Daly City City Council
October 28, 2024

74 Daly City 2030 General Plan | Housing Element 2023-2031 the complaint process, appealing a decision, and other frequently asked questions. 3 Fair housing complaints can also be submitted to HUD for investigation.

Additionally, San Mateo County has a number of local enforcement organizations, including Project Sentinel, the Legal Aid Society of San Mateo County, Bay Area Legal Aid, and Community Legal Services of East Palo Alto. These organizations receive funding f rom the county and local jurisdictions to support fair housing enforcement and outreach and education in the county.

From 2013 to 2021, 135 fair housing complaints in San Mateo County were filed with HUD, and 8.9 percent (8 complaints) were in Daly City (see Table HE-39), although complaints may include more than one issue.

Countywide, most complaints cited disability status as the bias (52.6 percent), followed by familial status (19.6 percent) and race (16.3 percent). In Daly City, the most common bases for complaints were familial status (87.5 percent) and race and disability (37.5 percent each). The issues associated w ith these complaints included refusal to rent, refusal to negotiate for a rental, and failure to make reasonable accommodation.

Countywide, 64 cases were closed following a “no cause” determination; 50 were closed following successful conciliation or settlement; 16 complaints were withdrawn by the complainant after resolution; and 5 complaints were withdrawn by the complainant with out resolution. The majority of fair housing inquiries in 2020 were submitted by residents of the cities of San Mateo, Redwood City, Daly City, Pacifica, East Palo Alto, and Menlo Park.

Table HE 41: Fair Housing Complaints by Basis
Basis
San Mateo County Daly City
Number Percentage Number Percentage
Disability 71 52.6% 3 37.5%
Race 22 16.3% 3 37.5%
National Origin 21 15.6% 1 12.5%
Familial Status 40 29.6% 7 87.5%
Sex 6 4.4% 0 0
Retaliation 11 8.1% 0 0
Religion 4 3.0% 0 0
Total Cases* 135 8
Source: HUD, 2021
*Note: Each case may cite multiple bases of discrimination, so the total number of bases may exceed the total number of cases.

In addition to formal complaints, 147 inquiries were made during the same time. Of these, 25.9 percent had no valid issues, 39.5 percent of claimants failed to respond to HUD, 17.0 percent had no valid basis,

6.8 percent decided not to pursue further, 4.1 percent had other dispositions, and the remainder of claimants did not file in a timely manner. While the majority of the cases filed during this period did not have cause, that does not necessarily mean there is no discrimination occurring. Therefore, the City has identified Tasks 15.1 and Task 15.2 to ensure residents and housing providers are aware of fair housing laws, rights, and requirements as well as resources available to residents should they experience

3 https://www.dfeh.ca.gov/complaintprocess/

Daly City 2030 General Plan | Housing Element 2023-2031 75 discrimination. Further, the City will work with local and regional fair housing providers to facilitate trainings for housing providers to prevent discriminatory actions and behaviors.

The National Fair Housing Alliance (NFHA) reported a “negligible” decrease in the number of complaints filed nationally between 2019 and 2020. The primary bases for complaints nationally were nearly identical to San Mateo County’s: disability (55 percent) and race (17 percent). Familial status represented 8 percent of complaints nationally, whereas this basis comprised 14 percent of cases in the county.

NFHA identifies three significant trends in 2020 that are relevant for San Mateo County:
 First, fair lending cases referred to the Department of Justice from federal banking regulators have been declining, indicating that state and local government entities may want to play a larger role in examining fair lending barriers to homeownership.
 Second, NFHA identified a significant increase in the number of complaints of harassment—1,071 complaints in 2020 compared to 761 in 2019.

Finally, NFHA found that 73 percent of all fair housing complaints in 2020 were processed by private fair housing organizations rather than state, local, and federal government agencies —reinforcing the need for local, active fair housing organizations and increased funding for such organizations.4 Outreach and capacity. The City’s website provides a link to the Regional Assessment of Fair Housing — approved by HUD in November 2017.5 Housing resources are also available on the City’s website, but not specific information about the Fair Housing Act or resources for residents experiencing discrimination in housing.6 The City has included Tasks 15.1 and 15.2 to improve the accessibility of fair housing information on the website and in public buildings for residents experiencing housing discrimination. This could include consolidating all applicable fair housing information on one web page by providing contact information for local fair housing organizations and legal assistance as well as general information about the Fair Housing Act and discrimination.

In compliance with Government Code Section 11135 et seq., the City offers translation services by request for all public meetings and offers accessibility accommodations to ensure equal access to all programs and activities operated, administered, or funde d with financial assistance from the state, regardless of membership or perceived membership in a protected class.

Compliance with State law. The City of Daly City enforces fair housing and complies with fair housing laws and regulations through a twofold process: review of local policies and codes for compliance with State law, and referral of fair housing complaints to appropriate agencies. The following identify how the City complies with fair housing laws:
 Density Bonus Law (Government Code Section 65915). The City has included Task 11.5 to amend the density bonus ordinance to allow up to a 50.0 percent increase in project density depending on the proportion of units that are dedicated as affordable, and up to 80.0 percent for projects that are completely affordable, in compliance with State law.

4 https://nationalfairhousing.org/2021/07/29/annual-fair-housing-report-shows-increase-in-housing-harassment/ 5 https://www.dalycity.org/352/Reports
6 https://www.dalycity.org/BusinessDirectoryII.aspx?lngBusinessCategoryID=47

76 Daly City 2030 General Plan | Housing Element 2023-2031  No-Net-Loss (Government Code Section 65863). The City has identified a surplus of sites available to meet the Regional Housing Needs Assessment allocation. In total, the City’s surplus unit capacity is 256, consisting of 34 lower-income units, 134 moderate-income units, and 87 above moderate-income units.
 Housing Accountability Act (Government Code Section 65589.5). The City does not condition the approval of housing development projects for very low-, low-, or moderate-income households or emergency shelters unless specified written findings are made.  Senate Bill 35 (Government Code Section 65913.4). The City will comply with SB 35 by establishing a written policy or procedure, as well as other guidance as appropriate, to streamline the approval process and standards for eligible projects by June 2025 (Task HE 11.4).  Senate Bill 330 (Government Code Section 65589.5). The City complies with SB 330, relying on regulations for processing preliminary application for housing development projects, conducting no more than five hearings for housing projects that comply with ob jective general plan and development standards, and making a decision on a residential project within 90 days after certification of an environmental impact report or 60 days after adoption of a mitigated negative declaration or an environmental report for an affordable housing project. However, the City has also included Task HE 11.4 to establish a formal application process compliant with SB 330.  California Fair Employment and Housing Act and Federal Fair Housing Act. The City provides protections to residents through referrals to legal assistance organizations, such as Legal Aid Society of San Mateo County, and has included Tasks HE 15.1 and 15.2 to provide information to tenants and landlords about fair housing rights and responsibilities as well as to refer cases to fair housing services providers.
 Review Processes (Government Code Section 65008). The City reviews affordable development projects in the same way as market-rate developments except in cases where affordable housing projects are eligible for preferential treatment, including but not limited to residential sites subject to AB 1397.
 Assembly Bill 686 (Government Code Section 8899.50). The City has completed this Assessment of Fair Housing and identified programs to address identified fair housing issues in Section VII, Contributing Factors and Fair Housing Action Plan.
 Equal Access (Government Code Section 11135 et seq.). The City provides translation services for all public meetings and materials and offers accessibility accommodations to ensure equal access to all programs and activities operated, administered, or funded with financial assistance from the State, regardless of membership or perceived membership in a protected class.

