th Percentile and Below 26th to 50th Percentile 51st to 75th Percentile

19.1%

42.5%

29.4%

80.9%

57.5%

70.4%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower
Moderate
Above Moderate
20 to 40 Percent 41 to 60 Percent 61 to 80 Percent

128 Daly City 2030 General Plan | Housing Element 2023-2031 Note: An additional 0.2 percent of above moderate-income households fall into the 20 to 40 percent category, but this percentage is too small to appear in the chart.

The majority of new housing development within the city over the current Housing Element period is expected to occur within census tracts where 41 to 60 percent of homeowner households pay at least 30 percent of their monthly income toward housing costs (Figure HE-33). A small number of units, mostly in the above moderate-income affordability category, are expected to develop in areas where only 20 to 40 percent of homeowners overpay for housing. These projects represent 17.6 percent of above moderate-income units and 2.1 percent of lower-income inventory units. This does not necessarily represent over-concentration that indicates a fair housing concern, as these areas of higher overpayment are also close to resources such as commercial areas and schools that are less proximate in areas with lower overpayment rates.

Figure HE-33: Percentage of RHNA Inventory by Income Level, by Percentage of Homeowner Households Overpaying for Housing
Source: ACS, 2015-2019.

Overcrowding
The rate of overcrowding within the city is higher than that of the county, with particular concentrations in neighborhoods with lower incomes such as the Original Daly City neighborhood, southern St.

Francis/Campus Drive and Serramonte areas, Hillside/Pacific Pointe, part of the Westmont neighborhood, the Westlake Shopping Center neighborhood, the northern Crocker area, and the neighborhood surrounding the Daly City BART station (Figure HE-19). As shown in Figure HE-34, more than half of all lowerand above moderate-income units in the inventory (57.8 and 58.8 percent, respectively) are within areas of the city where more than 20 percent of households are experiencing overcrowding. Additionally, 49.4 percent of moderate-income units in the sites inventory are sited in areas with this rate of overcrowding.

The number of inventory sites and projects within areas of above-average overcrowding rates is not indicative of disproportionate clustering in low-income areas but is related to the overall high cost of housing throughout the Bay Area. Because there are a large number of mixed-income sites and projects within the inventory, the small number of inventory sites that are in areas with a lower-than-average rate of overcrowding (i.e., lower than 8.2 percent of households) include units in multiple income levels. This includes 12.7 percent of above moderate-income units, 9.3 percent of moderate-income units, and

8.5percent of lower-income units.

2.1%

17.6%

97.9%
100.0%

82.4%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower
Moderate
Above Moderate
20 to 40 Percent 41 to 60 Percent

Daly City 2030 General Plan | Housing Element 2023-2031 129 Figure HE-34: Percentage of RHNA Inventory by Income Level, by Percentage of Households Overcrowded
Source: CHHS, 2020.

Vulnerability to Displacement
As is shown in Figure HE-20, much of the central and eastern sides of the city have been designated as communities sensitive to displacement. These areas include 76.2 percent of the lower-income units, 69.3 percent of moderate-income units, and 76.7 percent of above moderate-income units in the inventory.

By encouraging the development of more housing, the City hopes to lessen the risk of displacement in these areas.

Contributing Factors and Fair Housing Action Plan
Primary Findings
This section summarizes the primary findings from the Fair Housing Assessment for Daly City regarding fair housing enforcement, outreach feedback-, integration and segregation, access to opportunity, disparate housing needs, contributing factors, and the City’s fair housing action plan.  14.0 percent of fair housing complaints filed in San Mateo County from 2017 to 2021 were in Daly City—proportionate to the city’s share of the county’s population. The most common issues cited in the city were refusal to rent and refusal to negotiate for a rental. Most complaints in the city were on the basis of familial status (4 complaints) and disability status (3 complaints).  Racial and ethnic minority populations generally have higher rates of poverty and lower household incomes and are disproportionately impacted by overcrowding and homelessness compared to the non-Hispanic White population in Daly City. Additionally, racial and ethnic minorities are more likely to live in low- and moderate-resource areas and be denied a home mortgage loan.
o Racial and ethnic minority populations generally have higher rates of poverty (Figure I-5) and lower household incomes (Figure I-4) compared to the non-Hispanic White population in Daly City.

8.5%

9.3%

12.7%

23.5%

40.3%

9.1%

2.1%

17.4%

8.1%

1.0%

2.0%

57.8%

49.4%

58.8%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower
Moderate
Above Moderate
Less than 8.2 percent 8.3 to 12 percent 12 to 15 percent 15 to 20 percent Greater than 20 percent

130 Daly City 2030 General Plan | Housing Element 2023-2031 o Racial and ethnic minorities are more likely than non-Hispanic White households to experience overcrowding (Figure I-12). Low- and moderate-income households are also more likely to be overcrowded.
o People who identify as American Indian or Alaskan Native, Black, White, and Hispanic are overrepresented in the homeless population compared to their share of the general population .
o Hispanic households are more likely to live in low- and moderate-resource areas than in high-resource areas (Figure I-6).
o Hispanic and Black or African American households have the highest denial rates for mortgage loan applications in 2018 and 2019.
 Geospatially, different outcomes are experienced in different parts of the city. Areas west of I-280 are disproportionately impacted by high poverty and concentrations of cost burdened households; socially vulnerable areas are clustered around I-280 north into San Francisco; and the area east of I-280 experiences lower educational opportunity than areas west of the interstate.

Collectively, the city experiences relatively positive economic and environmental outcomes and moderate resources scores, with overcrowded households distributed across the city. o Census tracts with higher poverty rates, between 10.0 percent and 20.0 percent, are all west of I-280 (Figure II-28).
o Education opportunity scores are between 0.5 and 0.75 west of I-280—meaning this area has higher education scores compared to the rest of the city (Figure 1-7). o The city has moderate to high economic opportunity scores, between 0.5 and 0.75. o The city has moderately positive environmental scores, which account for PM2.5, diesel PM, pesticides, toxic release, traffic, cleanup sites, groundwater threats, hazardous waste, impaired water bodies, and solid waste sites (Figure I-9). o Geospatially, the majority of Daly City falls within moderate-resource areas. (Figure I-6). o The Social Vulnerability Index (SVI) provided by the CDC ranks census tracts based on their ability to respond to a disaster. The areas adjacent to I-280 are the most vulnerable in Daly City according to the SVI.
o Concentration (60.0 percent to 80.0 percent of households) of cost burdened households are west of I-280 and in the eastern portion of the city (Figure 1-10 and 1-11). o Overcrowded households (Figure 1-12) and census tracts with populations vulnerable to displacement (Figure 1-13) are distributed throughout the city.  Daly City has a slightly higher share of residents with disabilities (9 percent) compared to the county (Figure 1-2). Residents living with a disability in the city are more likely to be unemployed and are largely concentrated in areas around I-280. Finally, the aging population is putting a strain on paratransit access countywide.
o Unemployment is disproportionately high among residents living with a disability—14.0 percent compared to 5.0 percent for residents without a disability in Daly City—particularly when compared to the county .

Daly City 2030 General Plan | Housing Element 2023-2031 131  Hispanic and Black/African American students in Daly City—served by Jefferson Union High School District, South San Francisco Unified School District, Bayshore Elementary School District, and Jefferson Elementary School District—experience poor educational outcomes compared to other students. Many high schoolers in the county met admission standards for a University of California (UC) or California State University (CSU) school. However, Black and Hispanic students in the Jefferson Union High School District were less likely to meet the admission standards, as were Hispanic and White students in the South San Francisco Unified District.  While Jefferson Union has the lowest dropout rates in the county—just 3.0 percent of students— the highest dropout rates were still found among Black (7.0 percent) and Hispanic students (6.0 percent). South San Francisco Unified had one of the highest dropout rates in the county at 9.0 percent, with White (12.0 percent) and Hispanic (11.0 percent) students accounting for the highest rates.
 More than half of all renter households in Daly City are cost burdened, spending more than 30.0 percent of their gross income on housing costs; one in three are extremely cost burdened, spending more than 50.0 percent of their gross income on housing costs (Figure 1-10). There are disparities in housing cost burden in Daly City by race and ethnicity.  In Daly City, 21.0 percent of income-assisted rental units are at high or very high risk of conversion to market rate, a total of 112 out of 528 total units in the city. Loss of these units would have a significant impact on affordability for very low-income renters.

Compared to the county and Bay Area, Daly City offers better access to homeownership due to the city’s relatively large share of homes valued between $500,000 and $1 million (71.0 percent in the city versus

37.0 percent in the county and 40.0 percent in the Bay area). The city’s rent distribution (Figure IV-6) is more closely aligned with the county, and Daly City has a smaller share of affordable rentals than the Bay Area overall (20.0 percent of Daly City’s rental units rent for $1,500 and less per month compared to 35.0 percent in the Bay Area).

Contributing Factors
Through discussions with stakeholders, fair housing advocates, and this assessment of fair housing issues, the City identified factors that contribute to fair housing issues, as shown in Table HE-40, Factors Contributing to Fair Housing Issues. While the City has identified several strategies to address the fair housing issues, the most pressing issues are the:
 Presence of R/ECAP conditions and characteristics.
 Disproportionate housing needs of renters.
 Concentration of cost burdened households west of I-280 and in northeastern neighborhoods.  Concentrations of lower-income households.
 Potential conversion of affordable housing to market rate and displacement of residents.  Disproportionate housing needs among populations of color, especially among Hispanic and Black and African American households.

The combination of these factors presents challenges to housing and economic mobility in the short and near term for many households, particularly lower-income households. Prioritized contributing factors are bolded in Table HE-40, and associated actions to meaningfully affirmatively further fair housing related to these factors are bold and italicized. Additional programs to affirmatively further fair housing are included in Chapter 5, Goals, Policies, and Tasks.

132 Daly City 2030 General Plan | Housing Element 2023-2031 Table HE 40: Factors Contributing to Fair Housing Issues Identified Fair Housing Issues Contributing Factors Meaningful Actions Presence of potential R/ECAP in
city
Concentration of poverty in Westlake Shopping
Center neighborhood
89 percent of units in Westlake Shopping Center
neighborhood are multifamily
95 percent of households in Westlake Shopping
Center neighborhood are renter households
Task 5.1
Task 6.2, 6.3
Task 9.1
Task 11.1
Task 12.1 and 12.2
Task 15.3
Task 18.1, 18.2, 18.3
Increased displacement risk for
lower-income households
Over half of renters are cost burdened
Low production of affordable rental housing limits
housing choices of all low-income households and
has a disproportionate impact on populations of
color
Shortage of affordable rental housing
Task 5.1
Task 6.2, 6.3
Task 9.1
Task 11.1
Task 12.1 and 12.2
Task 15.3
Task 18.1, 18.2, 18.3
Concentration of cost burdened
households west of I-280 and in
northeastern neighborhoods
High rates of renter-occupied housing
High rates of female-headed households with
children
Less positive environmental scores
Higher proportion of multifamily units
Shortage of affordable rental housing
Task 5.1
Task 6.2, 6.3
Task 9.1
Task 11.1
Task 12.1 and 12.2
Task 15.3
Task 18.1, 18.2, 18.3
Concentrations of lower-income
households
High correlation of lower-income households in
vicinity of Daly City and Colma BART stations
Location of deed-restricted units
Clustered zoning for higher density multifamily
housing opportunities
More naturally affordable housing in the Franciscan
Mobile Home Park and older Original Daly City
neighborhoods
Lack of affordable housing in high-resource areas
Task 5.1
Task 6.2, 6.3
Task 9.1
Task 11.1
Task 12.1 and 12.2
Task 15.3
Task 18.1, 18.2, 18.3
Potential conversion of
affordable housing to market
rate and displacement of
residents
Affordability covenants identified to expire in 15.9
percent of deed-restricted units in planning period
Limited affordable rental housing
Task 22.1
Disproportionate housing needs
among populations of color,
especially Hispanic and Black
and African American
households
Historical actions that limited economic opportunity
and homeownership
Limited affordable housing
High housing costs
relative to wages
Task 5.1
Task 6.2, 6.3
Task 9.1
Task 11.1
Task 12.1 and 12.2
Task 15.3
Task 18.1, 18.2, 18.3

Daly City 2030 General Plan | Housing Element 2023-2031 133 Housing Sites Analysis
State law requires that a local Housing Element include a projection of the housing units by income category for the forthcoming planning period and that the Association of Bay Area Governments (ABAG) determine the existing and projected regional housing needs of the Bay Area as well as each city’s share of that regional need. The Government Code states that, “…a locality’s share of the regional housing need includes that share of the housing need of persons at all income levels within the area significantly affected by the jurisdiction’s general plan.” Within San Mateo County, ABAG acknowledged the formation of the subregion for the purpose of developing the Regional Housing Needs Allocation (RHNA) in 2006. Daly City, together with 20 other jurisdictions within the county, participated in the development of the RHNA identified within this section.

Regional Housing Needs Allocation
The RHNA is the State of California-required process that seeks to ensure cities and counties are planning for enough housing to accommodate all economic segments of the community. The process is split into the following three steps.

1. Regional Determination: The California Department of Housing and Community Development (HCD) provides each region with a Regional Determination of housing need, which includes a total number of units split into four income categories. Daly City is within the region covered by ABAG. HCD provided ABAG with a Regional Determination of 441,176 units for the 6th Cycle RHNA (2023-2031). This is the total number of units that the cities and counties in the ABAG region must collectively plan to accommodate.

2. RHNA Methodology: Councils of Governments (COG), including ABAG, are responsible for developing an RHNA Methodology for allocating the Regional Determination to each city and county in the COG’s region. This methodology must further specific state objectives, including, but not limited to, promoting infill, equity, and environmental protection; ensuring jobs-housing balance; and affirmatively furthering fair housing.

3. Housing Element Updates: Each city and county must then adopt a housing element that demonstrates how the jurisdiction can accommodate its assigned RHNA through its zoning. HCD reviews each jurisdiction’s housing element for compliance with state law.

The City of Daly City’s share of the regional housing need was determined by a methodology prepared by ABAG as part of the Regional Housing Needs Plan, adopted in December 2021. In accordance with ABAG’s Regional Housing Needs Plan, the City must plan to accommodate a total of 4,838 housing units between June 30, 2022, and December 15, 2030. Table HE-41 shows the City’s RHNA by income category.

Of the 4,838 total units, the City must plan to accommodate 1,336 units for very low-income households, 769 units for low-income households, 762 units for moderate-income households, and 1,971 units for above moderate-income households.

Table HE 41: Regional Housing Needs Allocation, 2023–2031 Income Category Allocation Percentage
Very Low* 1,336 27%
Low 769 16%
Moderate 762 16%
Above Moderate 1,971 41%
Total 4,838 100%
Source: ABAG, 2021.

Note: It is assumed that 50 percent of the very low-income category is allocated to the extremely low-income category.

134 Daly City 2030 General Plan | Housing Element 2023-2031 Unaccommodated Regional Housing Need Allocation from the 5th Cycle Task 6.2 in the 2015-2023 Housing Element stated that the City planned to amend the Bay Area Rapid Transit (BART) Station Area Specific Plan to redesignate the 8.7-acre Samtrans park-and-ride lot at 3501 Junipero Serra Boulevard to the Specific Plan’s High Density Residential designation, and to simultaneously amend the BART Station Area Specific Plan regulations to require at least 30 dwelling units per acre for new development. This would have given the City an additional capacity of approximately 261 units that would allow for 30 units per acre and therefore be appropriate to meet a portion of the lower-income RHNA.

The City was not able to meet the rezone/redesignation deadline of 2015. However, as is described in Table HE-42, two alternative sites were rezoned to zones that allow at least 30 dwelling units per acre as part of projects that generated 197 units on 7.1 acres. Additionally, a residential site that was not part of the 5th Cycle Inventory was developed for residential use without a rezone. This generated 147 units on 4 acres that were not part of the inventory. As such, the need that would have been accommodated by the planned rezone was met through the alternative site rezones and project development.

Table HE 42: Alternatives to 5th Cycle Rezone to Meet Unaccommodated Need Project Units Acres General Plan
Designation Zoning
New General
Plan
Designation
New
Zoning
Approved Project but Not in the 5th Cycle RHNA Inventory Midway Village
Phase I 147 4.0
Residential – High
Density
(R-H)
R-3 Multiple Family
Residential District N/A N/A
Rezoned Sites
Jefferson Union
High School
District (JUHSD)
Staff Housing
122 3.9 Commercial –
Office (C-O)
Planned
Development (PD31)
Residential –
High Density
(R-H)
Planned
Development
(PD-31A)
Serra Station
Townhouses (The
Hub)
75 3.2
Commercial
Mixed-Use
(C-MU)

BC - BART
Commercial
Residential –
Medium
Density
(R-M)
PD-72
Total 344 11.1
Source: City of Daly City, 2023.

Planned and Approved Projects
Daly City has a significant number of development projects that are seeking entitlements or that have been approved. Table HE-43 summarizes the inventory of residential and mixed-use projects that are pending approval or that have current active entitlements. Figure HE-1 provides a map of all approved and pending projects along with the vacant and underutilized sites that will be used to meet the RHNA.

Sites in this map are designated by the RHNA affordability levels that are expected to be accommodated by the site.

As of April 2023, there were an estimated 3,092 housing units in the pipeline that could meet a portion of the City’s RHNA. Of these units, 974 are affordable to lower-income households, 83 affordable to moderate-income households, and 2,035 are assumed to be market rate. Affordability for lower- and moderate-income units are based on different sources, including the City’s Inclusionary Zoning program, Housing Authority of San Mateo County requirements, the State Density Bonus, and public subsidies, such as HOME funds, Permanent Local Housing Allocation (PLHA), Section 8, Low Income Housing Tax Credits (LIHTC), and local Housing Trust funds.

Daly City 2030 General Plan | Housing Element 2023-2031 135 Table HE 43: Planned and Approved Projects
Site Number
Assessor’s
Parcel
Number
(APN)
Site Address/
Intersection General Plan Designation Zoning Designation Parcel Size (Acres) Total Project
Capacity per
Plan/
Application
LowerIncome
Units
ModerateIncome Units Above Moderate- Income Units Source of Affordability Project Status P-1 005-041-280
Carter Street, Steve Courter Way and Martin St (Multiple Addresses in P1 Project) Residential Low Density Planned Development
18 (Total P-1
Site Area)
133
(Total P-1
Capacity)
1 Inclusionary Housing
Ordinance (IHO)
Entitled (All P-1 Parcels) This project is currently under rough grading in its entirety. Model home complex is the first vertical pending building permit approval now. With pre-sales occurring throughout the summer, construction should be under way late 23 early 24.