Housing specific policies enacted locally. Daly City identified the following local policies that contribute to the regulatory environment for affordable housing development in the city.

Daly City 2030 General Plan | Housing Element 2023-2031 77 Local policies in place to encourage housing
development.
 Reduced parking requirements
 Condominium conversion
 Inclusionary housing ordinance
 In-lieu fees (inclusionary zoning)
 Homeowner repair or rehabilitation
programs
 By-right development
 Surplus Public Lands Act
 Acquisition or rehabilitation conversion
 Housing development impact fee
 Home-sharing programs
 Density bonus ordinance

Local barriers to affordable housing
development.
 Extremely high land cost/value
 Non-existence of vacant land in general
 Lack of land zoned for multifamily
development
 Height limits on multifamily developments
 Difficult parcel consolidation due to
multiple (different) property owners
 Minimum lot sizes
 Excessive parking requirements

Local policies that are NOT in place but would
provide the best outcomes to addressing
housing shortages.
 Rent stabilization
 Parking reduction
 Fee incentives for parcel mergers
 Commercial linkage fees
 Parcel merge / significantly increased
minimum lot sizes

Local policies in place to mitigate or prevent
displacement of low-income households.
 Condominium conversion regulations
 Inclusionary zoning
 Promoting streamlined processing of
ADUs
 Fair housing legal services
According to the California Department of Housing and Community Development AFFH Data Viewer (HCD data viewer), Daly City does not have any public housing buildings. However, the city does have seven census tracts with a moderate share of household units u sing housing vouchers (5 percent to 15 percent) and one area of the city with substantial (30 percent to 60 percent) housing voucher utilization.

Compared to nearby Brisbane and Pacifica, Daly City appears to be accommodating to renters with housing vouchers because the city has a greater share of voucher holders compared to the surrounding communities. The presence of housing voucher users indicates available rental supply to house these residents.

Integration and Segregation
This section discusses integration and segregation of the population by protected classes, including race and ethnicity, disability status, familial status, and income status. The section concludes with an analysis of racially and ethnically concentrated areas of poverty and affluence.

78 Daly City 2030 General Plan | Housing Element 2023-2031 Integration and Segregation
Integration generally means a condition in which there is not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area.

Segregation generally means a condition in which there is a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a type of disability in a particular geographic area when compared to a broader geographic area.

Source: California Department of Housing and Community Development Guidance, 2021, page 31.

Race and ethnicity. Generally, the demographic characteristics of Daly City are consistent with the overall characteristics of San Mateo County. However, Daly City has a much larger proportion of Asian/Asian Pacific Islander (API) residents than San Mateo County (59 percent compared to 30 percent countywide) and a much smaller non -Hispanic White population (12 percent compared to 39 percent countywide). Daly City’s populations of Hispanics (23 percent), Other/Multiple Races (3 percent), and Black or African Americans (3 percent) are similar to the county’s population distribution.7 Older residents are less diverse, with 29 percent of the population older than 65 years identifying as White compared to only 18 percent of the population for children less than 18 years old, which may indicate increasing diversity in Daly City, and conversely, a declining share of White residents.

Racial and ethnic minority populations generally have higher rates of poverty and lower household incomes compared to the non-Hispanic White population throughout the Bay Area. In Daly City, however, though Black or African American households and other or multiple races have the highest rates of poverty—13.3 and 10.3 percent, respectively—Asian (6.5 percent) and Hispanic (8.2 percent) households have lower rates of poverty than non-Hispanic White (8.4 percent) households.

Geospatially, all of Daly City’s census tracts 8 are majority Asian, with varying degrees of concentration.

Five of the city’s census tracts are predominantly Asian, in which the Asian population is more than 50.0 percent higher than the next most populous racial and/or ethnic group.

Dissimilarity and isolation indices. Segregation is the separation of demographic groups into different geographic locations or communities, resulting in uneven distribution across geographic space. The ABAG MTC AFFH Segregation Report (March 2022) analyzes neighborhood -level segregation in a local jurisdiction as well as segregation between jurisdictions in the Bay Area. Historically, racial segregation stemmed from explicit discrimination against people of color, such as restrictive covenants, redlining, discrimination in mortgage lending, and land use decisions that influenced housing choices. The map of Daly City in Figure HE-6 offers a visual representation of the spatial distribution of racial groups within the jurisdiction, showing the percent of the population of each census tract that is non-white.

The Dissimilarity Index, or DI, is a common tool that measures segregation in a community. The DI measures the degree to which two distinct groups are evenly distributed across a geographic area. The DI represents the percentage of a group’s population that would have to move for each area in the county to have the same percentage of that group as the county overall. DI values range from 0 to 1 —where 0 is perfect integration and 1 is complete segregation. DI values between 0 and 0.39 generally indicate low segregation, values between 0.40 and 0.54 generally indicate moderate segregation, and values

7 The share of the population that identifies as American Indian or Alaska Native is less than 1 percent. 8 Majority census tracts show the predominant racial or ethnic group by tract compared to the next most populous.

Daly City 2030 General Plan | Housing Element 2023-2031 79 between 0.55 and 1 generally indicate a high level of segregation . In Daly City, the DI for People of Color/White is 0.19, indicating a fairly low level of segregation for People of Color. Further, this index score has decreased since 2000 from 0.24. The highest segregation (0.32) is between Latinx and White residents, meaning that 32.0 percent of Latinx residents would need to move to a different neighborhood to create perfect integration between Latinx residents and White residents. However, this index has also decreased from 0.37 in 2000, reflecting ongoing integration in Daly City.

African Americans are the only racial group facing consistently high segregation in San Mateo County, although African American residents in Daly City have what is considered a low segregation index compared to most other jurisdictions in the county and the ABAG region as a whole. Only the jurisdictions of Belmont, Burlingame, Colma, and Foster City have lower segregation values than Daly City. African American/White segregation, as measured by the dissimilarity index, has decreased over time in Daly City, from 0.27 in 2000 to 0.20 in 2020, reflecting increasing integration. In contrast, Hispanic and Asian residents are more segregated (relative to White, non‐Hispanic residents) today than in 1990. These groups have also experienced the strongest growth in the county. Residential settlement patterns of these two groups during the past 25 years appear to have influenced segregation.

The Isolation Index is interpreted as the probability that a randomly drawn minority resident shares an area with a member of the same minority. It ranges from 0 to 100 and, as with the DI, higher values tend to indicate higher levels of segregation . In Daly City, the most isolated racial group is Asian residents, meaning that the average Asian resident lives in a neighborhood that is predominantly Asian. Other racial groups are less isolated, meaning they may be more likely to encounter other racial groups in their neighborhoods. Among all racial groups in this jurisdiction, the Isolation Index for White residents has changed the most over time, becoming less segregated from other racial groups, from a score of 0.23 in 2000 to 0.14 in 2020. Although the Bla ck/African American population makes up only a small proportion of the city’s population, their Isolation Index has also changed significantly over time, from 0.05 in 2000 to

0.03 in 2020, as Asian/Pacific Islander and Latinx populations become more predominant.

In Daly City, 59.0 percent of residents identify as Asian, 23.0 percent as Hispanic or Latinx, 12.0 percent as White non-Hispanic, and 3.0 percent each as Black and Other. In comparison, in San Mateo County as a whole, 30.0 percent of residents identify as Asian, 24.0 percent as Hispanic or Latinx, 2.0 percent as Black, and 39.0 percent as White non-Hispanic. Since 2010, the Asian population in Daly City has increased from

53.0 percent, the White non -Hispanic population has decreased from 18.0 percent, and the Black population has decreased from 5.0 percent. The proportion of Hispanic or Latinx residents in Daly City has remained the same since 2010.

In Daly City, census tracts with the lowest proportions of non-White populations (60.0 to 80.0 percent) are found in the northwest quadrant in the vicinity of Serramonte Center, with the remainder of the city above

80.0 percent non -White. Overall, the dist ribution of communities of color has not changed significantly over the past decade. The two centrally located census tracts, south of Eastmoor Avenue and north of Cabrillo Highway/Southgate Avenue, have the highest proportion of Asian residents, between 65.9 to 73.9 percent of the population, and also had the highest representation of Asian residents in 2010, from 66.2 to 72.6 percent of the population. Further, census tracts at the southern end of the city have high proportions of Asian residents, above 68.0 percent, with a similar proportion in 2010.

ABAG’s assessed measures of segregation above highlighted the concentration of Asian -identifying residents in Daly City, with the proportion of this population increasing over time.

80 Daly City 2030 General Plan | Housing Element 2023-2031 Figure HE-6: Percentage of Population Non-White

Daly City 2030 General Plan | Housing Element 2023-2031 81 Disability status. Persons with disabilities typically have special housing needs due to physical or developmental capabilities, fixed or limited incomes, and higher health costs. Seniors typically experience disabilities at higher rates. The share of the population living with at least one disability is 9 percent in Daly City compared to 8 percent in San Mateo County. Five census tracts in the city have a disability rate between 10 percent and 20 percent of the population, and two of these tracts are along the northern edge of the city (Figure HE-7). In the Hillcrest neighborhood east of Junipero Serra Boulevard, the disability rate is 12.5 percent. Although only 16.8 percent of the population in the tract are seniors, 60.2 percent of persons with disabilities are elderly, likely supporting the slightly elevated disability rate overall. In the upper Westlake neighborhood, north of John Daly Boulevard, 11.2 percent of the population experience a disability. Seniors comprise 25.1 percent of the population, and 69.7 percent of th e population experiencing a disability are seniors.

Higher rates of disability (12.5 percent) are found in the central portion of the city in the St. Francis neighborhood. Of the population with a disability in this tract, 77.1 percent are seniors, though seniors comprise only 9.7 percent of the tract population. An affordable age-restricted multifamily complex is in this tract, as are two nursing home facilities and the Seton Medical Center. In the southeastern Gellert Boulevard neighborhood, the rate of disability is 11.2 percent, of whom 34.2 percent are elderly, a lower proportion than in the other three tracts, and a slightly higher share of White non -Hispanic residents than the citywide average. Geographic concentrations of people living with a disability may indicate increased access to services, amenities, and transportation that support this population.

The areas with disability rates over 10 percent have changed over time, shifting from the two upper Westlake neighborhood census tracts in 2010 to the two census tracts north of John Daly Road. Senior populations in the two upper Westlake tracts were 11.8 percent and 17.4 percent in 2010, compared to

6.3 percent and 17.2 percent in 2019. This shift also correlates with a decrease in the proportion of non - White population and a fairly significant increase in median income.

To meet the needs of residents with disabilities throughout the city, there are 12 licensed adult residential care facilities with capacity for 68 residents and 17 elderly assisted living facilities with a combined capacity for 503 residents. The San Mateo Transit District’s (SAMTRANS) Redi -Wheels (bay side) and Redicoast (coast side) Paratransit services are also available to residents and visitors in Daly City and throughout the San Mateo service area. Redi -Wheels and Redicoast are available to riders who cannot use conventional accessible bus transit services due to physical, visual, or cognitive disabilities. However, all SAMTRANS buses and light rail services (connections to BART and Caltrain stations) are also accessible for persons using wheelchairs a nd include announcements of key destinations for persons with visual disabilities. Persons with disabilities may ride all Bay Area public transit systems at a discount if they hold a Regional Transit Connection Discount Card, Medicare card, or Department o f Motor Vehicles Disabled Placard Identification Card. There are also multiple private medical transportation providers offering services in Daly City.

The City has included Task 14.2 to encourage the development of ADUs that are accessible to persons with a disability and has included Tasks 14.1 and 14.2 to provide reasonable administrative accommodations where needed to ensure the availability of housing to persons with disabilities.

82 Daly City 2030 General Plan | Housing Element 2023-2031 Figure HE-7: Percentage of Population with a Disability

Daly City 2030 General Plan | Housing Element 2023-2031 83 Familial Status. Familial status can indicate specific housing needs and preferences. A larger number of nonfamily or single-person households indicates a higher share of seniors living alone, young adults living alone or with roommates, and unmarried partners. Higher shares of nonfamily households indicate an increased need for one- and two-bedroom units.