P-1 005-570-010 Residential Low Density Planned Development 1 P-1 005-570-020 Residential Low Density Planned Development 1 P-1 005-570-030 Residential Low Density Planned Development 1 P-1 005-570-040 Residential Low Density Planned Development 1 P-1 005-570-050 Residential Low Density Planned Development 1 P-1 005-570-060 Residential Low Density Planned Development 1 P-1 005-570-070 Residential Low Density Planned Development 1 P-1 005-570-080 Residential Low Density Planned Development 1 P-1 005-570-090 Residential Low Density Planned Development 1 P-1 005-570-100 Residential Low Density Planned Development 1 P-1 005-570-110 Residential Low Density Planned Development 1 P-1 005-570-120 Residential Low Density Planned Development 1 P-1 005-570-130 Residential Low Density Planned Development 1 P-1 005-570-140 Residential Low Density Planned Development 1 P-1 005-570-150 Residential Low Density Planned Development 1 P-1 005-570-160 Residential Low Density Planned Development 1 P-1 005-580-010 Residential Low Density Planned Development 1 P-1 005-580-020 Residential Low Density Planned Development 1 P-1 005-580-030 Residential Low Density Planned Development 1 P-1 005-580-040 Residential Low Density Planned Development 1 P-1 005-580-050 Residential Low Density Planned Development 1 P-1 005-580-060 Residential Low Density Planned Development 1 P-1 005-580-070 Residential Low Density Planned Development 1 P-1 005-580-080 Residential Low Density Planned Development 1 P-1 005-580-090 Residential Low Density Planned Development 1 P-1 005-580-100 Residential Low Density Planned Development 1 P-1 005-580-110 Residential Low Density Planned Development 1 P-1 005-580-120 Residential Low Density Planned Development 1 P-1 005-580-130 Residential Low Density Planned Development 1 P-1 005-580-140 Residential Low Density Planned Development 1 P-1 005-580-150 Residential Low Density Planned Development 1 P-1 005-580-160 Residential Low Density Planned Development 1 P-1 005-580-170 Residential Low Density Planned Development 1 P-1 005-580-180 Residential Low Density Planned Development 1 P-1 005-580-190 Residential Low Density Planned Development 1 P-1 005-580-200 Residential Low Density Planned Development 1 P-1 005-580-210 Residential Low Density Planned Development 1 P-1 005-580-220 Residential Low Density Planned Development 1 P-1 005-580-230 Residential Low Density Planned Development 1 P-1 005-580-240 Residential Low Density Planned Development 1 P-1 005-580-250 Residential Low Density Planned Development 1 P-1 005-580-260 Residential Low Density Planned Development 1 P-1 005-580-270 Residential Low Density Planned Development 1 P-1 005-580-280 Residential Low Density Planned Development 1 P-1 005-580-290 Residential Low Density Planned Development 1 P-1 005-580-300 Residential Low Density Planned Development 1

136 Daly City 2030 General Plan | Housing Element 2023-2031 Site Number
Assessor’s
Parcel
Number
(APN)
Site Address/
Intersection General Plan Designation Zoning Designation Parcel Size (Acres) Total Project
Capacity per
Plan/
Application
LowerIncome
Units
ModerateIncome Units Above Moderate- Income Units Source of Affordability Project Status P-1 005-580-310 Residential Low Density Planned Development 1 P-1 005-580-320 Residential Low Density Planned Development 1 P-1 005-580-330 Residential Low Density Planned Development 1 P-1 005-580-340 Residential Low Density Planned Development 1 P-1 005-580-350 Residential Low Density Planned Development 1 P-1 005-580-360 Residential Low Density Planned Development 1 P-1 005-580-370 Residential Low Density Planned Development 1 P-1 005-580-380 Residential Low Density Planned Development 1 P-1 005-580-390 Residential Low Density Planned Development 1 P-1 005-580-400 Residential Low Density Planned Development 1 P-1 005-580-410 Residential Low Density Planned Development 1 P-1 005-580-420 Residential Low Density Planned Development 1 P-1 005-580-430 Residential Low Density Planned Development 1 P-1 005-580-440 Residential Low Density Planned Development 1 P-1 005-580-450 Residential Low Density Planned Development 1 P-1 005-580-460 Residential Low Density Planned Development 1 P-1 005-580-470 Residential Low Density Planned Development 1 P-1 005-580-480 Residential Low Density Planned Development 1 P-1 005-580-490 Residential Low Density Planned Development 1 P-1 005-580-500 Residential Low Density Planned Development 1 P-1 005-580-510 Residential Low Density Planned Development 1 P-1 005-580-520 Residential Low Density Planned Development 1 P-1 005-580-530 Residential Low Density Planned Development 1 P-1 005-580-540 Residential Low Density Planned Development 1 P-1 005-580-550 Residential Low Density Planned Development 1 P-1 005-580-560 Residential Low Density Planned Development 1 P-1 005-580-570 Residential Low Density Planned Development 1 P-1 005-580-580 Residential Low Density Planned Development 1 P-1 005-580-590 Residential Low Density Planned Development 1 P-1 005-580-600 Residential Low Density Planned Development 1 P-1 005-580-610 Residential Low Density Planned Development 1 P-1 005-580-620 Residential Low Density Planned Development 1 P-1 005-580-630 Residential Low Density Planned Development 1 P-1 005-580-640 Residential Low Density Planned Development 1 P-1 005-580-650 Residential Low Density Planned Development 1 P-1 005-580-660 Residential Low Density Planned Development 1 P-1 005-580-670 Residential Low Density Planned Development 1 P-1 005-590-010 Residential Low Density Planned Development 1 P-1 005-590-020 Residential Low Density Planned Development 1 P-1 005-590-030 Residential Low Density Planned Development 1 P-1 005-590-040 Residential Low Density Planned Development 1 P-1 005-590-050 Residential Low Density Planned Development 1 P-1 005-590-060 Residential Low Density Planned Development 1 P-1 005-590-070 Residential Low Density Planned Development 1 P-1 005-590-080 Residential Low Density Planned Development 1 P-1 005-590-090 Residential Low Density Planned Development 1 P-1 005-590-100 Residential Low Density Planned Development 1 P-1 005-590-110 Residential Low Density Planned Development 1 P-1 005-590-120 Residential Low Density Planned Development 1 P-1 005-590-130 Residential Low Density Planned Development 1 P-1 005-590-140 Residential Low Density Planned Development 1

Daly City 2030 General Plan | Housing Element 2023-2031 137 Site Number
Assessor’s
Parcel
Number
(APN)
Site Address/
Intersection General Plan Designation Zoning Designation Parcel Size (Acres) Total Project
Capacity per
Plan/
Application
LowerIncome
Units
ModerateIncome Units Above Moderate- Income Units Source of Affordability Project Status P-1 005-590-150 Residential Low Density Planned Development 1 P-1 005-590-160 Residential Low Density Planned Development 1 P-1 005-590-170 Residential Low Density Planned Development 1 P-1 005-590-180 Residential Low Density Planned Development 1 P-1 005-590-190 Residential Low Density Planned Development 1 P-1 005-590-200 Residential Low Density Planned Development 1 P-1 005-590-210 Residential Low Density Planned Development 1 P-1 005-590-220 Residential Low Density Planned Development 1 P-1 005-590-230 Residential Low Density Planned Development 1 P-1 005-590-250 Residential Low Density Planned Development 1 P-1 005-590-260 Residential Low Density Planned Development 1 P-1 005-590-270 Residential Low Density Planned Development 1 P-1 005-590-280 Residential Low Density Planned Development 1 P-1 005-590-290 Residential Low Density Planned Development 1 P-1 005-590-300 Residential Low Density Planned Development 1 P-1 005-590-310 Residential Low Density Planned Development 1 P-1 005-590-320 Residential Low Density Planned Development 1 P-1 005-590-330 Residential Low Density Planned Development 1 P-1 005-590-340 Residential Low Density Planned Development 1 P-1 005-590-350 Residential Low Density Planned Development 1 P-1 005-590-360 Residential Low Density Planned Development 1 P-1 005-590-370 Residential Low Density Planned Development 1 P-1 005-590-380 Residential Low Density Planned Development 1 P-1 005-590-390 Residential Low Density Planned Development 1 P-1 005-590-400 Residential Low Density Planned Development 1 P-1 005-590-410 Residential Low Density Planned Development 1 P-1 005-590-420 Residential Low Density Planned Development 1 P-1 005-590-430 Residential Low Density Planned Development 1 P-1 005-590-440 Residential Low Density Planned Development 1 P-1 005-590-450 Residential Low Density Planned Development 1 P-1 005-590-460 Residential Low Density Planned Development 1 P-1 005-590-470 Residential Low Density Planned Development 1 P-1 005-590-480 Residential Low Density Planned Development 1 P-1 005-590-490 Residential Low Density Planned Development 1 P-1 005-590-500 Residential Low Density Planned Development 1 P-2 008-082-160 305 Eastmoor Avenue Residential Medium-Low Density Sullivan Corridor – Residential High Density (SC – R-H) 2.38 56 6 0 50 IHO Under construction. Building permits issued July 22, 2022. P-3 006-254-030 141 Third Avenue Residential Medium Density R-3 Multiple-Family Residential 0.71 15 0 0 15 Approved April 24,
2023. Next step is
application for
building permits.

P-4 004-243-130
717 Templeton Avenue
Residential – Low Density R-1 Single-Family Residential 0.36 4 0 0 4 Approved. Building permit application
submitted.

P-4 004-243-160 Residential – Low Density R-1 Single-Family Residential P-4 004-243-170 Residential – Low Density R-1 Single-Family Residential P-4 004-243-140 Residential – Low Density R-1 Single-Family Residential P-5 008-082-180 1784 Sullivan Avenue Commercial - Service Commercial - Service 14 0 0 14 Approved March 2023 (AB 2097 used).

138 Daly City 2030 General Plan | Housing Element 2023-2031 Site Number
Assessor’s
Parcel
Number
(APN)
Site Address/
Intersection General Plan Designation Zoning Designation Parcel Size (Acres) Total Project
Capacity per
Plan/
Application
LowerIncome
Units
ModerateIncome Units Above Moderate- Income Units Source of Affordability Project Status P-6 008-082-200 493 Eastmoor Avenue Commercial Mixed-Use Commercial - Service 0.37 72 72 0 0 Seven due to
Affordable Housing
Ordinance (AHO)
requirements. All
because of HOME-R.

PLHA, Project-based
Section 8, Tax Credits,
and the City Housing
Trust Fund
Entitled. This project is
currently in building
permit plan check.

Assuming funding
availability,
construction is likely to
commence Q1 2024.

P-7 004031260 6098 Mission Street Commercial Mixed-Use C-1 Light Commercial 0.25 36 0 7 29 Inclusionary Housing
Ordinance (IHO) -
Ownership
Approved. Project has
building permits ready
to issue.

P-8 005-050-240 1 Carter Street Commercial Mixed-Use C-1 Light Commercial 12.5 262 262 0 0 Inclusionary Housing
Ordinance (IHO) and
housing site, stated in
pre-app. Bridge
Housing project.

Pre-Application. Site
plan in process. Bridge
Housing project.

P-8 005-380-020 1 Carter Street Commercial Mixed-Use C-1 Light Commercial P-9 005-061-010 2321 Geneva Avenue
Commercial Mixed-Use C-1 Light Commercial 0.48 185 34 0 151 Inclusionary Housing
Ordinance (IHO) and
State Density Bonus.

Approval pending
June 2023.

P-9 005-061-020 Commercial Mixed-Use C-1 Light Commercial P-9 005-061-030 Commercial Mixed-Use C-1 Light Commercial P-9 005-061-040 Commercial Mixed-Use C-1 Light Commercial P-9 005-061-050 Commercial Mixed-Use C-1 Light Commercial P-9 005-061-060 Commercial Mixed-Use C-1 Light Commercial P-9 005-061-070 Commercial Mixed-Use C-1 Light Commercial P-10 002170230 (Portion) 10 Park Plaza Drive Commercial Mixed-Use Planned Development 1.95 179 18 0 161 Approved. Initial
project approval predates Affordable
Housing Ordinance,
but 10% affordable to
low income.

P-11 002-201-140 99 Southgate Avenue Commercial Mixed-Use Planned Development 1.93 214 21 0 193 Inclusionary Housing Ordinance (IHO) This project was
approved in April 2017.

No building permit
submittal yet.

P-12 005-064-250 2665 Geneva Avenue Commercial Mixed-Use Planned Development 1 9 1 0 8 Inclusionary Housing Ordinance (IHO) This project was
approved in Spet. 2022.

No building permit
submittal yet.

P-13 091-211-230 699 Serramonte Boulevard Planned Development 18.1 1150 150 0 1000 Proposed development
agreement,
Inclusionary Housing
Ordinance (IHO)
Negotiating
development
agreement. Phased
project. Rezones
completed.

P-14 005-330-020
45 Midway Drive
Residential - High Density R-3 Multiple-Family Residential 15 408 408 0 0 Housing Authority of
San Mateo County
requirement
4 phases, Phase 1
completed. Design
review is needed for
the remaining 4 but all
approved. Phase 1 of
147 already
P-14 005-330-030 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-040 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-050 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-060 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-070 Residential - High Density R-3 Multiple-Family Residential

Daly City 2030 General Plan | Housing Element 2023-2031 139 Site Number
Assessor’s
Parcel
Number
(APN)
Site Address/
Intersection General Plan Designation Zoning Designation Parcel Size (Acres) Total Project
Capacity per
Plan/
Application
LowerIncome
Units
ModerateIncome Units Above Moderate- Income Units Source of Affordability Project Status P-14 005-330-080 Residential - High Density R-3 Multiple-Family Residential constructed, 555 in the P-14 005-330-090 Residential - High Density R-3 Multiple-Family Residential total project. P-14 005-330-100 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-110 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-120 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-130 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-140 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-150 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-160 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-190 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-200 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-210 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-220 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-230 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-240 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-250 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-260 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-270 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-280 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-290 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-300 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-310 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-340 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-350 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-360 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-420 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-430 Residential - High Density R-3 Multiple-Family Residential P-15 005-064-290 55 Calgary Street
Commercial - Retail and Office Planned Development 0.34 7 0 0 7 In plan check P-15 005-064-300 Commercial - Retail and Office Planned Development P-15 005-064-310 Commercial - Retail and Office Planned Development P-15 005-064-320 Commercial - Retail and Office Planned Development P-15 005-064-330 Commercial - Retail and Office Planned Development P-15 005-064-340 Commercial - Retail and Office Planned Development P-15 005-064-350 Commercial - Retail and Office Planned Development P-16 004-050-200 6225 Mission Street Commercial Mixed-Use C-1 Light Commercial 8 0 0 8 Pending application P-16 004-050-190 Commercial Mixed-Use C-1 Light Commercial P-17 006-244-080 7310 Mission Street Commercial Mixed-Use C-1 Light Commercial 17 2 0 15 Inclusionary Housing Ordinance Entitled (approved May 2022). In plan check. P-18 091-247-080 525 Serramonte Boulevard Residential – High Density R-3 Multiple-Family Residential 4.67 323 0 65 258 This project was
approved in
November 2018. No
building permit
submittal yet.

TOTALS 3,092 974 83 2,035
Source: City of Daly City, May 2023 Note: Sites with multiple parcels include site unit totals within the first parcel row. In Site P-1, 11 of the site’s 133 units will be designated as affordable to moderate-income households; however, these may be different parcels within the site than the parcels indicated in this table.

140 Daly City 2030 General Plan | Housing Element 2023-2031 This page intentionally left blank.

Daly City 2030 General Plan | Housing Element 2023-2031 141 Sites Inventory and Analysis
State law requires each jurisdiction to demonstrate that sufficient land is zoned to provide housing capacity that is adequate to meet the RHNA for each income level. To determine housing capacity, City staff conducted a comprehensive inventory in March 2023 of all vacant and nonvacant developable land within the city limits that is zoned to allow for housing and available to develop within the Housing Element planning period. This section describes the methodology used to calculate the housing capacity on developable housing sites.

Figure HE-35 maps each site in Daly City’s sites inventory that could accommodate a portion of the RHNA. Table HE-46, HE-47, and HE-48 include a parcel-by-parcel listing of the vacant and underutilized sites that can accommodate portions of the RHNA. All sites are served by or planned to be served by infrastructure, with no constraints identified that would reduce capacity.

Sites Identified in Previous Housing Element
Pursuant to California Government Code Section 65583.2(c), a non-vacant site identified in the previous planning period and a vacant site that has been included in two or more previous consecutive planning periods cannot be used to accommodate the lower-income RHNA. An exception is if the site is subject to an action in the Housing Element requiring rezoning within three years of the beginning of the planning period to allow residential use by right for housing developments in which at least 20 percent of the units are affordable to lower-income households.

Sites 3, 4, and 7 have been included in the past two Housing Element cycles and are subject to California Government Code Section 65583.2(c). Sites 12, 14, and 15 are underutilized and were included in the last Housing Element cycle. The City has included Housing Element Task 6.3, which commits the City to allowing residential use by right on sites consistent with Government Code Section 65583.2(c), for housing developments in which at least 20 percent of the units are affordable to lower-income households.

Sites Appropriate for Lower-Income Housing
Housing element law requires jurisdictions to provide a requisite analysis showing that zones identified for lower-income households are sufficient to encourage such development. The law provides two options for preparing the analysis: (1) describe market demand and trends, financial feasibility, and recent development experience; or (2) use default density standards deemed adequate to meet the appropriate zoning test. According to state law (California Government Code Section 65583.2(c)(3)(B)), the default density standard for Daly City is 30 dwelling units per acre. Default densities are established using population-based criteria, as detailed here:
• Incorporated cities within non-metropolitan/rural counties and non-metropolitan counties with micropolitan areas (15 units or more per acre)
• Unincorporated areas in all non-metropolitan counties (10 units or more per acre) • Suburban jurisdiction (20 units or more per acre)
• Metropolitan jurisdictions (30 units or more per acre).

The City of Daly City falls into the Metropolitan Jurisdiction category, and will be using its R-2, R-3, Commercial-Mixed Use, and C-1 zones to meet the lower-income RHNA. All of these zones permit densities of 30 or more units to the acre.

142 Daly City 2030 General Plan | Housing Element 2023-2031 Realistic Development Capacity Assumptions
This Housing Element uses the following assumptions regarding the realistic development capacity of vacant and underutilized sites identified in Tables HE-46, HE-47, and HE-48.

Vacant Sites Zoned for Exclusively Residential Uses
Of the nine vacant housing sites identified in Table HE-46, five sites are subject to zoning regulations that allow exclusively residential uses. The anticipated density on these sites ranges from 50 to 120 dwelling units per acre, largely reflecting the maximum permissible General Plan density currently attributable to each of these sites along with a planned change to the maximum permitted density in High-Density Residential/R-3 Zoning and Medium-Density Residential/R-2 Zoning as part of Task 6.6. The City has assumed that development will occur at approximately 90 percent of the maximum permissible density because development trends in Daly City have historically supported this assumption. Of the pipeline housing projects in traditional residential land use areas, the majority of multifamily housing development has maximized the density allowed by the General Plan Land Use Map through implementation of the planned development zone at the time of the project’s development. Table HE-44 shows recent examples of recent multifamily projects and the capacity at which they were developed. Both were developed in zones with no maximum density but show that both high-density and moderate-density projects above 30 dwelling units to the acre are able to develop in Daly City.

Table HE 44: Recent Development Examples, Multifamily
Project Name Affordability Acres Project Status General Plan / Zoning
Total
Project
Units
Max.

Allowable
Units
Realistic
Capacity
Brunswick
Street
Apartments
Low/Very
Low 1.15 Completed 2020 CMU/C-2 206
N/A – C-2
has no
maximum
Developed
at 179
du/ac
JUHSD Staff
Housing Low/Market 3.9
Building
Permits Issued
- 2020
CMU/PD-31A 122 N/A – Developed
at 31 du/ac
Source: City of Daly City, 2023.
du/ac = dwelling units per acre
Vacant: Mixed-Use Sites
Of the nine vacant housing sites identified in Table HE-46 two sites are subject to zoning regulations that allow residential uses as part of a mixed-use project. The City will remove the requirement for a conditional use permit for residential uses in the C-1 and C-2 zones as part of Task 2.2. As with sites zoned for residential uses, the City has assumed that development will occur at approximately 90 percent of the maximum permissible density because development trends in Daly City have historically supported this assumption.