Daly City’s households are mostly made up of 2 -person households (27.4 percent) and 3 - to 4-person households (36.6 percent). Single -person households and large families (5 or more persons) make up a similar proportion of households in the city, at 18.4 percent and 17.5 percent, respectively. Married-couple households make up a majority of Daly City households (49.8 percent), compared to 18.4 percent of householders living alone, 14.5 percent headed by single females, and 9.3 percent headed by single males. The remainder of households (8.0 percent) consist of other household compositions. Approximately

30.0 percent of all households have at least one child under the age of 18.

Compared to the county and larger Bay Area, Daly City has a slightly smaller proportion of married-couple households (49.8 percent, compared to 55.2 percent and 51.2 percent, respectively) and a higher proportion of single -parent households (23.8 percent c ompared to 14.9 percent and 15.2 percent). In addition, Daly City has a lower proportion of single -person households (18.4 percent compared to 22.3 percent in the county and 24.7 percent in the region) and a higher proportion of large-family households (17.5 percent compared to 10.9 percent and 10.8 percent).

While there are no spatial concentrations of single -person households in the city, there are two census tracts in the northern part of the city where the proportion of children in single -parent, female-headed households exceeds 20.0 percent, as shown in Figure HE-8. These tracts are in the upper Westlake neighborhood west of Interstate (I-) 280 and the Hillside/Vista Grande neighborhood east of I-280, where two deed -restricted multifamily complexes are located. These neighborhoods are accessible to commercial, service, and recreation amenities as well as the BART/SAMTRANS transfer center transit opportunities.

The majority of married -couple households live in owner -occupied housing (68.5 percent), as do the majority of female -headed family households (54.9 percent), and persons living alone reside in owner - and renter-occupied housing in equal proportions. The number of housing units available by number of bedrooms and tenure is generally consistent with the familial status of the households that live in Daly City.

Compared to the county, Daly City’s larger proportion of family households and smaller proportion o f single-person households is reflected in the number of bedrooms and tenure of the housing stock in the city.

To encourage the development of affordable housing and promote housing mobility for families of all types, the City has included Tasks 1.1 through 1. 5 which will create new opportunities for housing development in the C -MU zone and will amend the zoning code such that two commercial zones will permit mixed -use development by -right. 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 also encourage the development of ADUs through Task 5.1, which can be an affordable housing type for lower-income households.

84 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 85 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 nei ghborhood 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 st ate 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 s outhern 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 Me rced 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 i n each of these notable neighborhoods do not appear to reflect exclusionary income patterns over time.

86 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 olde r 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) decreas ed 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 2 5.0 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 l arger 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 87 Figure HE-9: Median Household Income

Daly City 2030 General Plan | Housing Element 2023-2031 88 Figure HE-10: Percentage of Population with Incomes Below the Poverty Level

Daly City 2030 General Plan | Housing Element 2023-2031 89 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, predomin antly 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 ac knowledge 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.

Daly City San Mateo County
Race and Ethnicity
American Indian or Alaska Native, NH 0% 0%
Asian / API, NH 59% 30%
Black or African American, NH 3% 2%
White, Non-Hispanic (NH) 12% 39%
Other Race or Multiple Races, NH 3% 4%
Hispanic or Latinx 23% 24%
Disability Status
With a disability 9% 8%
Without a disability 91% 92%
Familial Status
Female-Headed Family Households 14% 10%
Male-headed Family Households 9% 5%
Married-couple Family Households 50% 55%
Other Non-Family Households 8% 8%
Single-person Households 18% 22%
Household Income
0%-30% of AMI 15% 13%
31%-50% of AMI 14% 11%
51%-80% of AMI 24% 16%
81%-100% of AMI 14% 10%
Greater than 100% of AMI 33% 49%
0%
59%
3%
12%
3%
23%
0%
30%
2%
39%
4%
24%
9%
91%
8%
92%
14%
9%
50%
8%
18%
10%
5%
55%
8%
22%
15%
14%
24%
14%
33%
13%
11%
16%
10%
49%

90 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/EC AP 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 qualifi ed 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/E CAP 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 91  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 inco mes in the very low - income 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 B ART transit station, shopping and services, positive educational attainment scores, and an increasing proportion of non -White populations with lower - median 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.

92 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 c ompared 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. R CAAs 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 neigh borhood, 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 93 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 fu nding 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 94 Figure HE-12: TCAC Opportunity Areas

Daly City 2030 General Plan | Housing Element 2023-2031 95 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 percentil es. 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 an d 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 smalle r 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 Col ma 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 in dicates 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

96 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 chall enges. 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 over all 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, mul ticity, 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 S outh 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 97 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 determ ine 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_ Disabilities.html
13 Ibid
14 https://mtc.ca.gov/planning/transportation/access-equity-mobility/clipperr-startsm

98 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.

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

100 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 101 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 low - income 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. i ndicating 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 conditi ons 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

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.

102 Daly City 2030 General Plan | Housing Element 2023-2031 environmental conditions compared to central areas. The most adverse environmental conditions are 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 Baysh ore 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 exposu re 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 attrib uted 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 103 Figure HE-15: CalEnviroScreen 4.0 Percentile

Daly City 2030 General Plan | Housing Element 2023-2031 104 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 moderate - resource 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 Boule vard 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 w ith 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.

18 https://oehha.ca.gov/calenviroscreen/sb535

Daly City 2030 General Plan | Housing Element 2023-2031 105 Figure HE-16: Access to Opportunity

Source: California Department of Housing and Community Development Guidance, 2021, page 36.

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.

Daly City San Mateo County
Jobs to Household Ratio 0.59 1.59
Unemployment Rate 7% 6%
LEP Population 12% 7%
0%
0%
57%
62%
3%
4%
11%
17%
3%
4%
26%
13%
Moderate Resource Area
High/Highest Resource Area
American Indian or Alaska Native, NH Asian / API, NH
Black or African American, NH White, Non-Hispanic (NH)
Other Race or Multiple Races, NH Hispanic or Latinx

106 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 COVID- 19 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 B ay 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 ha s 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 107 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. Two- thirds 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 Serramo nte (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 lo wer 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 rate s 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 al though homeowner

108 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 Ci ty 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.

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

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

111 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 are as 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 female- headed 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.

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

113 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 a ssistance 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.