Table HE-45 shows recent examples of recent mixed-use projects and the capacity at which they developed.

Daly City 2030 General Plan | Housing Element 2023-2031 143 Table HE 45: Recent Development Examples, Mixed-Use
Project Name Affordability Acres Project Status General Plan / Zoning
Total
Project
Units
Realistic
Capacity
2665 Geneva
Avenue Mixed
Use
15% of Units at 60%
AMI, Remainder
Market-Rate

1.26 Constructed
2007 CMU/PD-65 72 Developed at 57 du/ac
6800 Mission
Mixed-Use
100% Lower,
including 30%
Extremely Low
Income

0.77 Constructed
2015
CMU/C-1 – No
Maximum
Density
52 Developed at
68 du/ac
Source: City of Daly City, 2023.
du/ac = dwelling units per acre
Vacant Sites Requiring Rezoning
The Seton Hospital site, Site 9, is not presently zoned for residential uses. However, as part of the development process, the site will be rezoned to R-3 with a General Plan land use designation of Residential-Very High (Table HE-47). These parcels are currently within the grounds of a large hospital campus and there is active interest on the part of the property owner in adding residential uses to these sections of the campus.

Additionally, the Planned Development zone at 525 Serramonte Boulevard (Site 7) and at 169 First Avenue (Site 8) will be adjusted to permit residential uses instead of hotel and office uses.

Both the Mission Street and Geneva Avenue corridors are presently zoned C-1 Light Commercial and are identified for rezoning to a newly developed C-MU Commercial Mixed Use in Tasks 1.1 through 1.5 primarily as a means to promote housing construction with ground-floor retail uses through a more streamlined development review process than currently exists. Neither the existing General Plan Land Use Element nor the Zoning Ordinance identifies a maximum residential density in the Retail and Office General Plan designation or C-1 Light Commercial zone designation for these areas. Based on recent development projects in the corridor, it is estimated that these will develop at a density of 75 units to the acre.

Non-Vacant Housing Sites
Of the 15 sites identified in Table HE-48, 6 sites are occupied by existing structures or parking lots. Of these six sites, four sites are occupied by existing greenhouses, nurseries, and other agricultural land uses that have an improvement-to-land value ratio of less than 1.0, supporting the notion that redevelopment of these properties is feasible and even likely, given the history of sites with agricultural uses being converted to residential uses in Daly City. In many cases, property owners have either expressed an interest in redeveloping their properties or have previously obtained land use entitlements to do so.

Site 11: E. Market between Mission Street and First Street. This privately owned site is populated by retail and parking lots and is partially vacant. It is believed that this site will re-develop during the planning period as developers have expressed an interest in the site, though no plans have been submitted at present.

Site 13: 1670 and 1698 Bryant Street. This 1.38-acre privately owned site is currently occupied by an operational auto repair garage that has previously been considered by a nonprofit housing developer for the construction of 48 apartments. The condition of the building, constructed in the 1950s, is average.

The development capacity identified in Table HE-48 reflects a development capacity based on the 57 units per acre density of the recently developed residential property across the street.

144 Daly City 2030 General Plan | Housing Element 2023-2031 Compliance with the State’s “By Right” Requirement
To fully comply with the State’s “by right” requirement, which mandates that sites necessary to satisfy the City’s RHNA not be subject to conditional use permit or other discretionary approvals, it will be necessary for the City to remove the use permit requirement for mixed-use projects in the (future) C-MU Commercial Mixed-Use zone and the C-1 and C-2 commercial zones that provide a residential component resulting in an overall net density of at least 30 dwelling units per acre and which also contain a first-floor commercial component that occupies a proportion of the total building area identified by the Zoning Ordinance. The requirement to complete this amendment is identified as Task 1.3.

Environmental Constraints
With the exception of a narrow stretch of coastal area, the majority of the city falls within the Federal Emergency Management Agency (FEMA) flood hazard designation X, an area of moderate flood risk that is lower risk than the 1 percent floodplain. All of the RHNA inventory is within this moderate flood risk area. No areas of the city are considered to have a heightened risk of wildfire, though the San Bruno Mountain State Park just outside the city is within a high fire hazard severity zone.

Daly City 2030 General Plan |Housing Element 2023-2031 145 Table HE 46: Vacant Sites, Residential Permitted
Site
Number
Assessor’s
Parcel Number
Site Address/
Intersection
General Plan Designation
(Current)
Zoning Designation
(Current)
Maximum
Density
(du/acre)
Parcel Size
(Acres) Total Capacity
Realistic
Capacity
(90%)
Lower-Income
Units
ModerateIncome Units
Above
Moderate=
Income Units
1 005-065-120 Geneva/Rio Verde NE Corner Commercial Mixed-Use C-1 Light Commercial 75 0.38 29 26 26 0 005-065-130 Geneva/Rio Verde NE Corner Commercial Mixed-Use C-1 Light Commercial 005-065-140 Geneva/Rio Verde NE Corner Commercial Mixed-Use C-1 Light Commercial 005-065-190 Geneva/Rio Verde NE Corner Commercial Mixed-Use C-1 Light Commercial 2 006-221-190 130 Station Avenue Residential High Density R-3 Multiple-Family Residential 120 0.23 28 25 25 0 3 005-067-210 51 Oriente Street Residential Medium Density R-2 Two-Family Residential 50 0.57 29 26 26 005-067-220 51 Oriente Street Residential Medium Density R-2 Two-Family Residential 4 091-211-340 1050 St. Francis Boulevard Residential Medium Density R-2 Two-Family Residential 50 2.49 125 112 56 56 0 5 006-234-030 89 Second Avenue Residential High Density R-3 Multiple-Family Residential 120 0.46 55 50 50 0 6 006-345-070 1590 Bryant Street Retail and Office
Commercial (C-R/O)
Retail and Office Commercial
(C-R/O) 57 0.34 27 24 3 21 0
Total Vacant Site Capacity 262 85 177 0
Notes: Sites with multiple parcels include site unit totals within the first parcel of the site.

The sites included do not have any environmental constraints or constraints related to contaminants, easements, site shape or size, compatibility with designated uses, or other physical conditions that would constrain development. Further, all sites have sufficient capacity for sewer, water, and dry utilities.

Table HE 47: Vacant Sites – Proposed Rezone or Planned Development Update Site
Number
Assessor’s
Parcel
Number
Site
Address/Intersection
General Plan
Designation
(Current)
Zoning Designation
(Current)
General Plan
Designation
(Proposed)
Zoning Designation
(Proposed)
Maximum
Density
(du/acre)
Parcel Size
(Acres)
Total
Capacity
Realistic
Capacity
LowerIncome
Units
ModerateIncome Units
Above
ModerateIncome Units
7 091-247-080 525 Serramonte
Boulevard
Residential High
Density
Planned
Development
Commercial
Mixed-Use
Planned Development
(Permitting Residential) 135 1.30 (Portion) 176 158 158 8 003-224-100 6401 Mission Street Commercial MixedUse
Planned
Development
(Permitting Office)
Commercial
Mixed-Use
Planned Development
(Permitting Residential) 75 0.35 26 150 150 0 0
9 008-521-110 Seton Hospital -
Southgate Office (C-O) Office Commercial (C-O)
Residential- High
(R-H) R-3 120 1.75 gross, 1.75 net 210 189 126 63 0
008-104-110 Seton Hospital - West Public Facilities (PF) HOSP Residential- High (R-H) R-3 120 4.16 gross, 2.08 net 250 225 150 75 0
008-104-120 Seton Hospital - West Public Facilities (PF) HOSP Residential- High (R-H) R-3
008-520-180 Seton Hospital - East Public Facilities (PF) HOSP Residential- High (R-H) R-3 120 5.48 gross, 2.74 net 329 296 197 99 0
008-520-190 Seton Hospital - East Public Facilities (PF) HOSP Residential- High (R-H) R-3
Total Vacant Rezone Capacity 1,018 781 237 0
Notes: Maximum density on Site 7 is based on the planned development density of project P-18, with which Site 7 is co-sited. Realistic capacity on Site 8 is based on previous/pending rezone application project capacity. Site 9 is divided into three sub-sections for site totals.

The sites included do not have any environmental constraints or constraints related to contaminants, easements, site shape or size, compatibility with designated uses, or other physical conditions that would constrain development. Further, all sites have sufficient capacity for sewer, water, and dry utilities. Where applicable, steep slopes are accounted for with decreased acreage.

146 Daly City 2030 General Plan | Housing Element 2023-2031 Table HE 48: Underutilized Sites
Site
Number
Assessor’s Parcel
Number Site Address/Intersection General Plan Designation (Current) Zoning Designation
(Current)
General Plan
Designation
(Proposed)
Zoning
Designation
(Proposed)
Maximum
Density
(du/acre)
Parcel
Size
(Acres)
Total
Capacity
Realistic
Capacity
(90%)
LowerIncome Units ModerateIncome Units
Above
ModerateIncome Units
Underutilized, Residential Permitted
10 006-453-020 Lisbon Street Residential Medium-Low
Density
R-1 Single-Family
Residential
N/A N/A 20 0.27 5 5 5
11 006-251-230
E. Market between
Mission Street and First
Street
Neighborhood Commercial
Residential Above
C- 1 Light Commercial
(BART overlay)
N/A N/A 40 0.78 31 28 8 20
006-251-210 Neighborhood Commercial
Residential Above
C- 1 Light Commercial
(BART overlay)

N/A N/A
006-251-220 Neighborhood Commercial
Residential Above
C- 1 Light Commercial
(BART overlay)

N/A N/A
12 006-346-170 Edgeworth Avenue Commercial Mixed-Use Residential Retail Commercial (C-R/R)
N/A N/A 75 0.17 13 11 11
13 006-346-280
1670 and 1698 Bryant
Street
C-R/O Retail and Office
Commercial
C-R/O Residential and
Office Commercial
N/A N/A 57 1.38 79 71 7 64
006-346-130 C-R/O Retail and Office
Commercial
C-R/O Residential and
Office Commercial

N/A N/A
006-346-140 C-R/O Retail and Office
Commercial
C-R/O Residential and
Office Commercial

N/A N/A
14 005-064-210 Rio Verde Street Residential Medium-Low
Density
R-1 Single-Family
Residential
N/A N/A 20 0.40 8 7 7
Underutilized, Rezone Required
15 006-252-080 169 First Avenue Residential Medium Low
Density R-3 Residential High Density
R-3 100 1.02 102 92 92
Total Underutilized Site Capacity 214 22 155 0
Notes: Sites with multiple parcels include site unit totals within the first parcel of the site.

The sites included do not have any environmental constraints or constraints related to contaminants, easements, site shape or size, compatibility with designated uses, or other physical conditions that would constrain development. Further, all sites have sufficient capacity for sewer, water, and dry utilities.

Daly City 2030 General Plan | Housing Element 2023-2031 147 Figure HE-35: Location of Projects and Sites to Meet the RHNA

148 Daly City 2030 General Plan | Housing Element 2023-2031 Additional Capacity Potential
Rezoning and Change of General Plan Land Use Designation The City of Daly City is obligated by State law to ensure that appropriately zoned land exists in the city that would allow construction of all units in the RHNA. As part of Task 6.5, the City will make the following changes to its Zoning Code and General Plan Land Use Element:
• Increasing the permitted density in the Residential – Medium Low Density General Plan Land Use Designation from 14.6 to 20 dwelling units per acre to 14.6 to 35 dwelling units per acre. • Increasing the permitted density in the Residential – Medium Density General Plan Land Use Designation from 20.1 to 35 dwelling units per acre to 35.1 to 60 dwelling units per acre. • Increasing the permitted density in the Residential High Density General Plan Land Use Designation from 35.1 to 60 dwelling units per acre to 60.1 to 120 dwelling units per acre. • Increasing the permitted density in the Residential – Very High Density General Plan Land Use Designation to a minimum of 120.1 dwelling units per acre. • Removing the conditional use permit requirement for residential uses in the C-1 and C-2 zones Additionally, through Task 6.6, the City will ensure that zoning development standards are updated as needed to ensure consistency between zones and the Land Use Element.

SamTrans Park and Ride Lot
The SamTrans Park and Ride Lot (3501 Junipero Serra Boulevard) is owned by the San Mateo County Transit District and consists of an existing parking lot that provides daily paid parking for use by patrons to the Colma BART Station. The District has re-initiated a conversation with City for the site and received a letter of support from the City Council for potentially developing the entire 8.7-acre site in a mixed-use format.

The City has long-been supportive of redeveloping the site and has provided policy guidance in the Land Use Element and previous Housing Element intended to allow for broader mix of land uses in a more intensive format than is currently provided by the BART Station Area Specific Plan. To this end, the Housing Element proposes a redesignation of the lot to the Specific Plan’s Residential High Density designation and amending the designation language to require at least 30 dwelling units per acre. This designation change allows for the mixed-use building type sought by SamTrans, while permitting residential densities necessary to achieve the affordability levels sought by the City. Because the parameters and constraints associated with developing this property are unknown, this City is currently assuming a 261-unit yield (30 dwelling units per acre). However, these units are not being counted toward the RHNA total due to the unknown timeline for permitting and construction.

Accessory Dwelling Units
California Government Code Section 65583.1(a) states that a town, city, or county may identify sites for accessory dwelling units (ADUs) based on the number of ADUs developed in the prior Housing Element planning period, whether the units are permitted by right, the need for ADUs in the community, the resources or incentives available for their development, and any other relevant factors. Based on recent changes in state law reducing the time to review and approve ADU applications, requiring ADUs that meet requirements to be allowed by right, eliminating discretionary review for most ADUs, and removing other restrictions on ADUs, it is anticipated that the production of ADUs will increase in the 6th Cycle Housing Element planning period.

Daly City 2030 General Plan |Housing Element 2023-2031 149 The City issued the following ADU building permits over the last four years:
• 2018 – 74 ADUs received building permits
• 2019 – 68 ADUs received building permits
• 2020 – 74 ADUs received building permits
• 2021 – 48 ADUs received building permits
• 2022 – 51 ADUs received building permits
On average, there are about 63 applications for ADUs approved each year. To promote ADUs, the City has included Task 5.1 to promote the construction of affordable ADUs through several actions.

To determine assumptions on ADU affordability in the ABAG region, ABAG conducted a regional analysis of existing ADU rents and prepared a draft report in September 2021. The analysis resulted in affordability assumptions that allocate 30 percent of ADUs to very low income, 30 percent to low-income households, 30 percent to moderate-income households, and 10 percent to above moderate-income households.

Affordability of ADUs projected to be built in the city during the planning period were based on the ABAG analysis.

Summary of Capacity to Accommodate the RHNA
Table HE-49 compares the City’s RHNA to its site inventory capacity. Looking at the capacity in Tables HE43 and HE-46, HE-47 through HE-48 as well as the projected ADUs, the City has a total surplus of 249 units.

Breaking this down by income category, the City has a surplus of 52 units in the lower-income (including extremely low-, very low-, and low-income) category, a 85-unit surplus in the moderate-income category, and a 114-unit surplus in the above moderate-income category. This does not include the SamTrans Park and Ride Lot site, which could provide an additional 261 units.

Table HE 49: Summary of Residential Capacity Compared to the 6th Cycle RHNA by Income Category RHNA
Category
2023-2031
RHNA
Vacant Site
Capacity
Underutilized
Capacity
Proposed/
Approved
Projects
Projected
ADUs
Total
Capacity Surplus
Very Low 1,336
866 15 974 302 2,157 52
Low 769
Moderate 762 414 199 83 151 847 85
Above
Moderate 1,971 0 0 2,035 50 2,085 114
Total 4,838 1,280 214 3,092 503 5,022 251
Source: ABAG 2021, City of Daly City, May 2023

150 Daly City 2030 General Plan | Housing Element 2023-2031 This page intentionally left blank.

Daly City 2030 General Plan | Housing Element 2023-2031 151 Constraints to Housing Production
Constraints to the maintenance, improvement, and construction of housing can generally be divided into two categories—governmental and nongovernmental. State law requires analysis of actual and potential constraints and identification of ways to reduce or overcome the constraints, where possible, to meet the identified housing needs. In many instances constraints represent a balance between the need for housing and other desirable goals. Where this is the case, the consideration of these other goals should be examined to make certain the constraint is not unnecessarily severe.

Governmental Constraints to Housing Production
Actions by local governments may impede housing construction, maintenance, and improvement in a variety of ways. For example, excessive fees or improvement requirements may discourage housing activity or possibly price housing above the level some groups can afford. Environmental impact reports (EIR) can be costly and create delays, although by State statute such analyses are mandatory. In some instances, the lack of available water and/or sewer facilities may temporarily diminish housing construction activity. The governmental constraints to housing development include land use controls in the form of the General Plan, specific plans, and zoning; building codes; fees and dedications; site improvements; permit processing procedures; and infrastructure constraints. Each of these potential constraints is discussed below.

Consistent with transparency requirements pursuant to Government Code Section 65940.1, subsections (a)(1)(A)) and (a)(1)(B)), all zoning and development standards, and fees are available on the City’s website.

General Plan Land Use Designations
Daly City’s 2013 General Plan contains five residential land use designations that communicate the City’s policies related to residential development densities. These designations and their respective densities are identified in Table HE-50. However, Task 6.5 has been included to increase the allowable densities in several land use designations.

Table HE 50: 2013 General Plan Land Use Designations
Land Use Designation Density Limitations
Open Space Residential 0 to 2 dwelling units per acre
Low Density Residential 2 to 14.5 dwelling units per acre Medium-Low Density Residential 14.6 to 20 dwelling units per acre Medium Density Residential 20.1 to 35 dwelling units per acre High Density Residential 35.1 to 50 dwelling units per acre Very High Density Residential Over 50 dwelling units per acre Source: City of Daly City, 2013.

Specific Plan Designations
Subsequent to the adoption of the 1987 General Plan, the City adopted the BART Station Area (1993) Specific Plan and Sullivan Corridor Specific Plan (1998). Both of these specific plans contain land use designations and development regulations that replaced the land use designations and zoning regulations in these areas. Below is a short synopsis of each plan and its relevant residential designations.

152 Daly City 2030 General Plan | Housing Element 2023-2031 BART Station Area Specific Plan. Prepared in conjunction with the San Mateo County Transit District, the BART Station Specific Plan was prepared in anticipation of the construction of the Colma BART Station (construction completed in 1996). The primary purpose of the Specific Plan was to identify a physical development plan for the area immediately adjacent to the new station in support of the transportation/transit role that the area was contemplated to fulfill in Daly City at the time. Table HE-51 identifies the land use designations identified by the Specific Plan as allowing residential uses.

Table HE 51: BART Station Area Specific Plan Land Use Designations Land Use Designation Density Limitations
Low Density Residential 6 to 12 dwelling units per acre Medium Density 12 to 25 dwelling units per acre
High Density Residential 25 to 55 dwelling units per acre Mixed-Use Commercial/Office Function of height/coverage limitations and parking regulations Neighborhood Commercial Function of height/coverage limitations and parking regulations Source: City of Daly City, 2013.