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

115 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 ex periencing 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 wit h those

116 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 walkin g 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 pr ovides 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 t he 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 n avigation 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 117 Figure HE-21: Disporportionate Housing Needs

Area Median Income (AMI)
Occupants per Room by Tenure
Incomplete Kitchen and Plumbing Facilities by Tenure
Race and Ethnicity
Share of Homeless
Population
Share of Overall
Population
American Indian or Alaska Native 6% 0%
Asian / API 6% 30%
Black or African American 13% 2%
White 67% 51%
Other Race or Multiple Races 8% 17%
Assisted Units at High or Very
High Risk of Displacement Daly City San Mateo County
Number of Units 112 417
% of Assisted Units 21% 8%
18%
28%
52%
66%
92%
15%
25%
40%
31%
7%
67%
47%
9%
4%
0%
0%-30% of AMI
31%-50% of AMI
51%-80% of AMI
81%-100% of AMI
100%+ of AMI
0%-30% of Income Used for Housing 30%-50% of Income Used for Housing 50%+ of Income Used for Housing

0.6%

0.4%

1.6%

0.1%
Kitchen
Plumbing
Owner Renter

12.6%

9.7%

5.3%

2.4%

1.0 to 1.5 Occupants per Room
More than 1.5 Occupants per Room
Owner Renter Series3

1.5+ Occupants
per Room
1-1.5 Occupants
per Room

118 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 discriminat ory 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 du ring 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 neighborhood s 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 an d 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 119 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” neighborh oods—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 acce ptance 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 Ac t. 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 (blo ck 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

120 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 121 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 M ateo 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, hig her 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 jur isdiction’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 moderate- income 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 C enter. 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 valua ble 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 ba sed 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

122 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 lower -income 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) Fi nal 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 b ased 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.

123 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 124 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 second-highest percentage (42.1 percent) are in areas of the city where 90 percent or more of the population is non -white. The majority of lower-income units ( 52.5 percent) are within census tracts where 80 to 90 percent of the population is non -white. By comparison, while only 18.7 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, 69.2 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 (5.4 percent and 12.2 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 m oderate-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, 16.3 percent, are inventoried in areas where 70 to 79 percent of the population is non-white, and the remaining

31.2 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 (82.7 percent of above moderate-income units and 55.3 percent of moderate-income units in these areas). In contrast, just under one -third of lower -income units ( 29.9 percent) are expected to develop in these areas. However, in the two census tracts with the highest percentage of residents with

5.4%

16.3%

12.2%

52.5%

52.6%

69.2%

42.1%

31.2%

18.7%
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 125 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 these areas with higher levels of residents with disabilities are sites that are either curren tly 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 dev elop 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 female - headed households is that 14.9 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

1.7 percent of lower -income units (see Figure 1 -17). In contrast, 33.7 percent of lower -income and 32.7 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 12.7 percent of above moderate-income unit capacity to meet RHNA. 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.

29.9%

55.3%

82.7%

70.1%

44.7%

17.3%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower
Moderate
Above Moderate
Less than 10 percent 10 to 20 percent

126 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 moderate- income 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 trac t 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. Just over three-quarters percent of above moderate-income units (76.3 percent) and 94.3 percent of lower -income units are expected to develop in these areas, along with 81.0 percent of moderate -income units. Just over ten percent of moderate-income units ( 17.3 percent) are inventoried within census tracts with median incomes just above the state median, along with 5.7percent of lower -income units and 17.3 percent of above moderate-income units. The small number of remaining sites, containing 6. 6.4 percent of above moderate-income inventory units and 1.8 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 o verall amount of housing available to lower -income households without displacing them to other areas of the city.

33.7%

32.7%

12.7%

27.9%

52.6%

56.2%

36.6%

14.7%

16.2%

1.7%

14.9%
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 127 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 ci ty. The majority of sites and projects in the RHNA inventory are mixed - income 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 (62.7 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 47.5 percent of lower -income units and 49.2 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.

94.3%

81.0%

76.3%

5.7%

17.3%

17.3%

1.8%

6.4%
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

47.5%

49.2%

37.3%

52.5%

50.8%

62.7%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower
Moderate
Above Moderate
0 to 10 Percent 10.1 to 20 Percent

128 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 la rge 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 numb er 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 t he 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 increas ed 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, 36.6 percent of all lower - income 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, 8.8 percent of above moderate-income units and 7.6 percent of moderate-income inventory units are sited in this area.

Daly City 2030 General Plan | Housing Element 2023-2031 129 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 proxi mity to job centers in the region. Just under half of the lower -income units in the sites inventory ( 40.5 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 mixed - income or moderate-income. As such, 22.5 percent of moderate-income units and 13.5 percent of above moderate-income units fall within this area. The present low rate of jobs proximity i n 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.

Figure HE-30: Percentage of RHNA Inventory by Income Level, by Jobs Proximity Index

Source: HUD, 2014-2017.

36.6%

8.8%

7.6%

22.8%

43.1%

57.7%

40.6%

48.1%

34.6%
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

59.5%

77.5%

86.5%

40.5%

22.5%

13.5%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower
Moderate
Above Moderate
Less than 20 20 to 40

130 Daly City 2030 General Plan | Housing Element 2023-2031 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 SR- 82 corridor and adjacent to the I -280 corridor tend to have higher scores; many mixed -income projects are located in these areas. As such, 77.3 percent of lower -income units in the sites inventory and 66.1 percent of moderate-income units are in areas with CalEnviroScreen scores in the 51st to 75th percentile, compared to 41.1 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

5.4 percent of lower income units, 14.9 percent of moderate-income units, and 18.5 percent of above moderate-income units that are in areas with CalEnviroScreen scores in the 25th percentile or better.

Figure HE-31: Percentage of RHNA Inventory by Income Level, by CalEnviroScreen Percentile

Source: CalEnviroScreen 4.0, 2021
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 (87.6 and 59.6 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 over one third of moderate -income units in the sites inventory ( 35.8 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 mod erate-income housing that is related to a city -level fair housing issue. Instead, it is indicative of the overall high cost of rental housing throughout the region.

5.4%

14.9%

18.5%

17.3%

19.0%

40.5%

77.3%

66.1%

41.1%
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

Daly City 2030 General Plan | Housing Element 2023-2031 131 Figure HE-32: Percentage of RHNA Inventory by Income Level, by Percentage of Renter Households Overpaying for Housing

Source: ACS, 2015-2019.

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 15.1 percent of above moderate-income units and 1.7 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 prox imate 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.

0.2%

12.4%

40.4%

35.8%

87.6%

59.6%

64.0%
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

1.7%

15.1%

98.3%
100.0%

84.9%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lower
Moderate
Above Moderate
20 to 40 Percent 41 to 60 Percent

132 Daly City 2030 General Plan | Housing Element 2023-2031 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 of lower and above-moderate income units in the inventory (59.2 percent of lower-income units and 51.7 percent of above moderate-income units) are within areas of the city where more than 20 percent of households are experiencing overcrowding, and just under half of moderate -income units (45.0 percent) are within the same area. 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 12.0 percent of above moderate -income units, 13.1 percent of moderate -income units, and 5.4 percent of lower-income units.