Several significant high-density residential projects have been constructed within the BART Station Specific Plan Area. Most recently, Habitat for Humanity completed construction of a condominium project at 7555 Mission Street that provided 36 units (47 du/ac) of housing to lower-income households. Additional development potential exists at an underutilized SamTrans park-and-ride lot adjacent to the Colma BART Station. Although this site is presently designated Office/Convenience Retail, the potential does exist for a mixed-use project containing higher density residential uses. A six-acre portion of this site has in fact been identified for redesignation and rezoning to accommodate up to 50 dwelling units per acre.

Sullivan Corridor Specific Plan. The Sullivan Corridor Specific Plan was adopted as means to guide the revitalization of properties within the Sullivan Corridor, which is the area in the general proximity of City Hall, west of Interstate 280. The plan’s land use designations were prepared to complement the construction of new public and commercial developments occurring in the area at the time, including the North County Health Center and the Colma BART Station. Table HE-52 identifies the land use designations identified by the Specific Plan as allowing residential uses.

Developers of larger projects within the Sullivan Corridor Specific Plan Area can elect to have their projects reviewed by the Sullivan Corridor Committee, which consists of two city council members. Although review by the committee does add time to the development review process, developers are able to obtain valuable input from council members very early in the process. The estimated time for Sullivan Corridor Committee review is three to four weeks.

Table HE 52: Sullivan Corridor Specific Plan Land Use Designations Land Use Designation Density Limitations
Residential Low Density 0 to 14.5 dwelling units per acre Residential High Density None identified
Residential Retail Commercial Maximum FAR of 1.0
Service Commercial Maximum FAR of 3.0
Retail and Office Commercial Maximum FAR of 5.0
Source: City of Daly City, 2023.

Daly City 2030 General Plan | Housing Element 2023-2031 153 A significant residential construction project in this area has been a 208-unit (65 du/ac) mixed-use senior apartment complex at 165 Pierce Street. As an urban infill site, the project provides an example of the potential for the Sullivan Corridor Area to provide additional housing opportunities as vacant and underutilized sites in the area are developed or redeveloped. Construction of the project concluded in 2013. Most recently, the City Council in 2020 approved a seven-story, completely affordable, mixed-use building at 493 Eastmoor consisting of 72 apartments (205 du/ac). This project is currently in plan check for building permits.

Development Regulations
The Zoning Ordinance contains eight residential districts and four nonresidential districts in which residential development is allowed. The minimum lot area per unit and resulting densities of these districts are presented in Table HE-53. It is important to note that there is no land currently zoned R-4 in Daly City.

Table HE 53: Zoning District Designations and Densities Zoning Designation Lot Area, SF per DU Resulting Density MHP Mobile Home Park 1/200 minimum
1/2500 maximum

17.4–217.8 du/ac
R-1 Single Family 1/3,000 14.5 du/ac
R-1/A Single Family/Duplex 1/1,250 34.8 du/ac
R-2 Duplex 1/1,500 29.4 du/ac
R-2/A Two-Family Design 1/1,250 34.8 du/ac
R-3 Multiple Family 1/500 87.1 du/ac
BRM BART Multiple Family 1/1,750 25 du/ac
R-4 Multi-family/Professional 1/300 145 du/ac
C-1 Light Commercial District 1/300 145 du/ac
C-2 Heavy Commercial District 1/300 145 du/ac
PD Planned Unit Development Flexible Not Applicable
Pre-PD Pre-Planned Unit Development Flexible Not Applicable Source: City of Daly City Municipal Code, 2023.

Commercial Mixed-Use Zone
The City is in the process of establishing a Commercial Mixed-Use (C-MU) zone for areas targeted for mixed-use development. The C-MU zone will encourage the development of higher-density multifamily residential development and mixed-used projects in close proximity to commercial areas. Once established, the zone will include the boundaries of the existing C-1 Light Commercial zone presently encompassing Mission Street and Geneva Avenue (approximately 65 acres) along with other areas. This zone will also incorporate a lot merger incentive allowance into the Zoning Ordinance whereby property owners electing to merge two or more adjacent lots for the purpose of development will be provided specific and significant incentives to do so (see also Land Use Element Task LU 1.2).

At the same time that the zone is put into place, the City will also establish development regulations in the Zoning Ordinance specifically for higher-density mixed-use development. The design guidelines of the CMU zone will include development regulations to reposition mixed-use building mass away from lowerdensity neighborhoods and will address impacts created by larger mixed-use buildings proposed

154 Daly City 2030 General Plan | Housing Element 2023-2031 adjacent to smaller buildings. The zone’s parking regulations will also allow for a parking reduction for all buildings containing residential and retail components where parking is available for both uses.

The City will also remove the use permit requirement for any mixed-use projects located in the C-MU Commercial Mixed-Use zone that contain a first-floor commercial component of a certain size and which provide a residential component resulting in an overall net density of at least 30 dwelling units per acre.

Proposed development consistent with this density, the Zoning Ordinance, and any applicable design guidelines would be permitted “by-right,” without requirement for discretionary approvals.

The City will amend the Zoning Ordinance to identify specific findings for adoption by the Planning Commission and City Council when approving any rezoning or redesignation involving a residentially zoned or residentially-designated property to any zone or designation other than residential. For the purpose of this policy, the C-MU (Commercial Mixed-use) zone shall be considered a residential zone. The findings identified by the Zoning Ordinance shall relate to finding that the rezoning or redesignation is necessary to ensure that the City will not be economically impaired, that the City has, since the Housing Element adoption, met its housing construction target, and that the rezoning or redesignation does not involve a property identified by the RHNA Housing Sites Inventory List for which a replacement site has not been identified.

As identified in Table HE-54, residential development is allowed within several commercial zones, most notably within the C-1 Light Commercial District. The C-1 zone encompasses all properties fronting Mission Street for its full length, and almost all of Geneva Avenue in the Bayshore neighborhood. Sites likely to yield large numbers of affordable housing units are within these two commercial corridors. In fact, several sites and pending projects identified in the Potential Housing Sites Inventory List are located on Mission Street or Geneva Avenue.

Table HE-54 identifies the development regulations for each of the above zones, as contained in the Daly City Zoning Ordinance. As shown in the table, the minimum lot sizes for both the R-3 Multiple Family and C-1 Light Commercial zones are 2,500 square feet in most instances. Both zones also allow the construction of single-family homes. In combination, these regulations allow owners of larger parcels to subdivide their parcels for single-family residential development or small commercial uses. This effectively causes scarce larger parcels that could be used for higher density mixed-use development to be underutilized. Similarly, the building heights for both the R-3 and C-1 zones are only six feet higher than that allowed in the R-1 zone (30 feet maximum versus 36 feet maximum), but the R-3 and C-1 zones allow six times the density allowed by the R-1 zone (87 du/ac versus 14.5 du/ac).

Because a 36-foot height limit may be appropriate for the C-1 Light Commercial zone in other parts of Daly City, the policy section of this Housing Element sets forth a requirement that the Zoning Ordinance be amended to establish a new Commercial Mixed-Use (C-MU) zone for areas encompassing Mission Street and Geneva Avenue, and establish development regulations in the Zoning Ordinance specifically for higher-density mixed-use development. To preserve larger commercial and residential sites, this Housing Element also requires that the Zoning Ordinance increase the minimum parcel sizes for all commercial and R-3 Multiple Family zones as determined necessary to promote the construction of higher density and/or mixed-use development. Likewise, the Housing Element commits the City to exploring increased building height within the C-MU zone, as determined sufficient to promote the construction of higher density mixed-use development within the zone. Further study of increased height along Mission Street and Geneva Avenue would be undertaken as part of the Zoning Ordinance update.

Daly City 2030 General Plan | Housing Element 2023-2031 155 Table HE 54: Daly City Regulations for Residential Zones Zoning District Permitted Uses
Use
Permit
Required
Max.

Building
Height
Min. Lot Area
Floor
Area
Ratio
Min. Lot
Width
Max. Lot
Coverage
Min.

Front
Yard
Min.

Side
Yard
Min.

Rear
Yard
Lot Area
per D.U.

R-1 Single-family No 30 ft 3000 sf, 2500 sf* 33 ft, 25 ft* 50%, 55%* 15 ft None 10 ft 3000 sf, 2500 sf* R-1/A Single-family No 30 ft 2500 sf 25 ft 55% 15 ft None 10 ft Duplexes Yes
R-2
R-1 All uses permitted in this zoning classification (see above).

One two-family
dwelling No 36 ft 3000 sf, 2500 sf* 33 ft, 25 ft* 60% 15 ft None 10 ft 1500 sf, 1250 sf R-2/A
Single-family,
two-family No 30 ft 2500 sf 25 ft 60% 5 ft, 10 ft
max
None 10 ft
Duplexes Yes
R-3 R-1, R-2 All uses permitted in this zoning classification (see above).

Multi-family No 36 ft 3000 sf, 3500 sf* 33 ft, 25 ft* 755 15 ft None 15 ft 500 sf BRM
Small apartments,
townhomes, flats No 45 ft 5000 sf 50 ft 60% 5 ft, 10 ft max
None 15 ft
R-1, R-2 Yes
R-4
R-1, R-2, R-3 All uses permitted in this zoning classification (see above).

Multi-family No FAR 3.5–1.0 10000 sf 3.5–1.0 100 ft 70% 15 ft None 10 ft, 20 ft** 300 sf MHP Mobile homes No 30 ft 2500 sf 30 ft 75% 5 ft None 3 ft C-1 R-3 All uses permitted in this zoning classification (see above), except use permit is required.

R-4 No 36 ft 2,500 sf–3,000 sf 33 ft, 25 ft* 70% None None None 300 sf C-2 C-1 All uses permitted in this zoning classification (see above), except use permit is required and 7.0–1.0 FAR.

R-3 Yes 2,500 sf–3,000 sf 7.0–1.0 33 ft, 25 ft* 70% None None None 300 sf PD A variety of uses or combination of uses are allowed in this zoning classification pending City approval of an applicant's planning application.

Pre-PD Serves as a transitional zoning classification for PD (see description of PD uses above). *For lots or subdivisions recorded prior to 1/1/49. **For buildings in excess of 3 stories. Other exceptions may apply. Source: City of Daly City, 2023.

Daly City 2030 General Plan | Housing Element 2023-2031 156 Parking Regulations
Parking requirements for new residential development are contained within the Zoning Ordinance as identified in Table HE-55. Because parking is a significant factor in multifamily and affordable housing construction costs, the constraints to housing production caused by parking regulations must be closely examined.

Table HE 55: Daly City Parking Regulations
Residential Type Required Parking Spaces
Single-family
2 spaces for buildings of less than 1,500 sf
3 spaces for buildings between 1,500 and 2,000 sf
4 spaces for buildings between 2,001 and 2,500 sf
6 spaces for buildings of more than 2,500 sf
Two-family (Duplex) 2 spaces per unit; 4 per structure
Multiple-family, including
condominiums
1 space per studio unit

1.5 spaces per one-bedroom unit
2 spaces per two-bedroom or larger unit
Mobile Home
One space for each mobile home, said space to be located on the individual trailer site (tandem parking permitted)
One space per site for guest parking, the latter to be grouped in common area
Mobile Home Park
2 spaces per mobile home site
Guest parking of 1 space per 10 sites
Parking for recreation center and office of 1 space for every 500 square feet of gross floor area
Boardinghouse 1 space per rentable room, plus one space per every 200 square feet of kitchen and administrative office area
Secondary Unit 2 spaces, plus 2 per principal dwelling (4 total) Emergency Shelter 0.75 covered or uncovered spaces per employee Source: City of Daly City Municipal Code.

Currently, Daly City’s Zoning Ordinance requires two parking spaces for each condominium unit or apartment with two or more bedrooms. This is the same parking requirement for single-family units.

Reductions to the parking requirements are permitted by the Zoning Ordinance for development proposals that are determined to be exclusively for low-income households. Parking requirements for emergency shelters are based on the number of employees rather than the size of the building; however, the current requirement is not considered to be greater than other uses within the same zone.

Parking reductions are available for projects that serve low-income families or low-income seniors.

Apartment complexes and condominiums designed and intended for the exclusive occupancy of lowincome elderly persons shall provide at least one-fourth the normally required amount of off-street parking. Apartment complexes and condominiums designed and intended for the exclusive occupancy of low-income persons or families other than the elderly shall provide at least three-fourths the normally required number of spaces.

Daly City 2030 General Plan | Housing Element 2023-2031 157 Accessory dwelling units shall provide one parking space per unit or per bedroom (studio units shall provide one parking space). These spaces may be provided as tandem parking on an existing driveway in the front setback. No parking spaces shall be required for an accessory dwelling unit in any of the following instances:
a. The accessory dwelling unit is located within one-half mile of public transit. b. The accessory dwelling unit is located within an architecturally and historically significant historic district.
c. The accessory dwelling unit is part of the existing primary residence or an existing accessory structure.
d. When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit.
e. When there is a car share vehicle located within one block of the accessory dwelling unit.

Generally, the City’s residential development standards are consistent with the requirements of neighboring jurisdictions and accepted planning practice. There is anecdotal evidence, given high land costs in Daly City and throughout the region, that parking requirements could constrain the development of new and/or affordable housing.

Building Codes
The City enforces the 2022 International Building Code, as amended by the City. This code has established construction standards that add to the cost of housing development. Local code amendments have been made, though significantly reduced in comparison to past levels of amendment in an effort to allow greater uniformity of construction standards throughout the county. The remaining local amendments are minor and do not add significantly to the cost of housing, but significantly increase the long-term safety of residents, prevent fire spreading to adjoining homes, and improve insurance rates.

Current amendments include:
 Establishing that fees will be prescribed by Resolution of the City Council.  Establishing that plan review and time limitation shall comply with Municipal Code General Regulations 15.00.040.
 Specifies the City’s process for appealing decisions made by the City Building Official.  Defines which City departments and officials correspond to roles defined by the Building Code.  Specifies sizes of printed plans.
 Adds inspection and waterproofing requirements for exterior elevated elements such as balconies and stairway systems to avoid hazards such as deterioration from dry rot or decay.  Provides compliance alternatives for evaluating a change of occupancy that increases the public safety, health, and general welfare of an existing building without requiring full compliance of a new building.

Fees and Dedications
Site improvements and exactions by the City, such as traffic signals or park in-lieu fees, increase the cost of development in Daly City. To better ensure equity in the application of fees related to new development, the City analyzed the needed public facilities associated solely with new development

158 Daly City 2030 General Plan | Housing Element 2023-2031 and established a fee that allocates a “fair share” of cost to new residential and commercial development. Most off-site improvements needed to serve future growth are funded through the City’s Public Facilities Fees.

All Bay Area cities charge fees in order to pay the costs to process, regulate, and mitigate the impacts of new development on City services and infrastructure. If fees are inordinately high, they can lead to higher costs and/or discourage housing development within the community.

Tables HE-56 through HE-58 show recent examples of the building and planning fees charged by the City of Daly City.

Based on a 2021 single-family home valued at $576,154.71, shown in Table HE-50, the City’s Building Department fees represent an additional cost of 3 percent over the cost of construction. This is relatively low and not considered a constraint to development.

Table HE 56: Sample Development: Single Family
Fee Category Total
Building $17,549.17
Business License - Added Valuation $576.15
Electrical $360.84
Mechanical $213.61
Plumbing $239.66
Fee Total $18,939.43
Home Valuation $576,154.71
Fees as a Percent of Home Value 3%
Source: City of Daly City, 2021.

Based on a 2021 mixed-use project valued at $77,624,440, shown in Table HE-57, the City’s Building Department fees represent an additional cost of 2 percent over the cost of construction. This percentage is relatively low and not considered a constraint to development. The first phase of the project included 147 units.

Table HE 57: Sample Development: Multifamily Affordable Project Fee Category Total
Permit Fees $1,093,761.86
Plan Check $375,441.07
Electrical $14,380.74
Mechanical $4,541.47
Plumbing $12,877.26
Fee Total $1,501,002.40
Project Valuation $77,624,440.00
Fees as a Percent of Home Value 2%
Source: City of Daly City, 2021.

Daly City 2030 General Plan | Housing Element 2023-2031 159 Based on a 2022, 72-unit multifamily home project valued at $43,758,000, shown in Table HE-58, the City’s Building Department fees represent an additional cost of 2 percent over the cost of construction. This project was an affordable housing project in a mixed-use building. Some fees were noted to not be included in this estimate, including fire sprinkler and engineering permit fees, but it is not expected that these costs would drastically increase the fees as a percentage of the cost to construct. This percentage of construction cost is relatively low and not considered a constraint to development.

Table HE 58: Sample Development: Mixed Use Project, 72 Units of Affordable Housing Fee Category Total
Permit Fee $672,306.48
Plan Check $64,046.97
Electrical $8,355.23
Mechanical $16,238.97
Sewer Connection $207,127.00
Plumbing $19,604.97
Fee Total $987,679.62
Project Valuation $43,758,000.00
Fees as a Percent of Home Value 2%
Source: City of Daly City, 2022.

Additional public services charged by the City are based on the costs of providing public facilities to new development and reflect the AB 1600 fee program developed by the City and intended to mitigate the impacts of new development on public facilities. Public facilities funded through the AB 1600 fee include police, library, fire, administrative facilities, roadways, water, and wastewater. The fees are charged on the basis of geographic benefit zones, each with differing cost bases (Table HE-59).

Table HE 59: AB 1600 Fees
Benefit Zone Fee per Square Foot
Zone 1 $3.36
Zone 2 $3.83
Zone 3 $3.25
Zone 4 $3.72
Zone 5 $9.36
Zone 6 $3.15
Zone 7 $2.71
Zone 8 $3.29
Zone 9 $2.71
Zone 10 $2.35
Zone 11 $2.71
Source: City of Daly City, 1999

160 Daly City 2030 General Plan | Housing Element 2023-2031 Figures HE-36 and HE-37 and Tables HE-60 and HE-61 provide a comparison of Daly City’s entitlement, building, and impact fees to other jurisdictions in San Mateo County for both single-family and multifamily homes based on a prototype project. Estimates for single-family home fees are based on a 2,600-squarefoot home in all jurisdictions but Atherton, Portola Valley, unincorporated San Mateo County, and Woodside. These jurisdictions were estimated based on a 5,000-square-foot home. The prototype multifamily project is based on a 10-unit building of 21,000 total square feet divided between twobedroom and three-bedroom units. Among these jurisdictions, the median fee for the single-family and 10-unit condo prototypes are $58,209 and $345,742, respectively. As identified in the figures, Daly City’s total fees for these two prototypes are $24,202 and $325,583, respectively.

While Daly City’s fees are generally similar to those of adjacent jurisdictions for the single-family home prototype, the City’s fees for the 10-unit condominium prototype are closer to the County-wide median.

The City currently collects impact fees for schools and the AB 1600 fees described above.