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 64.3 percent of the lower-income units, 65.9 percent of moderate-income units, and69.2 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.

5.4%

13.1%

12.0%

33.7%

37.7%

19.0%

1.7%

14.9%

0.0%

4.2%

2.3%

59.2%

45.0%

51.7%
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

Daly City 2030 General Plan | Housing Element 2023-2031 133 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.
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 op portunity 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).

134 Daly City 2030 General Plan | Housing Element 2023-2031 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 .
 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 Distric t 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 th e 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).

Daly City 2030 General Plan | Housing Element 2023-2031 135 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-42, 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-42, 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.

136 Daly City 2030 General Plan | Housing Element 2023-2031 Table HE 42: 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 137 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 th e 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 AB AG. 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, bu t 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-43 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 43: 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 (668 units) is allocated to the extremely low-income category.

138 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-44, 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. Both sites were rezoned to Planned Development uses, one site has a General Plan Land Use Designation of Residential High Density, allowing 35.1 to 50 units per acre, and one site has a General Plan Land Use Designation of Residential Medium, allowing

20.1 to 35 units per acre. These rezoned sites met all by -right requirements under Government Code Sections 65583.2(h) and (i) , having a site capacity of at least 16 units, permitting rental and owner multifamily development without discretionary review at minimum densities of 20 dwelling units per acre, and that at least a t least 50 percent of the very low and low -income housing need shall be accommodated on sites designated for exclusive residential uses.

The Jefferson Union High School District Staff Housing site was rezoned in January 2020 and the planned development zone permitted for an all-residential development. The Hub was rezoned in January 2019 and allowed for a vertical mixed-use planned development with residential uses occupying at least 50 percent of the project’s total floor area. Both projects were rezoned prior to the beginning of the current planning period (January 1, 2023) and have since been built and o ccupied. Additionally, a 4-acre residential site, APN 005-330-320, was not included in the 5th Cycle Sites Inventory. This parcel was zoned R-3 (no zone change was needed) , allowing 35.1 to 50 units to the acre , which is appropriate to accommodate the City’s lower income RHNA. With a minimum density of 35 units per acre, the site had a minimum capacity of 140 units. Building permits were pulled in September 2021, and the site developed with 147 units affordable to lower income households.

Based on the available capacity of these three sites (334 units), the City was able to meet the identified shortfall of 261 units within the 5 th cycle planning period , and therefore does not have an unaccommodated need.

Table HE 44: Alternatives to 5th Cycle Rezone to Meet Unaccommodated Need Project Units Acres General Plan
Designation Zoning New General Plan
Designation
New
Zoning
Site not included 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
(PD-31)
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.

Daly City 2030 General Plan | Housing Element 2023-2031 139 Projects Under Construction
The City may credit units built after the start of the planning period towards the RHNA, which was June 30, 2022 for the 6th cycle Housing Element. Table HE 45 shows projects currently under construction, which include six units for lower -income households and 57 units for above moderate-income households.

Table HE 45: Projects Under Construction
Site
Number
Assessor’s
Parcel
Number
(APN)
Site
Address/
Intersection
General
Plan
Designation
Zoning
Designation
Parcel
Size
(Acres)
Total
Project
Capacity
per Plan/
Application
Lower-
Income
Units
Moderate-
Income
Units
Above
Moderate-
Income
Units
Source of
Affordability Project Status
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
Inclusionary
Housing
Ordinance
(IHO)
All units under
construction
and nearing
completion.

Building
permits issued
July 22, 2022.

P-15 005-064-
290
55 Calgary
Street
Commercial
- Retail and
Office
Planned
Development

0.34 0 0 7 Under
construction.

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
Total 63 6 0 57
Source: City of Daly City, November 2023

140 Daly City 2030 General Plan | Housing Element 2023-2031 Planned and Approved Projects
Daly City has a significant number of development projects that are seeking entitlements or that have been approved. Table HE -46summarizes 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 us ed 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 March 2024, there were an estimated 3,093 housing units in the pipeline that could meet a portion of the City’s RHNA. While the City believes all projects have the potential to build out, if market conditions allow, the City has taken a conservative approach and is assuming a 20 percent reduction on projects over 150 units (projects P-8, P-9, P-10, P-11, P-13, and P -18), which brings the assumed pipeline project capacity to 2,638 units. This is reflected in Table HE-47. Of these assumed units, 873 are affordable to lower- income households, 134 affordable to moderate -income households, and 1,630 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.

Project Approval Rates
When looking at project approval rates from the 5 th cycle planning period (2015 - 2023)56 percent of projects submitted moved forward towards development (39 percent of projects submitted for approval were constructed or are under construction and 17 percent of projects are pending approval awaiting on the developer at varying stages and listed
The Planning Division continually maintains a database of all project entitlement timelines and completion rates. Table HE -71 provides an overview of these timelines for all applications containing residential development deemed complete since 2015. As identified by the table, of the 18 projects processed by the Planning Division, the Planning Commission and City Council have a pproved 100 percent of the applications and of these approximately 39 percent have either been constructed or are under construction, and an additional 17 percent are in plan check. Processing times for these applications are varied due to a number of factors, including applicant timelines for completeness resubmittal and more complicated CEQA document development. Almost three-quarters of the applications processed since 2015 have involved either legislative -type approval (e.g., rezoning or General Plan amendments). The City Council has also approved 100 percent of all time extension requests.

Of the six projects that were constructed during this period or that are currently under construction, three were larger than 100 units and an additional two were between 70 and 100 units, with only one project in this group having fewer than 70 total units. The largest project, which is currently under construction, is a multi-phase affordable project of 555 total units, indicating that large project size and affordable units are not barriers to construction. The projects include a variety of unit types, including two detached home projects, two townhome projects and two apartment building projects. Three projects have included phasing. The largest project, Midway Village Redevelopment, has a total of four phases, starting with the first phase of 150 units that has been fully constructed. The Point Martin development has a total of two phases. The JUHSD school district housing project, which is a workforce housing project for school district staff, is one phase of a three-phase project to develop additional market rate and affordable housing.