Figure HE-36: Comparative Fee Analysis for Prototypical Developments: Single-Family Home (2022) Source: 21 Elements Development Fees Survey (2022).
$1,520
$3,645
$6,342
$3,000
$4,019
$7,951
$7,397
$11,000
$15,954
$1,493
$5,000
$13,604
$4,979
$1,490
$420
$1,980
$13,363
$4,300
$49,500
$6,760
$19,128
$9,090
$64,886
$3,750
$48,891
$19,050
$10,803
$30,753
$4,952
$28,000
$32,096
$33,844
$24,932
$28,013
$35,497
$10,608
$16,280
$5,074
$25,859
$36,500
$71,309
$11,922
$14,350
$25,209
$26,346
$50,180
$54,944
$7,996
$33,480
Atherton
Brisbane
Burlingame
Colma
Daly City
East Palo Alto
Foster City
Half Moon Bay
Hillsborough
Millbrae
Pacifica
Portola Valley
Redwood City
San Bruno
San Carlos
San Mateo
South San Francisco
Unincorporated San…
Woodside
Entitlement Fees Building Permit Fees Impact Fees

Daly City 2030 General Plan | Housing Element 2023-2031 161 Table HE 60: Comparative Fee Analysis for Prototypical Developments: Single-Family Home (2022) Jurisdiction Entitlement
Fees
Building
Permit Fees Impact Fees Other Fees Total
Atherton $1,520 $13,363 $0 $1,058 $15,941
Brisbane $0 $4,300 $10,608 $10,032 $24,940
Burlingame $3,645 $49,500 $16,280 $0 $69,425
Colma $0 $6,760 $0 $0 $6,760
Daly City $0 $19,128 $5,074 $0 $24,202
East Palo Alto $6,342 $9,090 $25,859 $39,576 $80,867
Foster City $3,000 $64,886 $0 $0 $67,886
Half Moon Bay $4,019 $3,750 $36,500 $8,300 $52,569
Hillsborough $7,951 $48,891 $0 $14,250 $71,092
Millbrae $7,397 $19,050 $71,309 $0 $97,756
Pacifica $11,000 $10,803 $11,922 $0 $33,725
Portola Valley $15,954 $30,753 $0 $6,216 $52,923
Redwood City $1,493 $4,952 $14,350 $0 $20,795
San Bruno $5,000 $28,000 $25,209 $0 $58,209
San Carlos $13,604 $32,096 $26,346 $0 $72,046
San Mateo $4,979 $33,844 $50,180 $0 $89,003
South San Francisco $1,490 $24,932 $54,944 $0 $81,366
Unincorporated San Mateo $420 $28,013 $7,996 $0 $36,429 Woodside $1,980 $35,497 $33,480 $0 70,957
Source: 21 Elements Development Fees Survey (2022).

162 Daly City 2030 General Plan | Housing Element 2023-2031 Figure HE-37: Comparative Fee Analysis for Prototypical Developments: 10-Unit Buildings (2022) Source: 21 Elements Development Fees Survey (2022).
$13,733
$5,431
$15,121
$5,555
$53,024
$5,000
$27,926
$18,613
$22,000
$60,000
$48,721
$50,000
$7,458
$764
$6,640
$34,561
$152,390
$35,781
$269,288
$65,205
$466,794
$48,100
$142,024
$261,500
$143,714
$430,000
$130,439
$198,431
$71,979
$122,118
$374,602
$0
$145,625
$315,000
$50,740
$189,892
$0
$93,715
$521,729
$140,011
$19,653
$231,480
$112,206
$358,850
$674,449
$28,000
$446,400
Brisbane
Burlingame
Colma
Daly City
East Palo Alto
Foster City
Half Moon Bay
Millbrae
Pacifica
Redwood City
San Bruno
San Carlos
San Mateo
South San Francisco
Unincorporated San
Mateo
Woodside
Entitlement Fees Building Permit Fees Impact Fees

Daly City 2030 General Plan | Housing Element 2023-2031 163 Table HE 61: Comparative Fee Analysis for Prototypical Developments: 10-Unit Buildings (2022) Jurisdiction Entitlemen
t Fees
Building
Permit Fees
Impact
Fees Other Fees Total Fees Total Fees/DU
Atherton no data provided
Brisbane $13,733 $34,561 $0 $68,484 $116,778 $11,678
Burlingame $5,431 $152,390 $145,625 0 $303,446 $30,345
Colma $15,121 $35,781 $315,000 0 $365,902 $36,590
Daly City $5,555 $269,288 $50,740 0 $325,583 $32,558
East Palo Alto $53,024 $65,205 $189,892 0 $308,121 $30,812 Foster City $5,000 $466,794 $0 0 $471,794 $47,179
Half Moon Bay $27,926 $48,100 $93,715 0 $169,741 $16,974 Hillsborough no data provided
Millbrae $18,613 $142,024 $521,729 0 $682,366 $68,237
Pacifica $261,500 $140,011 0 $401,511 $40,151
Portola Valley no data provided
Redwood City $22,000 $143,714 $19,653 0 $185,367 $18,537 San Bruno $60,000 $430,000 $231,480 0 $721,480 $72,148
San Carlos $48,721 $130,439 $112,206 0 $291,366 $29,137 San Mateo $50,000 $198,431 $358,850 0 $607,281 $60,728
South San Francisco $7,458 $71,979 $674,449 $7,670 $761,555 $76,156 Unincorporated San
Mateo $764 $122,118 $28,000 0 $150,882 $15,088
Woodside $6,640 $374,602 $446,400 0 $827,642 $82,764
Source: 21 Elements Development Fees Survey (2022).

Although fees imposed by the City on new residential development add to the cost of housing, these fees are necessary to offset the impact to the City’s infrastructure directly caused by new development.

Although impact fees may seem to be a significant cost factor in residential development, their cost is often folded into the permanent financing of a residential development project, which is then paid over the term of home mortgage. This cost is a significantly lower factor than cost proportions devoted to private profit, such as interest charges, mortgage insurance, and realtor fees.

On- and Off-Site Improvement Requirements
In addition to permit processing and impact fees charged by the City, a new subdivision may be required to install improvements off-site, dedicate land for parks (or pay an in-lieu fee), or contribute to the cost for services provided to the project. These are typical costs associated with mitigating environmental impacts associated with a development, and they vary on a case-by-case basis depending on the anticipated impacts. While these costs are necessarily a part of new development in the city, the charges are carefully analyzed in each case to avoid imposing unnecessary requirements on new residential development.

The City’s on-site improvements are typical of most cities, stormwater treatment measures are required in most instances.

While new subdivisions typically require the construction of expensive infrastructure such as new roads, sewer trunk lines, and stormwater catchment systems, most new residential development in Daly City will continue to occur as denser buildings situated adjacent to existing infrastructure, either replacing existing

164 Daly City 2030 General Plan | Housing Element 2023-2031 older buildings or vacant in-fill lots. This type of development is therefore able to forgo much of the expense typically associated with improvement of the public right-of-way. There are instances where utility upsizing may be required to accommodate a significant increase in the utility demand over a previously existing, less-intensive use. However, these costs are much lower on a per-dwelling-unit basis than the costs associated with acquiring land and constructing new utilities for a new subdivision.

As part of Task 11.4 the City will establish a process for evaluating affordable housing projects for reductions in required improvements.

Density Bonus
At present, the City provides a density bonus for projects of five or more units that meet any of the following criteria:

A. At least 10 percent of the total units are designated for low-income households.

B. At least 5 percent of the total units are designated for very low-income households.

C. A senior citizen housing development, as defined in Sections 51.3 and 51.12 of the Civil Code.

D. At least 10 percent of the total units in a condominium project, as defined in subdivision (f) of, or in a planned development as defined in subdivision (k) of, Section 1351 of the Civil Code, are designated for moderate income households, as defined in Section 50093 of the Health and Safety Code, provided that all units in the development are offered to the public for purchase.

When an applicant seeks a density bonus and/or concessions as prescribed by Government Code Section 65915, the City will grant the density bonus and number of incentives or concessions required by that section unless it makes one of the following findings:

1. The concession or incentive is not required in order to provide for affordable housing costs, as defined in Section 50052.3 of the Health and Safety Code, or for rents for the targeted units to be set as specified in Section 65915(c) of the Government Code.

2. The concession or incentive would have a specific adverse impact, as defined in Government Code Section 65589.5(d)(2), upon public health and safety or the physical environment or on any real property that is listed in the California Register of Historical Resources and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low- and moderate-income households.

The following incentives and concessions are deemed not to have the adverse impact set forth in the subsection above:

1. Reduced setbacks so long as the project remains consistent with the city's general plan and any applicable design guidelines;

2. Increased maximum lot coverage so long as the project remains consistent with the city's general plan and any applicable design guidelines;

3. Increased maximum building height so long as the project remains consistent with the city's general plan and any applicable design guidelines;

4. Reduction in parking standards beyond that set forth in Government Code Section 65915(p); and

5. In addition to the additional density bonus provided in accordance with Government Code Section 65915(g) for land donations within one-fourth mile of an applicant's project, provision of the additional density bonus set forth in Government Code Section 65915(g) for land dedicated to the city that is located within one-half mile of the applicant's project so long as the applicant

Daly City 2030 General Plan | Housing Element 2023-2031 165 demonstrates to the city's satisfaction that building the requisite number of affordable units on-site is infeasible and there is an identified source of funding for the very low income units.

The city will not, however, provide any direct financial assistance, waive fees or dedication requirements, or provide publicly owned land for a housing development as an incentive or concession.

Under current State law (Government Code Section 65915), cities and counties must provide a density increase up to 80 percent over the otherwise maximum allowable residential density under the municipal code and the land use element of the general plan (or bonuses of equivalent financial value) when builders agree to construct housing developments with 100 percent of units affordable to low- or very lowincome households. As part of Task 11.6 in the Housing Element, the City will amend its guidelines to ensure compliance with current State law.

Zoning for a Variety of Housing
Housing element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of various types of housing for all economic segments of the population. This includes single-family housing, multifamily housing, manufactured housing, mobile homes, emergency shelters, and transitional housing, among others.

The Zoning Code outlines residential development permitted by right (P), permitted with a use permit (UP), or not permitted (NP). Table HE-62 illustrates permitting requirements by zone for various residential uses in Daly City.

Table HE 62: Existing Entitlement Requirements by Zoning District Building Type
Zoning Designations Allowing Residential Uses
R-1 R-1/A R-2 R-2A R-3 R-4 BRM MHP C-11 C-2
Single family home (one unit) P P P P P P P NP UP UP
Accessory Dwelling Unit P P P P P P P NP UP UP
Duplex (two units) NP UP P P P P P NP UP UP
Multiple family (three or more units) NP NP NP NP P P P NP UP UP Mixed Use NP NP NP NP NP NP NP NP UP UP
Residential Care Facility ≤ 6 persons P P P P P P P NP UP UP Residential Care Facility > 6 persons UP NP UP UP UP UP UP NP UP UP Emergency Shelter NP NP NP NP NP NP NP NP NP NP
Single-Room Occupancy NP NP NP NP NP NP NP NP NP NP
Manufactured Homes NP NP NP NP NP NP NP NP NP NP
Mobile Homes P P P P P P P NP UP UP
Transitional Housing P NP P P P P P NP UP UP
Supportive Housing P NP P P P P P NP UP UP
Entitlement Required: "P" = Permitted, "UP" = Use Permit Required, "NP" = Not Permitted 1Dwellings not permitted in C-1 within the Coastal Zone.

Source: City of Daly City Municipal Code.

166 Daly City 2030 General Plan | Housing Element 2023-2031 Single Family
Single-family homes are currently permitted ministerially in the R-1, R-1A, R-2, R-2A, R-3, R-4, BRM, and C-R/O zones and with a Use Permit in the C-1 and C-2 zones.

Duplexes and Two-Family Homes
Duplexes, also called two-family homes, are currently permitted ministerially in the R-2, R-2A, R-3, R-4, and BRM zones and with a Use Permit in the R-1A, C-1, and C-2 zones. As part of Task 6.7, the City will amend the Zoning Ordinance to allow duplexes by right and without the requirement for design review in the R1A zone, unless by objective standards.

Multifamily
Multifamily projects are permitted ministerially in R-3, R-4, and BRM zones and with a Use Permit in the C-1 and C-2 zones.

Accessory Dwelling Units (ADUs)
An accessory dwelling unit (ADU) is accessory to a primary residence and has complete independent living facilities for one or more persons. ADUs may include buildings of the following types:
 Detached: The unit is separated from the primary structure.  Attached: The unit is attached to the primary structure.  Converted Existing Space: Space (e.g., master bedroom, attached garage, storage area, or similar use, or an accessory structure) on the lot of the primary residence that is converted into an independent living unit.
 Junior ADU (JADU): A specific type of conversion of existing space that is contained entirely within an existing or proposed single-family residence.

To comply with Government Code Sections 65852.2 and 65852.26, ADUs must be permitted ministerially subject to objective design standards. At present, second units in an existing single-family home are permitted ministerially in all residential zones. Task 5.1 will amend the Zoning Code to expand the ADUs permitted to include JADUs as a permitted use in addition to ADUs on the same lot. Additionally, Task 5.1 will also clarify the language in the Zoning Code to replace the term “second unit” with “accessory dwelling unit” and will remove the owner-occupancy requirement.

Mobile Homes and Manufactured Homes
Under California Government Code Sections 65852.3 through 65852.5, jurisdictions must allow certified manufactured homes on all lots zoned for conventional, stick-built, single-family dwellings. The only difference in regulation between manufactured homes and conventional single-family dwellings may be with respect to architectural requirements. The City’s Municipal Code currently permits mobile homes ministerially in the Mobile Home Park Zone and specifies in Section 15.40.020 that mobile homes be subject to all provisions of the zoning ordinance applicable to single-family residential structures, which complies with current State law. Task 13.5 will review and amend the zoning code as clarify the inclusion of mobile homes as a permitted use in residential zones where conventional, stick-built, single-family dwellings are permitted.

Daly City 2030 General Plan | Housing Element 2023-2031 167 Residential Care Facilities
Health and Safety Code Sections 1267.8 and 1566.3 require local governments to treat licensed group homes and residential care facilities with six or fewer residents no differently than other by-right singlefamily housing uses. “Six or fewer persons” does not include the operator, the operator’s family, or persons employed as staff. Local agencies must allow these licensed residential care facilities in any area zoned for residential use and may not require licensed residential care facilities for six or fewer persons to obtain conditional use permits or variances that are not required of other family dwellings. Residential care facilities for six persons or fewer are currently permitted in any residential zone except for Mobile Home Parks without a permit. Residential care facilities for more than six persons are currently permitted in any residential zone except for Mobile Home Parks with a use permit. Task 17.2 will amend the Municipal Code to allow residential care facilities, regardless of size, in all zones that permit residential uses of the same type, in accordance with the City’s definition of family.

Single-Room Occupancy Units (SROs)
The Daly City Municipal Code does not currently permit or prohibit SRO units in any zone. In Task 18.3 of the Housing Element, the City will identify at least one zone in which to permit SROs and will amend the Municipal Code to reflect this.

Low-Barrier Navigation Centers
Government Code Section 65662 requires that the development of Low-Barrier Navigation Centers be by right in zones where mixed uses are allowed or in nonresidential zones that permit multifamily housing. For a navigation center to be considered “low barrier,” its operation should incorporate best practices to reduce barriers to entry, which may include, but is not limited to, the following:
 Permitting the presence of partners if it is not a population-specific site, such as for survivors of domestic violence or sexual assault, women, or youth
 Pets
 Ability to store possessions
 Providing privacy, such as private rooms or partitions around beds in a dormitory setting or in larger rooms with multiple beds
Task 13.2 has been included to amend the Municipal Code to comply with State law.

Transitional and Supportive Housing
Supportive housing is defined by Section 50675.14 of the Health and Safety Code as housing with linked on- or off-site services with no limit on the length of stay and which is occupied by a target population, as defined in Health and Safety Code Section 53260 (i.e., low-income person with mental disabilities, AIDS, substance abuse, or chronic health conditions, or persons whose disabilities originated before the age of 18). Services linked to supportive housing usually focuses on retaining housing, living and working in the community, and/or health improvement.

Transitional housing is defined in Section 50675.2 of the Health and Safety Code as rental housing for stays of at least six months but where the units are recirculated to another program recipient after a set period.

It may be designated for a homeless individual or family transitioning to permanent housing. This housing can take many structural forms, such as group housing and multifamily units, and may include supportive services to allow individuals to gain necessary life skills in support of independent living.

168 Daly City 2030 General Plan | Housing Element 2023-2031 Historically, the City has worked with nonprofit organizations and governmental agencies to assess needs, evaluate sites, and determine operational and acquisition costs. Otherwise, the City has not received nor expects to receive within the term of this Housing Element Update a request for new construction of these facilities. Existing buildings are being adapted for reuse to accommodate these needs more commonly than new buildings are constructed, typically without requiring any discretionary permits. Pursuant to Government Code Section 65583, transitional and supportive housing types are required to be treated as residential uses and subject only to those restrictions that apply to other residential uses of the same type in the same zone. Task 13.3 will amend the City’s zoning code to ensure compliance with State Law.

Employee and Farmworker Housing
The City does not have any land designated for agricultural uses. However, to comply with the State Employee Housing Act (Health and Safety Code Sections 17021.5 and 17021.6) the City will amend the zoning code to regard employee housing serving six or fewer employees as a single-family dwelling for purposes of applying land use and zoning regulations in Task 13.4 of the Housing Element.

Emergency Shelter
The California Health and Safety Code (Section 50801) defines an emergency shelter as “housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or households may be denied emergency shelter because of an inability to pay.” Emergency shelter for special needs populations is accommodated by the organizations that serve those particular populations and needs. When approached by these organizations the City has historically provided appropriate assistance as needed. The City has historically deferred to the San Mateo County Office of Housing, which has taken the lead role in San Mateo County to evaluate and provide for homeless population needs, facilities, and services. This County Office has concluded in the past that homeless needs for Daly City in addition to other neighboring communities are being served and met by the year-round operation of Safe Harbor in South San Francisco. Safe Harbor is an emergency shelter closest to Daly City and most likely to serve Daly City residents’ needs for homeless facilities. Homeless counts and needs assessment by the County occur annually and biennially, respectively. No requests have been received for added emergency shelters.

Government Code Sections 65582 and 65583(a)(5)) require jurisdictions to identify zones where emergency shelters are permitted without a conditional use permit. Within identified zones, only objective development and management standards may be applied, given that they are designed to encourage and facilitate the development of or conversion to an emergency shelter. At present, emergency shelters are permitted by-right within the C-R/O zone, which allows residential uses by-right when part of a mixeduse project. The C-R/O zone is close to services and transit.

In accordance with Assembly Bill (AB) 2339 (2022), the Housing Element must identify potential sites for emergency shelters within zones that allow residential uses by-right. The following sites may be used for development of emergency shelters.

The City has identified APN 006-345-070 (0.34 acres in size) as appropriate for an emergency shelter. This parcels is close to services and transit. The City has an identified need of 49 persons. Assuming 200 square feet per person, the identified site exceeds the required square footage requirement and therefore meets the requirements of AB 2339.

As part of Task 13.1, the City will also adopt management standards for emergency shelters.

Daly City 2030 General Plan | Housing Element 2023-2031 169 Extremely Low-Income Housing
Extremely low-income households typically consist of persons with special housing needs, including, but not limited to, persons experiencing homelessness or at risk of homelessness, persons with substance abuse problems, and farmworkers. Government Code Section 65583 requires the quantification and analysis of existing and projected housing needs of extremely low-income households. Housing elements must also identify zoning to encourage and facilitate supportive housing and single-room occupancy units. The R-3 zone allows for very high-density development, which has the potential to allow for housing affordable to extremely low-income households. In Task 12.1 of the Housing Element, the City will identify potential funding sources on an ongoing basis to encourage the development of housing affordable to households in this income category. As part of Task 18.3, the City will also identify a zone in which to permit the development of SRO units.

Housing for Persons with Disabilities
Under SB 520, passed in 2001, State Housing Element law was amended to require localities to “analyze potential and actual constraints upon the development, maintenance and improvement of housing for persons with disabilities and demonstrate local efforts to remove governmental constraints that hinder the locality from meeting the need for housing for persons with disabilities.” With regard to fulfilling this requirement, the City has existing procedures and policies that enhance accessibility in its residential housing. The City enforces the accessibility provisions under Title 24 of the California Codes that apply to new construction of multifamily development with three or more dwelling units. The City has also adopted (2014) a reasonable accommodation ordinance, which provides a procedure for allowing the Director of the Department of Economic and Community Development to review and grant reasonable accommodation requests using the criteria identified. Central to the decision to grant the request is whether the requested accommodation would impose an undue financial or administrative burden on the jurisdiction or would require a fundamental alteration in the nature of the jurisdiction’s land use and zoning or building program. If the Director can find that the request does not and is necessary to make housing available to an individual with disabilities protected under the fair housing laws, the Director may grant the request for reasonable accommodation in accordance with specific findings.

The City has also supported programs over the years to enable lower income households, including those with persons with disabilities, an opportunity to maintain and improve their housing, while providing them with needed financial relief. The City’s Residential Rehabilitation Program, which offers grants and low interest loans, and the nonprofits, North Peninsula Neighborhood Services and Rebuilding Together, both of whom provide grants to low-income households as well, allow accessibility modifications as eligible activities. Another nonprofit, Center for the Independence of the Disabled (CID), solely undertakes accessibility improvements to housing for a person with disabilities. All four programs are funded annually with City CDBG funds. Reasonable Accommodations
Reasonable Accommodation Procedure. In 2014 the City established a formal reasonable accommodation procedure in order to ensure that the City’s development standards do not present a barrier to community members with disabilities. A request for reasonable accommodation may be made by any individual with a disability, his or her representative, or a developer or provider of housing for individuals with disabilities, when the application of a land use, zoning or building regulation, policy, practice or procedure acts as a barrier to fair housing opportunities. Reasonable accommodations requests shall be reviewed by the Director of Community Development, after which the Director will issue a written decision. Appeals to an adverse decision may be made to the City Council.

170 Daly City 2030 General Plan | Housing Element 2023-2031 The written decision to grant, grant with modifications, or deny a request for reasonable accommodation shall be consistent with fair housing laws and based on the following factors:

1. Whether the housing, which is the subject of the request for reasonable accommodation, will be used by an individual with disabilities protected under fair housing laws;

2. Whether the requested accommodation is necessary to make housing available to an individual with disabilities protected under the fair housing laws;

3. Whether the requested accommodation would impose an undue financial or administrative burden on the jurisdiction; and

4. Whether the requested accommodation would require a fundamental alteration in the nature of the jurisdiction's land use and zoning or building program.

Accessibility Requirements. The City does not presently have any explicit accessibility guidelines above and beyond those contained in the adopted Building Code.

Separation Requirements. The City’s municipal code does not impose any separation requirements for group homes or residential care facilities.

Definition of Family. The Daly City Municipal Code defines a family as “one or more persons living together as a single housekeeping unit in a dwelling unit.”
Permit Processing Procedures
The Zoning Ordinance identifies the residential types permitted, permitted with a use permit, or not allowed in each zone allowing residential uses. Permitted uses are those uses allowed without discretionary review and require only a building permit as long as the project complies with all development standards and design guidelines.

The permit requirements for each housing type allowed in each zoning district are identified in Table HE-55.

As identified in the table, the development review process is very expedient for new residential development proposed in a residential zone. Most approvals may be made at the staff level, and Design Review Committee (DRC) approval is required only for projects where four or more units are proposed, and for which an entitlement necessitating a public hearing is required. The DRC, which consists of the two City Council members appointed by the Mayor, has the ability to approve non-discretionary projects or discretionary projects that are exempt from the requirements of the California Environment Quality Act.

Otherwise, City Council certification of either a Mitigated Negative Declaration (MND) or Environmental Impact Report (EIR) is required. At the present time, there are no known environmental constraints affecting any housing sites identified in the sites inventory within the 2023-2031 planning period.

Despite the expediency of constructing new residential projects on residentially zoned land, the most significant additions to the housing supply in Daly City have occurred in multiple-family apartment and condominium buildings exceeding 50 dwelling units per acre. Due to permit requirements in place at the time of their construction, these types of buildings have typically been subject to a use permit (due to their location in the C-1 zone on Mission Street or Geneva Avenue), a subdivision map (because they involve a condominium), or both. In certain cases, typically involving projects outside the Mission Street/Geneva Avenue corridors, a rezoning may have also been required. In rare circumstances, an amendment to the General Plan Land Use Map may be required as a part of project approval.

All subdivisions (including condominium maps) and use permits must be approved by the City Council with a recommendation from the Planning Commission. Typical findings of a residential subdivision include that the project is consistent with the General Plan, that the site on which the subdivision is to be located is physically suitable for the number of lots proposed, and that adequate infrastructure exists to serve the

Daly City 2030 General Plan | Housing Element 2023-2031 171 proposed subdivision. The findings for a use permit are similar, adding that the use is compatible with surrounding uses and the neighborhood character and that the project would not jeopardize the public health, safety, and welfare. Rezonings and General Plan amendments are legislative acts and are therefore not subject to written findings.

Staff has completed an analysis as to whether any of the findings identified in the preceding paragraph have been detrimental to project approvals, in terms of additional processing time, cost, and developer certainty. In a review of approximately 35 planning entitlement applications, including rezonings and major and minor subdivisions, that the City Council has considered since the adoption of the current Housing Element in 2004, in no instance did mandated findings present an obstacle to the Council granting these approvals. In fact, the City Council approved all 35 applications, adopting the required findings in each instance. Table HE-68 provides the typical processing time by type of approval.

Table HE 63: Typical Processing Time by Type of Approval Type of Approval or Permit Typical Processing Time Approval Body Zoning Entitlements
Building Permit (ministerial projects) 1 to 4 weeks Staff Design Review 4 to 6 weeks Design Review Committee †
Use Permit 8 to 10 weeks City Council
Variance 8 to 10 weeks City Council
Coastal Development Permit (coastal zone
only) 8 to 10 weeks City Council ††
Parcel Maps 10 to 12 weeks City Council
Subdivision Maps 10 to 12 weeks City Council
Zone Change (to traditional zones) 10 to 12 weeks City Council Zone Change (to planned development
zoning) 12 to 16 weeks City Council
General Plan Amendment 12 to 16 weeks City Council
† Processed concurrently for items approved by City Council †† May be appealed to Coastal Commission Environmental Review
Mitigated Negative Declaration 10 to 12 weeks City Council Environmental Impact Report 24 to 36 weeks City Council Source: City of Daly City Planning Division.

The time it takes for developers to secure any of the above entitlements varies depending on factors such as the nature, size, location, and complexity of the project, including the involvement of other agencies.

Table HE-56 identifies the typical processing time most common in the entitlement process. It should be noted that, for projects requiring more than one entitlement, the City processes these entitlements concurrently. For example, the condominium map and environmental review for a new mixed-use project could be processed concurrently with the City Council’s consideration of the subdivision map for the project. In 2008, the City Council adopted revisions to the Zoning Ordinance to allow concurrent processing of design review and other discretionary approvals that required Planning Commission and City Council approval. This change removed the requirement for projects which had been approved by the City Council to return to the Design Review Committee for additional review.

As identified in Table HE-63, typical permit processing times range from one week for simple projects where only a building permit is required to several months for more complicated projects involving substantial environmental review. Projects that require the preparation and adoption of an EIR are subject to the greatest processing time, often exceeding six months. The requirement for an EIR, however, is extremely

172 Daly City 2030 General Plan | Housing Element 2023-2031 rare because the City in most instances has determined that a Mitigated Negative Declaration is sufficient for residential development projects.

Of the sites identified on Table HE-43 on page 7, none required the preparation of the EIR. All projects were either processed through the adoption of a Mitigated Negative Declaration or a determination that the project is exempt from CEQA. CEQA grants exemptions to projects in urban in-fill sites that are fiveacres or less in size, have adequate infrastructure in place to accommodate the number of units proposed, and do not require rezoning or General Plan amendment.

To assist in streamlining the development review process, the Planning Division developed design guidelines for both new single-family homes and mixed-use development, but the guidelines were never adopted and are implemented only informally. In anticipation that the City will receive more applications for larger mixed-use buildings, especially along Geneva Avenue and Mission Street, Task 1.3 has been added to this Housing Element and commits the City to reviewing these existing design guidelines to ensure that they address instances where higher-density development is proposed adjacent to lowerdensity neighborhoods. Also, in an effort to increase developer certainty, a new task amending the automatic expiration for all discretionary land use approvals has been added as Task 2.3. Lastly, Tasks 1.3 and 2.1 will remove the requirements for use permits for mixed-use projects in the C-MU, C-1, and C-2, zones.

In addition to design guidelines, the City offers developers an opportunity to receive feedback from a two-member ad hoc City Council Committee prior to committing to the entitlement process. These committee meetings are particularly useful to developers of affordable housing projects, where potential issues can be scoped in the initial stages and resolved to minimize or avoid the creation of conflicts or controversy that could derail an affordable housing project.

Design Review
The City does not have adopted objective design guidelines. Design review is required for projects with four or more units where the residential project is allowed by right. Per Chapter 17.45 of the City’s Code of Ordinances, in approving a design review plan or site plan, the director of economic and community development, the design review committee, or city council must make the following findings:

A. The provisions of this chapter and any applicable guidelines are complied with; B. The approval of the plan is in the best interest of the public health, safety and general welfare of the community;
C. General site considerations, including site layout, open space and topography, orientation and location of buildings, vehicular access, circulation and parking, setbacks, heights, walls, fences, public safety and similar elements have been designed to provide a desirable environment; D. General architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings, building materials, colors, screening of exterior appurtenances, exterior lighting and signing and similar elements have been incorporated in order to insure the compatibility of this development with its design concept and the character of other adjacent buildings;
E. 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.

Daly City 2030 General Plan | Housing Element 2023-2031 173 In Task 2.2 of the Housing Element, the City will establish objective standards for design review and eliminate the requirements for Design Review Committee approval for all residential development.

Projects Developed Below Minimum Density
The City does not currently permit the development of projects below the minimum density required by the site’s zone and land use designation. Were a developer to propose a project at a density below the minimum, this would require a heavily scrutinized rezoning and potentially redesignating other sites to replace RHNA units.

Senate Bill 330
SB 330, the Housing Crisis Act of 2019, established specific requirements and limitations on development application procedures. Housing developments for which a preliminary application is submitted that complies with applicable general plan and zoning standards is subject only to the development standards and fees that were applicable at the time of submittal. This applies to all projects unless the project square footage or unit count changes by more than 20 percent after the preliminary application is submitted. The developer must submit a full application for the development project within 180 days of submitting the preliminary application.

The City does not currently have a process in place to address SB 330. As part of Task 11.4 the City will establish a formal application process that is compliant with SB 330.

Senate Bill 35
SB 35 requires jurisdictions that have failed to meet their RHNA to provide a streamlined, ministerial entitlement process for housing developments that incorporate affordable housing. The City does not currently have a process in place to address SB 35. As part of Task 11.4 the City will establish a formal SB 35 application process.

Local Ordinances
Growth Management
There are no growth management policies in Daly City that would limit the City’s ability to meet its housing needs.

Short-Term Rental Ordinance
The City established a short-term rental ordinance in 2020 to provide short-term lodging while also preventing the replacement of long-term housing with short-term rentals. The eligibility requirements are as follows:

A. Short-term rentals shall be permitted in single-family residences, condominiums, duplexes, townhomes, and properties with multiple rental units. For owner-occupied properties with multiple rental units, the owner of such property may only host a short-term rental in the dwelling unit that is their primary residence.

B. Short-term rentals shall not be permitted in inclusionary housing or other income-restricted housing units or on properties with accessory dwelling units or junior accessory dwelling units.

C. Vacation rentals, as defined in this chapter, are prohibited and shall not be operated in the city.

174 Daly City 2030 General Plan | Housing Element 2023-2031 Inclusionary Zoning Ordinance (DCMC Chapter 17.47).

In recognition of the fact that neither federal nor state funding for affordable housing construction will be sufficient to fully address Daly City’s affordable housing problem, nor will the private housing market likely provide affordable housing opportunities to low-income households, the City Council adopted an Inclusionary Zoning Ordinance in 2007. The City’s Inclusionary Housing ordinance, Chapter 17.47 of Title 17 of the Daly City Municipal Code, was adopted in September 2007, then repealed and replaced by an Affordable Housing Ordinance adopted in April 2014 and revised in 2018. The Affordable Housing Ordinance requires the following:

Residential developments with fewer than 20 rental units or 15 ownership units will pay the required in Lieu Fees established in the City’s Affordable Housing Fee schedule.

1. For-Sale Projects: twenty percent (20%) of the dwelling units in the Residential Development shall be sold at an Affordable Sales Price to households whose annual income does not exceed Moderate Income.

2. Rental Projects: ten percent (10%) of the dwelling units in the Residential Development shall be made available for rent at an Affordable Rent to households whose annual income does not exceed Low Income.

In lieu of constructing the on-site Inclusionary Units, a developer may elect to pay an Alternative In Lieu fee. These fees are used to increase and improve the supply of housing affordable to moderate-, low-, and very low-income households in the city.

Inclusionary zoning ordinances like Daly City’s are sometimes perceived as adding to the cost of housing by requiring market-rate units in the particular project to subsidize the affordable units in that same project. The City’s inclusionary zoning ordinance recognizes that there could be instances when the inclusionary housing requirements make market-rate housing more expensive. However, the City has made a conscious decision that the community’s interests are best served by the adoption of the ordinance to address the environmental and job-housing balance inequities that would result if the City took no action to ensure that all income groups maintain access to the marketplace for new rental and for-sale homes.

As of April 2023, four for-sale projects have been subject to the Affordable Housing Ordinance. It is speculated that the market-rate units were used to subsidize the affordable units in the projects. In a 2019 policy brief on inclusionary zoning from George Mason University’s Mercatus Center, researcher Emily Hamilton noted that for a mandatory inclusionary zoning program to avoid limiting the new construction of housing, the value of a local density bonus must outweigh the cost of providing affordable units24.

However, Hamilton also noted that only two of the eight optional inclusionary zoning programs studied in the Washington DC metro area produced any affordable units during the study period, suggesting that an effective inclusionary program should remain mandatory. The City currently provides a robust density bonus program in addition to the inclusionary housing requirement. Additionally, in a 2015 study by Ann Hollingshead and published by the Lincoln Institute of Land Use Policy that was based on jurisdictions in California, weakening of inclusionary requirements is associated with an overall increase in the average 24 Hamilton, E. (2019, September; rev. 2021, February). Inclusionary Zoning Hurts More Than It Helps. Mercatus Center at George Mason University. https://www.mercatus.org/research/policy-briefs/inclusionary-zoning-hurts-more-it-helps

Daly City 2030 General Plan | Housing Element 2023-2031 175 cost of housing25. This increase is driven by an increase in the cost of below market-rate units that is not outweighed by the price decrease at the upper end of the rent spectrum.

To ensure the most effective implementation of the City’s inclusionary zoning ordinance, two tasks have been added to the Objectives, Policies, and Tasks section of this Housing Element. Task 10.2 requires that the City will ensure effective dissemination about the Inclusionary Zoning Ordinance to prospective property purchasers and developers and prepare paper and electronic brochures to assist these individuals to better understand and determine their obligation under the ordinance. Task 10.3 mandates that the City adopt a disclosure requirement about the existence of an inclusionary zoning ordinance in Daly City and that directs property purchasers to the City for additional details. This disclosure would be required for transactions of properties over a certain size and valuation that could be subject to the City’s inclusionary zoning ordinance.

Availability of Infrastructure
Since the vacant, residentially zoned properties are either small or moderate in size and are scattered throughout the city, it is unlikely that any development will create a serious, additional demand on existing services and infrastructure (i.e., water, distribution lines, sewer collection system, etc.). The North San Mateo County Sanitation District completed a $23 million modification to its treatment facility, increasing capacity from 8 million gallons per day to 10.3 million gallons per day. This expansion, completed in 1990, was in response to a serious lack of capacity that resulted in a sewer connection moratorium during 1986-87. The expanded capacity will easily serve all projected new growth.

Daly City’s water system is served by primarily by the City but in small part by Cal Water, a private provider.

This system should be adequate to serve future needs. Portions of the system, including the Bayshore neighborhood, will need expanded storage capacity to meet future fire flow requirements for residential development. In addition, Daly City is working with the San Francisco Public Utilities Commission to address integrated resource management issues associated with conjunctive use of supplemental surface water to recharge groundwater supplies, and development of tertiary recycled water as an irrigation source to local golf courses. These strategies are intended to extend available resources to meet projected water needs, but none of these improvements are perceived to pose a significant limitation to long-term residential growth.

Upon adoption of the Housing Element, the City will provide a copy of the adopted Housing Element to each of the City’s water and sewer providers, advising each of these agencies of the City’s intention to comply with Government Code Section 65589.7, which requires these providers to grant priority service allocation to proposed developments that include housing units affordable to lower-income households.

This is included as Policy HE 7.

Dry Utilities
Electricity service is provided by PG&E. Landline telephone service is provided by AT&T, and home internet service is provided by several private companies, including Astound. It is not expected that additional housing development will put strain on the availability of these systems, nor it is expected that service providers will face challenges in serving new development with these utilities. 25 Hollingshead, A. (2015, December). Do Inclusionary Housing Policies Promote Housing Affordability? Lincoln Institute of Land Use Policy. https://www.lincolninst.edu/publications/working-papers/do-inclusionary-housing-policies-promotehousing-affordability

176 Daly City 2030 General Plan | Housing Element 2023-2031 Housing Within the Coastal Zone
Much of the area encompassed by the Coastal Zone in Daly City is developed with single-family detached homes built in the 1950s and 1960s as part of the Westlake neighborhood. Portions of the zone that are undeveloped include a 2.6-mile beach that is largely inaccessible due to steep and high coastal bluffs immediately west of the aforementioned homes. These bluffs are exceedingly steep and rugged and, as a result, largely preclude further development.

Since the City adopted its first Coastal Element in 1984, new private development has been sporadic, and none of it has introduced new residents to the area. Rather, nonseismic landslides caused a number of single-family homes in the Coastal Zone to be removed. None of these removed homes included deedrestricted affordable housing, and there are presently no homes that are known to be threatened by landslide activity.

Nongovernmental Constraints to Housing Production
Constraints attributable to the private market that affect the improvement, maintenance, and production of housing are generally categorized as nongovernmental constraints. The imbalance between housing supply and demand makes housing costs in the Bay Area among the nation’s highest.

The high costs of development, financing, and land are the greatest barriers to the provision of affordable housing.

Land Costs
Daly City’s proximity to the San Francisco employment center and the rapidly increasing job opportunities there have created an environment that makes Daly City a desirable place to live. Market forces continue to push land costs upward, resulting in an increase in housing costs. As the cost of housing rises at a much greater rate than income, there is less opportunity for home ownership to a growing proportion of Daly City residents. Additionally, there is an increasing number of households who can barely afford the home they purchased and, as a result, cannot afford expenditures on routine maintenance and repair.