Among phased projects either built or under construction in the 2015 -2023 period, phases typically included between 100 and 150 units. Therefore, current pipeline projects with fewer than 150 units are assumed to not require phasing. Of the 20 pipeline projects, only 7 have a total number of units greater than 150. Of these, the 2 largest projects have phasing proposed. The phasing plan on the three remaining Midway Project phases is in line with recent trends in phase sizing (128, 140, and 140 units). Phase 1 of the project was submitted in 2019, approved in 2020, and completed in 2023. Building permits for phase 2

Daly City 2030 General Plan | Housing Element 2023-2031 141 were pulled in are estimated to be pulled in summer 2024. Because project phases can be developed simultaneously, as is occurring in the Point Martin project, it is not assumed that each additional phase will take three years, but that the remaining four phases can be completed by 2028, as the developer has committed to. Similarly, it is estimated that 890 of the 699 Serramonte Boulevard site’s 1,113 units can be developed within the planning period in overlapping phases of a similar size to those of recent trends.

Table HE 46: Summary of Projects Under Construction or Constructed, 2015-2023 Project Status Project
Type
Number of
Units Affordability Phasing
Robertson
Intermediate
Redevelopment
(Toll Brothers)
Constructed Detached
Homes 71 Market Rate Single phase
Point Martin Under
Construction
Detached
Homes
Total: 133
Phase 1: 16
Phase 2: 117
Market Rate Two Phases
Serra Station (The
Hub) Constructed Attached
Townhomes 75 Market Rate One phase
JUHSD Faculty
and Staff Housing
(Serramonte del
Rey)
Constructed Apartment
Building 122
Workforce Housing
(Affordable to
District Staff)
One phase of a
larger, three-
phase master
plan
Habitat for
Humanity
Multifamily
(Habitat -
Geneva)
Constructed Attached
Townhomes 6 Affordable One phase
Midway Village
Redevelopment
Phase 1: Built
Phase 2
building
permits
assumed to be
pulled summer
2024.

Apartment
Buildings
Total: 555
Phase 1: 147
Phase 2: 128
Phase 3: 140
Phase 4: 140
Affordable
Four phases. First
phase
complete.

While the City only has control over the approval processes and cannot force builders to construct, the City has included as part of Task 6.9, the City will establish a proactive, annual outreach and coordination program to contact developers of projects that are approved or in the plan check process but that have not yet pulled building permit on an annual basis to identify any barriers to construction. As appropriate, the program will also identify ways the City can support applications for funding for ho using to accommodate lower-income households or otherwise connect developers with necessary resources or partnerships to complete construction. The City will also track the average time between project approval and pulling building permits and identify ways to decrease this time if possible.

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Daly City 2030 General Plan | Housing Element 2023-2031 143 Table HE 47: 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
Lower-
Income
Units
Moderate-
Income
Units
Above
Moderate-
Income Units
Source of
Affordability

P-1 005-041-280
Carter Street, Steve
Courter Way and Martin
St (Multiple Addresses in P-
1 Project)
Residential Low Density Planned Development
18 (Total P-1
Site Area)
133
(Total P-1
Capacity)
1 Inclusionary Housing
Ordinance (IHO)

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

144 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
Lower-
Income
Units
Moderate-
Income
Units
Above
Moderate-
Income Units
Source of
Affordability

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 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

Daly City 2030 General Plan | Housing Element 2023-2031 145 Site
Number
Assessor’s
Parcel
Number
(APN)
Site Address/
Intersection General Plan Designation Zoning Designation Parcel Size (Acres)
Total Project
Capacity per
Plan/Application
Lower-
Income
Units
Moderate-
Income
Units
Above
Moderate-
Income Units
Source of
Affordability

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 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

146 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
Lower-
Income
Units
Moderate-
Income
Units
Above
Moderate-
Income Units
Source of
Affordability

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-3 006-254-030 141 Third Avenue Residential Medium Density R-3 Multiple-Family Residential 0.71 15 0 0 15 P-4 004-243-130
717 Templeton Avenue
Residential – Low Density R-1 Single-Family Residential 0.36 4 0 0 4 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 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

P-7 004031260 6098 Mission Street Commercial Mixed-Use C-1 Light Commercial 0.25 36 0 7 29 IHO - Ownership P-8 005-050-240 1 Carter Street Commercial Mixed-Use C-1 Light Commercial 12.5 262 262 0 0 IHO and housing site,
stated in pre-app.

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 IHO and State
Density Bonus.

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 P-11 002-201-140 99 Southgate Avenue Commercial Mixed-Use Planned Development 1.93 214 21 0 193 IHO P-12 005-064-250 2665 Geneva Avenue Commercial Mixed-Use Planned Development 1 9 1 0 8 IHO P-13 091-211-230 699 Serramonte Boulevard Commercial - Office Planned Development 18.1 1113 150 72 890 Proposed
development
agreement, IHO

P-14 005-330-020
45 Midway Drive
Residential - High Density R-3 Multiple-Family Residential 15 405 405 0 0 Housing Authority of
San Mateo County
requirement

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 147 Site
Number
Assessor’s
Parcel
Number
(APN)
Site Address/
Intersection General Plan Designation Zoning Designation Parcel Size (Acres)
Total Project
Capacity per
Plan/Application
Lower-
Income
Units
Moderate-
Income
Units
Above
Moderate-
Income Units
Source of
Affordability

P-14 005-330-080 Residential - High Density R-3 Multiple-Family Residential P-14 005-330-090 Residential - High Density R-3 Multiple-Family Residential 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-16 004-050-200 6225 Mission Street Commercial Mixed-Use C-1 Light Commercial 8 0 0 8 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 IHO P-18 091-247-080 525 Serramonte Boulevard Residential – High Density R-3 Multiple-Family Residential 4.67 323 0 65 258 P-19 003-180-590 6774-6782 Mission St Commercial Mixed-Use C-1 Light Commercial 0.12 42 3 0 37 IHO P-20 003-180-350,
003-180-360 6740 Mission St 62 6 56
TOTALS 3093 970 155 1967
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.

148 Daly City 2030 General Plan | Housing Element 2023-2031 Table HE 48: Planned and Approved Project Details, with Reduced Capacity Site
Number
Site
Address/Inter
section
Parcel Size
(Acres)
Total Units
in Project
Total Units in
Project -
Reduced
Lower Moderate Above
Moderate Next Steps Phasing Infrastructure Plans Entitlements Expire P-1
Carter Street,
Steve Courter
Way and
Martin St
18 133 133 0 11 122
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. 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.

No. None required or proposed. Yes, they are approved. Entitlements do not expire P-3 141 Third
Avenue 0.71 15 15 0 0 15
Approved April 24, 2023. The developer is currently working with the City to establish the various fees that will be paid. Next step is application for building permits. The City expects that building permit applications will be submitted in April/May 2024.

No. None required or proposed. No significant off-site infrastructure required. April 2025
P-4
717
Templeton
Avenue

0.36 4 4 0 0 4
Approved. Building permit application submitted. The City spoke with the developer in 2022. The lots are developable with all land use entitlements in place for by-right construction.