It is anticipated that land costs within the City’s Priority Development Areas, especially along Mission Street, will increase over time as new development replaces older, existing residential buildings; infrastructure improvements take place; and the desirability of living closer to BART, Samtrans, and other public transit opportunities increases. While this evolution of land use would increase the overall volume of housing in the area, an unintended consequence could be an increase in housing overpayment, overcrowding, degraded housing conditions, and displacement of existing lower-income households unable to afford market-rate newer development.

According to a 2022 study performed by Century Urban, there were insufficient data points available from the last three years to evaluate land purchases of up to one acre for single-family development. However, in nearby Pacifica the median cost for land for the development of a single-family home was $447,500.

For multifamily projects, the median per-unit land cost was $45,000. This was the lowest median cost per unit of any San Mateo jurisdiction included in the survey.

In anticipation that new development projects could impact existing residents negatively, Housing Element Task 5.2 requires that the City evaluate the potential impacts of displacement and adopt measures, as appropriate, to address the risk of displacement of existing residents. Displacement might be direct, caused by the redevelopment of sites with existing residential properties, or indirect, caused by increased market rents as an area becomes more desirable. If adopted, the City would implement programs as appropriate to address displacement, monitor such programs annually for effectiveness, and make adjustments as necessary.

Daly City 2030 General Plan | Housing Element 2023-2031 177 Market Conditions
Another potential constraint to housing rehabilitation in some portions of Daly City is the uncertainty some property owners may feel toward the long-term prospects for upgrading a neighborhood. Areas where this could be a constraint are generally the older neighborhoods east of Interstate 280.

Many of the current building condition problems stem from the inability of some Daly City residents to pay for well-maintained, standard housing. In this regard, the housing problem is basically a problem of poverty. A low-income family cannot pay prevailing rents for decent housing without imposing a severe strain on the family budget. They have two choices: spend an inordinately high percentage of income to get a standard unit or spend a more reasonable amount and accept substandard housing.

Landlords may face a similar dilemma. Revenues received from a building must match the operating cost, including mortgage payments, taxes, insurance, and basic upkeep. If there are no tenants willing or able to pay the amount needed to maintain the building in good condition, costs are usually reduced by cutting back on maintenance and repair. Ignoring needed repairs causes the building to deteriorate— and with it, the neighborhood.

Construction Costs
Based an estimated generated by Century Urban as part of a 2022 study, construction cost, without considering land costs, financing, etc., for an average single-family home in San Mateo or Santa Clara County is approximately $420 per square foot, or $1,040,000 for a 2,600-square-foot home. For a small multifamily project with 10 units and 10,000 square feet of residential area as well as 3,750 square feet of surface parking, construction costs are estimated at $522 per square foot or $521,500 per unit, for a total construction hard cost of $5,215,000.

Availability of Financing
Financing costs reached an all-time high in the first part of this decade. The lack of affordable financing has led to a proliferation of creative financing packages including variable rate mortgages, balloon payments, interest-only loans, equity participation, and other techniques. The long-term outlook for interest rates is highly uncertain and will be influenced by such factors as deficit spending by the federal government, federal housing policy, borrowing needs of businesses and individuals, and the monetary policy of the Federal Reserve Board. These are all factors over which Daly City has little or no influence. In the spirit of the overall Housing Goal, the City must recognize the constraints in establishing realistic policies. The City has and should continue to sponsor and/or administer interest-rate-reducing programs (e.g., Housing Revenue Bond and Residential Rehabilitation Programs that benefit specific groups like lowand moderate-income households, first-time home buyers, and groups with special needs) as well as HOME funds, PLHA funds, and finding from the Housing Trust Fund.

Energy Conservation
In 2015 City enacted an expedited, streamlined solar permitting process that complies with the Solar Rights Act and AB 2188 (Chapter 521, Statutes 2014) to achieve timely and cost-effective installations of small residential rooftop solar energy systems. The adoption of these regulations expanded the ability of property owners to install solar energy systems while protecting the public health and safety.

The City Council voted to join Peninsula Clean Energy (PCE) in January 2016. Through this program, Daly City has been able to join with other local jurisdictions to combine their electricity demand to buy and develop clean energy sources on behalf of its residents.

178 Daly City 2030 General Plan | Housing Element 2023-2031 The City has also joined Bay Area Sunshares, along with nearly 40 cities and employers across the Bay Area. The program offers discounts on solar energy and energy storage systems to residents as well as information on financing options. The City advertises the State program Energy Upgrade California, which provides incentives and rebates on energy efficiency upgrades and a home energy assessment.

The City provides Property Assessed Clean Energy (PACE) financing, through which homeowners can finance energy- and water-saving upgrades through their property tax bills. The City also advertises the State’s Energy Upgrade California through its website to inform residents of additional incentives for improvements to electric, gas, heating, air conditioning, water, and waste systems.

Daly City 2030 General Plan | Housing Element 2023-2031 179 Housing Objectives, Policies, and Tasks
The California Government Code Section 65583(b)(1) requires the Housing Element to contain “a statement of goals, quantified objectives, and policies relative to the maintenance, preservation, improvement, and development of housing.” This chapter fulfills that requirement and builds on information in previous chapters to provide direction on key housing issues in Daly City.

Daly City’s Housing Objectives
Daly City’s Housing Element has the following objectives:
 Objective HE-1: Accommodate growing population by promoting housing construction.  Objective HE-2: Explore a variety of alternative mechanisms to increase housing affordability.  Objective HE-3: Use vacant and underutilized sites to provide future housing opportunities.  Objective HE-4: Encourage a variety of housing types and tenures for all income levels and ensure access to housing by all groups or individuals.
 Objective HE-5: Ensure that the quality of housing is continually maintained or upgraded, and the existing housing supply is not negatively affected by reconstruction.  Objective HE 6: Reduce unnecessary or wasteful energy practices and encourage more energyefficient housing.  Objective HE 7: Increase the supply of housing in a manner that does not negatively impact the quality of life in existing adjacent neighborhoods.

The information, analyses, recommendations, and programs (tasks) offered in this Housing Element are aimed at the accomplishment of a single housing goal, which was developed as part of the Envision Daly City process completed as part of the General Plan Update in 2009. Since considerable effort was expended to develop this goal, the City has continued this vision and has included it in the 2023-2031 Housing Element:
“Daly City will include well-designed housing choices for a variety of household incomes, life stages, and its diverse population with a good balance between ownership and rental units. Mission Street and Geneva Avenue will be urban corridors with unique mixed-use developments and public improvement projects that add to vibrancy of these streets.”
This goal allows a wider range of choices for those who have few, if any, choices. The housing goal promotes opportunities to choose a location where they want to live; select a dwelling that meets their needs, both physically and financially; and improve their living environment. An underlying theme in Daly City's General Plan, which is especially true in the Housing Element, is that as each individual is better off with more choices in any decision, so are we all.

Policies and Tasks
Table HE-64 provides specific housing policies and the tasks necessary to implement the housing goal and identifies the specific department charged with implementing each policy’s task, the estimated completion date for each task, and the funding source that the City will use to implement each task.

Daly City 2030 General Plan | Housing Element 2023-2031 181 Table HE 64: Housing Element Objectives, Policies, and Tasks Task Task Summary Responsible Agency Quantitative Objective Timeframe Funding Source Policy HE.1: Maintain and, where possible, create larger housing development sites throughout the city. 1.1 Establish a Commercial Mixed-Use (C-MU) zone for areas targeted for mixed-use development and establish development regulations, including reduced parking requirements, in the Zoning Ordinance specifically for higher-density mixed-use development. Implementation of the C-MU zone will encourage the development of higher-density multifamily residential development and mixed-use projects in close proximity to commercial areas.

Planning Division
370 units for lower-income households, 44 units for moderate-income households, and 203 units for above moderate-income households.

By January 31, 2024 General Fund

1.2 Allow for a lot merger incentive allowance in the C-MU zone whereby property owners electing to merge two or more adjacent lots for the purpose of development are provided specific incentives to do so. The incentive program shall establish incentives that are significant enough to promote voluntary lot mergers and shall be commensurate with the size of the parcels being merged and/or created (see also Land Use Element Task LU 1.2).

1.3 Remove the use permit requirement for mixed-use projects in the C-MU Commercial Mixed-Use zone that provide a residential component resulting in an overall net density of at least 30 dwelling units per acre and which also contain a first-floor commercial component that occupies a proportion of the total building area identified by the Zoning Ordinance. Proposed development consistent with this density, the Zoning Ordinance, and any applicable design guidelines would be permitted “by right,” without requirement for discretionary approvals. Review existing design guidelines to ensure that they address instances where higher-density development is proposed adjacent to lowerdensity neighborhoods

1.4 Amend the Zoning Ordinance to identify specific findings for adoption by the Planning Commission and City Council when approving any rezoning or redesignation involving a residentially zoned or residentially designated property to any zone or designation other than residential. For the purpose of this policy, the C-MU (Commercial Mixed-use) zone shall be considered a residential zone. The findings identified by the Zoning Ordinance shall relate to finding that the rezoning or redesignation is necessary to ensure that the City will not be economically impaired, that the City has, since the Housing Element adoption, met its housing construction target, and that the rezoning or redesignation does not involve a property identified by the Potential

182 Daly City 2030 General Plan | Housing Element 2023-2031 Task Task Summary Responsible Agency Quantitative Objective Timeframe Funding Source Housing Sites Inventory List for which a replacement site has not been identified.

1.5 Amend the Zoning Code to permit mixed-use development in the C-1 and C-2 zones without a use permit.

Planning Division
42 units of housing for lowerincome households, 53 units of housing for moderate-Income households and 203 units of housing for above moderateincome households General Fund
Policy HE.2: Support infill housing in existing neighborhoods by offering streamlined planning and environmental reviews. 2.1 Amend the automatic expiration for all discretionary land use approvals (including design review approval) from one year to two years and amend the expiration provision to indicate that an applicant need only apply for a building permit within the specified two-year timeframe.

Planning Division
--- Within one year of
Housing Element adoption
General Fund

2.2 The City will develop objective design guidelines and standards to provide clear and objective standards related to single family, multifamily, and mixed-use residential developments.

Planning Division
200 units of housing, including 100 units of lower-income housing.

Adopt objective design standards by January 2025 and implement thereafter.

General Fund
Policy HE. 3: Provide regulatory incentives for developers to construct higher-density mixed-use development along Mission Street, Geneva Avenue, and any other locations within close proximity to public transit. 3.1 For larger projects (e.g., 50 units or more), allow further parking reductions for all development projects that provide permanently funded Home Owners’ Association (HOA)/Property Owners’ Association (POA) amenities (e.g., van-pools or car-sharing programs) to building occupants, are within 0.25 miles of any public bus hub, or are within 0.5-mile distance of a Bay Area Rapid Transit station.

Planning Division
200 units of housing for lowerincome households and 100 units of housing for moderateincome households Within one year of Housing Element adoption
General Fund
Policy HE. 4: Ensure that standards for new housing construction comply with appropriate aircraft noise abatement requirements.4.1 Comply with the most recent Federal Aviation Administration requirements (i.e., 45 decibel [dB] community noise equivalent level [CNEL] and 65 dB CNEL).

Planning Division
--- Ongoing General
Fund

Daly City 2030 General Plan | Housing Element 2023-2031 183 Task Task Summary Responsible Agency Quantitative Objective Timeframe Funding Source Policy HE. 5A: Allow the construction of additional Accessory Dwelling Units (ADUs) throughout the city in compliance with state law. 5.1 Encourage the construction of ADUs through the following actions, which are aimed at providing an increased supply of affordable units throughout the city, thereby increasing access to high resource established neighborhoods outside of the downtown and Opportunity Zone areas and help reduce displacement risk for low-income households. • Review and revise the City’s ADU ordinance, as needed, including in response to recent changes in state law and/or future comments it may receive from the California Department of Housing and Community Development (HCD). • Amend owner-occupancy requirements as necessary to ensure compliance with Government Code 65852.2 (D)(xii)(6).
• Clarify language in the Zoning Code to replace the term “second unit” with “accessory dwelling unit”.
• Continue to implement a public information and proactive outreach campaign via the City’s website of the standards for ADU development, permitting procedures, construction resources, and the importance of ADUs to Daly City, including ADUs affordable to lower-income households. • Provide information to encourage residents to apply for ADUs, particularly where their homes already include space that is configured for a conforming ADU (e.g., carriage houses, au pair quarters, second kitchens on floors with separate entrances). • Produce a flyer regarding ADUs and make available at the Planning Department counter
• At least annually, publish informational materials pertaining to ADUs through a combination of media, including the City’s website and direct mailings. • Identify incentives for construction of ADUs with new development, which may include differing collection of impact fees for the square footage associated with the ADU until issuance of the certificate of occupancy. • Collect and monitor data on ADU production and affordability and identify additional capacity within 6 months, if needed.

Planning Division
Support the development of 503 ADUs, including 302 for lower-income households, 151 for moderate-income households, and 50 for above moderate-income households.

Review and revise the current ADU ordinance and amend by December 2024; make ADU materials available by December 2024 and implement proactive outreach campaign by June 2024, implement by June 2025; evaluate effectiveness of ADU approvals and affordability every other year, starting 2024; and identify additional site capacity, if needed, by 2025.

General Fund
Policy HE. 5B: Reduce or eliminate the impacts of new construction to residents displaced by such construction. 5.1 Evaluate the potential impacts of displacement and adopt measures, as appropriate, to address the risk of displacement of existing residents. Displacement might be direct, caused by the redevelopment of sites with existing residential properties, or indirect, caused by increased market rents as an area becomes more desirable. If adopted, the City Planning Division
Reduce displacement risk for 40 individuals or households.

Complete an evaluation by December 31, 2025
General Fund

184 Daly City 2030 General Plan | Housing Element 2023-2031 Task Task Summary Responsible Agency Quantitative Objective Timeframe Funding Source would implement programs as appropriate to address displacement, monitor such programs annually for effectiveness, and make adjustments as necessary.

Policy HE.6: Ensure that adequate development sites exist on the Potential Housing Sites Inventory List to ensure compliance with the City’s Regional Housing Need Allocation. 6.1 Develop and implement an evaluation procedure to ensure the City maintains sufficient land to accommodate the Regional Housing Needs Allocation (RHNA) throughout the planning period. Should the City fall into a no net loss situation, within 180 days, the City will identify a replacement site to ensure the remaining RHNA is being met.

Planning Division
--- Develop a
monitoring program by January 2024; ongoing monitoring as zoning changes are proposed and/or as development is proposed on multifamily housing sites General Fund

6.2 Pursuant to Government Code Section 65583.2(c), any nonvacant sites identified in the prior 5th Housing Element Cycle or vacant sites identified in two or more consecutive planning periods shall be provided by right when at least 20 percent of the units in the proposed development are affordable to lower-income households.

Planning Division
--- Implement with
adoption of the Housing Element
General Fund

6.3 To accommodate a portion of the lower-income RHNA (473 units), the will City rezone 11.39 acres of vacant land (site 9 in Table HE-47) to the R-3 zoning district, allowing exclusively residential uses and a minimum of 20 units per acre that allows for at least 30 units per acre. Rezoned sites will permit owner-occupied and rental multifamily uses by right, pursuant to Government Code Section 65583.2(i) for developments in which 20 percent or more of the units are affordable to lower-income households and will be on site eight in the parcel listing. As reflected in the RHNA Inventory, the sites have the capacity to accommodate at least 16 units and will be available for development in the planning period where water, sewer, and dry utilities can be provided. The General Plan Land Use will also be amended to the Residential -High land use designation to ensure consistency. Additionally, the City will amend the current Planned Development zoning on sites 7 and 8 in Table HE-47 to allow for the development of 308 residential units.

Planning Division
781 units for lower-income households
By January 31, 2024 General
Fund

6.4 The City will review and update the General Plan Land Use designation of sites assumed to meet the RHNA to ensure zoning and General Plan designations are compatible.

Planning Division
Facilitate the development of 555 units to accommodate lower-income households and 368 housing units to accommodate moderateincome households.

By January 31, 2024 General
Fund

Daly City 2030 General Plan | Housing Element 2023-2031 185 Task Task Summary Responsible Agency Quantitative Objective Timeframe Funding Source

6.5 Amend the General Plan Land Use Designations as follows to allow for additional capacity to meet the RHNA: Increase the permitted density in the Residential – Medium Low Density General Plan Land Use Designation from 14.6 to 20 dwelling units per acre to 14.6 to 35 dwelling units per acre. Increase the permitted density in the Residential – Medium Density General Plan Land Use Designation from 20.1 to 35 dwelling units per acre to 35.1 to 60 dwelling units per acre. Increase the permitted density in the Residential High Density General Plan Land Use Designation from 35.1 to 60 dwelling units per acre to 60.1 to 120 dwelling units per acre. Increase the permitted density in the Residential – Very High Density General Plan Land Use Designation to a minimum of120.1 dwelling units per acre.

Planning Division
Facilitate the development of 555 units to accommodate lower-income households and 368 housing units to accommodate moderateincome households.

By January 31, 2024 General
Fund

6.6 Review and amend the City’s Development Standards to ensure that they permit development of sufficient dimensions to achieve the levels of density that will be permitted in Task 6.5.

Planning Division
Facilitate the development of 555 units to accommodate lower-income households and 368 housing units to accommodate moderateincome households.

By January 31, 2024 General
Fund

6.7 Amend Chapter 17.09 - R-1/A SINGLE-FAMILY/DUPLEX RESIDENTIAL DISTRICT to allow duplexes by right and without the requirement for design review, unless by objective standards. And amend Chapter 17.12 - R-3 MULTIPLE-FAMILY RESIDENTIAL DISTRICT and Chapter 17.21 - SC SULLIVAN CORRIDOR SPECIFIC PLAN DISTRICT (R-H) to:
• Require that all new development be multiple family residential in nature only, constructed pursuant to the density parameters established by the General Plan, and without the requirement for design review, unless by objective standards; • Amend the maximum building height to 120 feet; • Amend the minimum lot area for new parcels to one acre; • Remove the maximum lot coverage; and • Remove the regulation pertain to lot area per dwelling unit (General Plan densities to be used instead).

Planning Division
Facilitate the development of 408 units to accommodate lower-income households, 140 housing units to accommodate moderate-income households, and 273 units to accommodate above moderate-income households.

By January 31, 2024 General
Fund

186 Daly City 2030 General Plan | Housing Element 2023-2031 Task Task Summary Responsible Agency Quantitative Objective Timeframe Funding Source

6.8 Establish an outreach and coordination program to connect developers, builders, and owners of non-vacant sites. The program shall:
• Emphasize reaching out to owners of non-vacant sites to discuss any interest in redeveloping and available incentives.
• Marketing and advertising these sites to the development community along with any incentives that might be available. • Establish biennial meetings with developers and builders.

Planning Division
Engage with 5 property owners of high-potential non-vacant sites each year.

Initiate by October 2024 and maintain throughout planning period on a biennial basis.

General Fund
Policy HE. 7: Allow development density on all residentially zoned properties consistent with the General Plan Land Use Map and work with utility providers to ensure that adequate water supplies and sewer capacities are available to allow construction at such density, especially for development that includes housing units affordable to lowerincome households. Grant priority service allocation to proposed developments that include housing units affordable to lower-income households, in compliance with Government Code Section 65589.7 and provide a copy of the adopted Housing Element to each of the City’s water and sewer providers following adoption.

Policy HE.8: Expand homeownership opportunities by facilitating condominium construction, while protecting renters from condominium conversions. 8.1 When such funds are available, use and leverage federal, state, and local funds, tax credits, tax-exempt bonds, and private sources such as foundations to protect affected lower income renters from displacement caused by condominium conversions. This may include working with non-profit developers, providing relocation information and assistance to affected tenants or subsidizing benefits for voluntary relocation.

Planning Division
50 lower-income units to reduce displacement risk.

Ongoing/as funds are available
General Fund, State and Federal Funds, or Private Donations as Available.

Policy HE.9: Use the financial and other resources available to the City to reduce the cost and increase the amount of affordable housing. 9.1 When such funds are available, use and leverage federal, state, and local funds, tax credits, tax-exempt bonds, and private sources such as foundations to encourage the production of affordable housing. The City shall strive to leverage such funds, on average, every two years within the planning period. The City shall offer technical assistance to landowners and prospective developers regarding, for instance, regulatory guidelines, development potential, design solutions, and marketing data. City will continue to routinely monitor, investigate, and use available new funding sources.

Planning Division
50 lower-income units to reduce displacement risk.

Ongoing/as funds are available
General Fund, State and Federal Funds, or Private Donations as Available.

Policy HE.10: Continue to require affordable units in all new housing development and in new condominium conversions. 10.1 Implement the Inclusionary Zoning Ordinance. Provide as part of the General Plan Annual Report an analysis of the effectiveness of the Inclusionary Zoning Ordinance in creating long-term affordable renterand owner-occupied housing units. The analysis shall identify housing developments subject to the Ordinance for which construction has been completed in the previous year and shall qualitatively and quantitatively describe the extent to which the ordinance impacted the construction cost of market-rate units within these developments.

Planning Division
200 units of housing for lowerincome households. Annually review, amend within 6 months if identified as a constraint.

General Fund

Daly City 2030 General Plan | Housing Element 2023-2031 187 Task Task Summary Responsible Agency Quantitative Objective Timeframe Funding Source

10.2 Provide information regarding the Inclusionary Zoning Ordinance to prospective property purchasers and developers and prepare paper and electronic brochures to assist these individuals to better understand and determine their obligation under the ordinance.

Planning Division
200 units of housing for lowerincome households. Staff training as needed. Make information about inclusionary zoning available online and in print continuously throughout the planning period.

General Fund

10.3 Adopt disclosure requirement about the existence of an inclusionary zoning ordinance in Daly City that directs property purchasers to the City for additional details. This disclosure would be required for transaction of properties over a certain size and valuation that could be subject to the City’s inclusionary zoning ordinance.

Planning Division
--- January 2025 General
Fund
Policy HE.11: Provide regulatory incentives and streamline the permit process for development projects that contain deed-restricted affordable units. 11.1 Reduce delays in project approval and issuance of building permits by developing a plan check prioritization system that reduces the time required to complete the plan check review process for affordable housing projects, especially those projects that exceed the City’s inclusionary zoning ordinance requirements.

Planning Division
881 units of housing for lowerincome households Ongoing General Fund

11.2 Continue to offer parking reductions offered in the current Zoning Ordinance that serve as an incentive to developers of low-income elderly housing provided a minimum age for residency of such units is established by the ordinance (e.g., 62 years of age).

Planning Division
50 units of housing for lowincome seniors. Ongoing General Fund

11.3 Establish a process for evaluating affordable housing projects for reductions in required improvements.

Planning Division
881 units of housing for lowincome households. Formalize a review process by 2025 General Fund

11.4 The City will develop a preliminary application form and procedure or will adopt the Preliminary Application Form developed by HCD, pursuant to Senate Bill (SB) 330. The City will also establish a written policy and/or procedure, and other guidance as appropriate, to specify the SB 35 streamlining approval process and standards for eligible projects under Government Code Section 65913.4. The applications will be available on the City’s website for developers interested in pursuing the streamlined process or vesting rights.

Planning Division
Facilitate construction of 50 very low-income units and 50 low-income units to increase housing mobility opportunities, prioritizing new opportunities in higher-resource areas.

Develop or adopt HCD’s SB 330 preliminary application form by June 2025. Develop an SB 35 streamlined approval process by December 2025 and implement as applications are received.

General Fund

11.5 The City will review and revise the City’s density bonus guidelines to ensure compliance with state law.

Planning Division
Facilitate construction of 100 units to increase housing mobility opportunities, Within one year of Housing Element adoption
General Fund

188 Daly City 2030 General Plan | Housing Element 2023-2031 Task Task Summary Responsible Agency Quantitative Objective Timeframe Funding Source prioritizing new opportunities in higher-resource areas.

Policy HE.12: Consider financial incentives to increase the supply of rental housing for lower income household, including extremely low-income households. 12.1 When funds are available, apply for and/or co-sponsor funding opportunities for the construction of rental housing, prioritizing opportunities for infill development in neighborhoods with lower proportions of renters, such as the Hillside, Crocker, and St. Francis neighborhoods. The City shall strive to make such applications, on average, every two years within the planning period. Give priority expenditure of City housing funds to projects that will provide deed-restricted affordable rental housing, especially to development projects that will provide extremely low-income units or affordable projects in higher-income neighborhoods, such as the Southern Hills, Westlake Park, and Hillside neighborhoods. Identify potential funding sources on an ongoing basis. Give priority expenditure of City housing funds to projects that will occupy sites that have been previously developed.

Planning Division
Facilitate construction of 50 very low-income units, 50 very low-income units, and 100 lowincome units to increase housing mobility opportunities, prioritizing new opportunities in higher-resource areas. This will include replacement of an estimated 15 units of housing to replace any units that are deemed beyond rehabilitation.

Review fund availability annually. Priority expenditure ongoing.

General Fund, HOME, CDBG

12.2 Use the City’s Affordable Housing Trust Fund to increase and improve the supply of affordable housing.

Planning Division
Facilitate construction of 50 extremely low-income units, 50 very low-income units and 100 low-income units to increase housing mobility opportunities, prioritizing new opportunities in higher-resource areas.

Ongoing, allocate funds annually and as affordable projects are proposed.

Affordable Housing Trust Fund
Policy HE.13: Promote the development of special-needs housing, such as housing for seniors; housing for persons with physical, developmental, or mental disabilities; housing for extremely low-income persons, and female-headed households.

13.1 Adopt management standards for emergency shelters, including, but not limited to, the following: The occupancy limit for any building proposed for occupation by an emergency shelter shall be no less or greater than that normally required. The maximum number of beds or persons permitted to be served nightly by the facility. The parking requirement for emergency shelters shall be quantified within the Zoning Ordinance and shall be based on demonstrated need. The parking requirement for emergency shelters shall be no greater than the requirement for other residential or commercial uses within the zone. The size and location of exterior and interior on-site waiting and client intake areas.

Planning Division
Facilitate the development of shelter services to serve at least 49 homeless community members.

January 2025 General
Fund

Daly City 2030 General Plan | Housing Element 2023-2031 189 Task Task Summary Responsible Agency Quantitative Objective Timeframe Funding Source The requirement for continuous on-site management and the submission of a management plan to the City that identifies security mechanisms in place during hours that the emergency shelter is in operation. The proximity to other emergency shelters provided that emergency shelters are not required to be more than 300 feet apart. Regulations for the maximum length of stay by any individual within a calendar year within an emergency shelter.

13.2 Amend the Zoning Code to permit low-barrier navigation centers, defined as low-barrier, temporary, service-enriched shelters to help homeless individuals and families quickly obtain permanent housing by right in zones where mixed uses are allowed or in nonresidential zones that permit multifamily housing (Government Code Section 65662; AB 101).

Planning Division
Facilitate the development of shelter services to serve at least 49 homeless community members.

January 2025 General
Fund

13.3 Amend the Zoning Ordinance to ensure that transitional and supportive housing, is treated as a residential use and only subject to the same use in the same zone. Additionally, allow supportive housing as a permitted use without discretionary review in zones where multifamily and mixeduse developments are permitted, including nonresidential zones permitting multifamily uses (Government Code Section 65583(c)(3) and Section 65650).

Planning Division
Facilitate the development of 50 units of transitional housing.

January 2025 General
Fund

13.4 Amend the Zoning Ordinance to ensure that local zoning, development standards, and permitting processes comply with Health and Safety Code Sections 17021.5 and 17021.6. Section 17021.5, which generally requires employee housing for six or fewer persons to be treated as a single-family structure and residential use. No conditionaluse permit, zoning variance, or other zoning clearance shall be required for this type of employee housing that is not required of a family dwelling of the same type in the same zone. Section 17021.6 generally requires that employee housing consisting of no more than 36 beds in group quarters (or 12 units or less) designed for use by a single family or household to be treated as an agricultural use. No conditional-use permit, zoning variance, or other zoning clearance shall be required for this type of employee housing that is not required of any other agricultural activity in the same zone.

Planning Division
Facilitate the development of 50 units of employee housing.

January 2025 General
Fund

13.5 Review and amend the Zoning Code as needed to allow mobile and manufactured homes, as defined by state law, as an allowed use in any residential zone that permits single-family residential uses, without the requirement for a use permit and subject to no greater zoning restrictions than residential uses in the same zone. Also ensure parking standards are consistent with state law.

Planning Division
--- January 2025 General
Fund

190 Daly City 2030 General Plan | Housing Element 2023-2031 Task Task Summary Responsible Agency Quantitative Objective Timeframe Funding Source Policy HE.14: Require adaptability and accessibility of residential units for disabled occupants and ensure that the Zoning Ordinance provides regulations that are sensitive to the needs of disabled occupants. 14.1 Implement state requirements (Sections 4450 to 4460 of the California Government Code and Title 24 of the California Code of Regulations) regarding granting reasonable accommodations.

Planning Division
Assist 35 residents with reasonable accommodation requests to reduce displacement risk and improve housing mobility.

Ongoing, as applications are processed by the City
General Fund

14.2 Continue to administer the residential rehabilitation program funded by Community Development Block Grant (CDBG) funds, which offers grants and low-interest loans to eligible low-income homeowners and rental property owners whose units are occupied by 51% or more lowincome renters. The different loans and grants include: Complete Rehab Loan, up to $75,000 at 1% interest Roof Only, Windows Only, and Exterior Paints Only loans Security Bars Retrofit Grant, up to $1,500 Senior Minor Home Repair Grant, up to $2,500 for persons 60 years and over Continue to provide CDBG funding to Rebuilding Together Peninsula, and Center for Independence for Individuals with Disabilities to provide minor home repair and home accessibility modifications for Daly City residents.

Planning Division
Fund home repair loans and grants for 100 households over the planning period.

Ongoing, annually provide funding to Rebuilding Together Peninsula, and Center for Independence.

CDBG
Policy HE.15: Prevent housing discrimination based on age, race, religion, sex, ethnic background, or familial status. 15.1 Assist in the implementation and enforcement of state and federal fair housing and civil rights laws and shall make use of opportunities in its interaction with real estate offices, businesses, and other groups or agencies to eliminate housing discrimination. Where discrimination is suspected, the City shall work with the appropriate public interest agencies to vigorously pursue the matter and where discrimination is found, the City shall assist the relevant entity in prosecuting the matter.

Economic and Community Development Department, Housing Authority of County of San Mateo Reduce displacement risk for 40 individuals or households resulting from housing discrimination.

Response to discrimination ongoing as suspected cases occur.

General Fund, Grant funding

Daly City 2030 General Plan | Housing Element 2023-2031 191 Task Task Summary Responsible Agency Quantitative Objective Timeframe Funding Source

15.2 Continue to contract to provide fair housing services to city residents and property owners. Services will include: Publishing information on fair housing laws and requirements on the City’s website, updating at least annually or as changes are needed. Distributing educational materials on fair housing rights and responsibilities to property owners, landlords, apartment managers, and tenants at least every two years. Making public service announcements (PSAs) via different media (e.g., newspaper ads and public service announcements at local radio and television channels) at least two times a year. Conducting public presentations with different community groups at least annually, contracting this to local fair housing organizations as applicable. Responding to complaints of discrimination (i.e., in-taking, investigation of complaints, and resolution) as they are received. Deferring services to appropriate agencies as cases are received.

Planning Division
Reduce displacement risk for 40 individuals or households resulting from housing discrimination.

Publish information on fair housing laws within six months of Housing Element adoption and updated annually or as needed. Distributing educational materials to property owners, managers, and tenants at least every two years. Presentations to community groups at least annually. Response to discrimination ongoing as suspected cases occur.

General Fun

15.3 The Housing Authority of San Mateo County administers the Public Housing and Section 8 Voucher Programs throughout San Mateo County. There is no public housing in Daly City. he Housing Authority administers the HUD Section 8 Housing Choice Voucher (HCV) Program, which provides eligible very low-income renters with rental assistance subsidies. Tenant-based Section 8 HCVs are portable, which means tenants can continue using them when they move, while projectbased Section 8 stays with the multifamily building as a development or operating cost subsidy. The City strongly supports the Section 8 Program’s efforts to preserve affordable rental units in the County and will continue to maintain a cooperative working relationship with the County Housing Authority to preserve the program. To facilitate housing mobility for lower-income households through the HCV Program, the City will do the following: Provide a link to the Housing Authority of San Mateo County’s HCV program webpage on the City’s website by January 2024. Meet with the Housing Authority of San Mateo County by June 2024 to discuss the process of developing printed informational materials, with the goal of making materials available at public counters by June 2025. Work with the Housing Authority to disseminate information at least every other year to landlords and property owners on incentives for Economic and Community Development Department, Housing Authority of San Mateo County Work with the Housing Authority of San Mateo County to encourage at least 30 landlords and property managers in Daly City to register units with the Housing Authority in highopportunity areas to promote access to resources and mobility for target households.

Provide information on the City’s website by January 2024. Meet with the Housing Authority by June 2024 and develop informational materials by June 2025. Target outreach to property owners and landlords at least every other year.

HUD Section 8, General Fund

192 Daly City 2030 General Plan | Housing Element 2023-2031 Task Task Summary Responsible Agency Quantitative Objective Timeframe Funding Source participating in the HCV program throughout the city to promote housing opportunities for all residents. Target informational materials to landlords and property managers in neighborhoods with low rates of HCV users currently, such as the Westlake Park neighborhood. Refer interested households to the Housing Authority of San Mateo County and encourage landlords to register their properties with the Housing Authority for accepting HCVs.

15.4 The City shall, to the extent of its jurisdiction, implement all of the provisions of the Employee Housing Act (Health and Safety Code Sections 17030-17039) and work with the State Department of Housing and Community Development to do the same.

Planning Division
Facilitate the development of 50 units of employee housing.

Ongoing General
Fund

15.5 The City will continue to require homebuyer education for all BMR participants in ownership projects. The City will continue to participate as a member of the Housing Endowment and Regional Trust of San Mateo County (HEART SMC), which provides homebuyer education workshops throughout the County. The City will work with its BMR Administrator to offer relevant and important information to first-time homebuyers.

Planning Division
50 households Annually Coordinate
with the county, provide financial assistance on a project-by=project basis.

General Fund

15.5 To facilitate place-based revitalization for households at risk of displacement due to new development, the City will require replacement housing units subject to the requirements of Government Code, Section 65915, subdivision(c)(3), on sites identified in the site inventory when any new development (residential, mixed-use, or nonresidential) occurs on a site that has been occupied by or restricted for the use of lower-income households at any time during the previous five years. This requirement applies to non-vacant sites and vacant sites with previous residential uses that have been vacated or demolished.

Planning Division
Replace any of units identified in the sites inventory if (a) they are planned to be demolished for purposes of building new housing, and (b) they are determined to be occupied by low-income households, provide assistance to prevent displacement of lower-income households due to loss of affordable units.

The replacement requirement will be implemented immediately and applied as applications on identified sites are received and processed.

General Fund
Policy HE.16: Provide financial assistance to lower-income households in emergency situations. 16.1 Refer residents to the County Housing Assistance Program that grants eligible lower-income families, seniors, and persons with disabilities money to cover housing-related emergencies (e.g., security deposits, temporary difficulty meeting rent payments).

Planning Division
Reduce displacement risk for 40 individuals or households resulting from housing emergencies.

Ongoing, as funds are available
General Fund
Policy HE.17: Support a balanced distribution of quality residential care facilities. 17.2 Amend the Zoning Code to allow residential care facilities for six or fewer persons in accordance with Health and Safety Code Section 1568.0831, and allow residential care facilities, regardless of size, in all Planning Division
Facilitate the development of residential care facilities to support accommodation for 50 individuals.

January 2025 General
Fund

Daly City 2030 General Plan | Housing Element 2023-2031 193 Task Task Summary Responsible Agency Quantitative Objective Timeframe Funding Source zones that permit residential uses of the same type, in accordance with the City’s definition of family.

Policy HE.18: Address the range of needs and encourage the production of additional housing opportunities for extremely low-income (ELI) households. 18.1 Amend the Zoning Ordinance to reduce the required parking on one parking space per unit to 0.5 parking spaces per unit for any housing development that is willing to deed-restrict at least 20 percent of units for extremely low-income households.

Planning Division
Facilitate the development of 668 units of housing to accommodate extremely lowincome households.

January 2025 General
Fund

18.2 For any new housing development using public funding or publicly owned land, the City and project developer shall explore the inclusion of units specifically targeted to and restricted for extremely low-income households.

Planning Division
Ongoing/as needed General
Fund

18.3 Define and permit single-room occupancy (SRO) units, which are often more affordable to those with extremely low incomes. To further support the development or rehabilitation of SRO units and/or other units affordable to extremely low-income households, such as supportive and multifamily units, the City will continue to seek and pursue state and federal funds to offer a variety of incentives or concessions.

Planning Division
January 2025 General
Fund
Policy HE.19: Refer residents to home-sharing programs as part of a collection of policies, programs, and practices for addressing the housing needs of those at the lowest income levels, including seniors, those living with disabilities, those at risk of homelessness, and female head of households.Policy HE.20: Encourage voluntary housing rehabilitation and reconstruction. 20.1 Amend the Zoning Ordinance non-conforming building regulations to allow the voluntary reconstruction, restoration, or rebuilding of any multifamily residential building with three or more units. Examples of non-conformity may include unit count, parking provision, and building setback and height. Such reconstruction, restoration, or rebuilding shall be limited for both single-family and multiple-family buildings in the ways described by California Government Code Section 65852.25.

Planning Division
Allow for voluntary reconstruction, restoration, or rebuilding of 20 units.

January 2025 General
Fund
Policy HE.21: Encourage housing reconstruction after fire or other natural disaster. 21.1 Amend the Zoning Ordinance non-conforming building regulations to allow reconstruction of non-conforming buildings affected by fire or natural disaster subject to the land use regulations in place at the time of the original building construction if the present development regulations are determined by the Director of Economic and Community Development to allow fewer total units than were originally permitted. This amendment shall allow such reconstruction provided the total unit count does not increase and the size of each replacement unit is substantially similar to the size of the original unit being replaced. The amendment shall not apply where the General Planning Division
Allow for voluntary reconstruction, restoration, or rebuilding of 20 units.

January 2025 General
Fund