No. None required or proposed. No significant off-site infrastructure required. Entitlements do not expire
P-5 1784 Sullivan
Avenue
14 14 0 0 14
Approved March 2023 (AB 2097 used). Staff has spoken with the developer recently and the City expects to receive building permit applications in approximately Q1 of 2024.

No. None required or proposed. No significant off-site infrastructure required.

Use permit has no
expiration; expired design
review will occur by ODS
P-6 493 Eastmoor
Avenue 0.37 72 72 72 0 0
Entitled. This project is currently in building permit plan check.

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

No. None required or proposed. Off-site infrastructure currently in plan check February 2026
P-7 6098 Mission
Street 0.25 36 36 0 7 29
Approved. Project has building permits ready to issue. A two-year extension was granted for the project until April 2025, as the COVID- 19 pandemic impacted the project schedule. The applicant has communicated to staff that a senior housing developer is anticipated to purchase the project. The City will work with developer to facilitate and market the sale of this project to ensure additional steps are completed.

No. None required or proposed. No significant off-site infrastructure required. April 2025
P-8 1 Carter
Street 12.5 262 210 210 0 0
Pre-Application. Site plan in process. Bridge Housing project. The County of San Mateo has provided pre-development funding and work on entitlements is expected to continue
Not entitled yet, but no phasing
likely.

No significant off-site
infrastructure required. Not entitled yet.

P-9 2321 Geneva
Avenue 0.48 185 148 27 0 121 Application withdrawn and replaced by C-MU zoning by-right zoning allowance and adopted Objective Design Standards. No. None required or proposed. No significant off-site infrastructure required. Project allowed by-right.

P-10 10 Park Plaza
Drive 1.95 179 143 14 0 129
Approved. Initial project approval pre-dates Affordable Housing Ordinance, but 10% affordable to low income. Applicant has communicated that he expects the project to be constructed in the next eight years.

No. None required or proposed. No significant off-site infrastructure required. Entitlements do not expire
P-11 99 Southgate
Avenue 1.93 214 171 17 0 154
This project was approved in April 2017. No building permit submittal yet. Construction drawings are under preparation and are expected to be submitted to the Building Division for plan check in Q1 of 2024.

The developer expects the project to be under construction within the next 18 months.

No. None required or proposed. No significant off-site infrastructure required. Entitlements do not expire
P-12 2665 Geneva
Avenue 1 9 9 1 0 8 This project was approved in September. 2022. The applicant applied for a building permit in September 2023. No. None required or proposed. No significant off-site infrastructure required. May 2025
P-13
699
Serramonte
Boulevard

18.1 1113 890 120 58 712
Development agreement, general plan amendment, and rezoning approved February 2024. Phased project. The sequence and timeline of development will ultimately depend on market conditions. The pace of development will fluctuate with the regional economy, capital expectations and availability, costs for development and the conditions of the Daly City housing market.

Phasing is proposed but not
required. Development of any lot
can happen concurrently.

Parcels are assumed to develop
in the following order:

Parcel B – 201 units
Parcel C – 100 units
Parcel D – 240 units
Parcel E – 290 units
Parcel F – 282 units
Yes, plan for on- and off-
site infrastructure
approved February 2024.

Entitlements do not expire

Daly City 2030 General Plan | Housing Element 2023-2031 149 Site
Number
Site
Address/Inter
section
Parcel Size
(Acres)
Total Units
in Project
Total Units in
Project -
Reduced
Lower Moderate Above
Moderate Next Steps Phasing Infrastructure Plans Entitlements Expire P-14 45 Midway
Drive 15 405 405 405 0 0
Midway Village currently provides 150 affordable homes and is owned and managed by the Housing Authority of the County of San Mateo. MidPen Housing, in close collaboration with the County of San Mateo is developing the site. This includes replacing the 150 affordable units and developing an additional 405 units and relocating families to the newly built units. The project includes 555 units over 4 phases. Phase 1 which included 147 units were constructed in 2023 and Phase 2 is estimated to pull building permits in summer 2024. Design review is needed for the remaining two phases, but all are approved. Commitment has been made by the County of San Mateo Department of Housing that all units will be built prior to the end of the planning period.

Project is phased (four phase) for
build-out by 2028.

Phase 2 includes 128 units and will
be in plan check summer 2024.

Phase 3 includes 140 units and
Phase 4 includes 140 units.

Significant on-site
infrastructure installed or to
be installed.

Entitlements do not expire
P-16 6225 Mission
Street
8 8 0 0 8 Project allowed without discretionary review pending final Housing Element adoption. No. None required or proposed. No significant off-site infrastructure required.

No entitlements required.

Application converted to
C-MU 'by-right'
allowances
P-17 7310 Mission
Street
17 17 2 0 15
Entitled (approved May 2022). Building permit application submitted in September 2023, construction expected to commence Q1 of 2024.

No. None required or proposed. No significant off-site infrastructure required.

No expiration. Use permit
and design review
approvals converted to
C-MU 'by-right'
allowances.

P-18
525
Serramonte
Boulevard

4.67 323 258 0 52 206
This project was approved in November 2018. No building permit submittal yet. The applicant has been in contact with the City and stated that the project is moving forward and will be advanced by the rezoning of the hotel parcel.

No. None required or proposed. No significant off-site infrastructure required. Entitlements do not expire
P-19 6774-6782
Mission St 0.12 42 42 5 0 37
Application submitted October 6th, awaiting completeness determination. The developer has elected to move forward with a use permit rather than waiting for C-MU rezoning to be completed.

No. None required or proposed. No significant off-site infrastructure required.

Not entitled yet. Project
next steps is to submit for
building permits, assumed
for Fall 2024.

P-20 6740 Mission
St 62 62 6 56
The project is allowed by right, subject to only Objective Design Standards. The next step is a building permit. Pre application meeting was in March 2024.

No. None required or proposed. No entitlements required.

Total 3,093 2,637 873 134 1,630

150 Daly City 2030 General Plan | Housing Element 2023-2031 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-51, HE-52, and HE-53 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 is relying on the R-2 and R-3 zones to meet the lower-income RHNA. All of these zones permit densities of 30 or more units to the acre.

Small Sites
Sites smaller than a half-acre in size are typically not consider to be appropriate to accommodate housing for lower-income households unless it is demonstrated, with sufficient evidence, that sites are suitable to

Daly City 2030 General Plan | Housing Element 2023-2031 151 accommodate housing for lower-income households. However, developing affordable projects on small sites, as shown in Table HE- 48, is typical in Daly City. The City is only assuming that 11 percent of the lower income RHNA will be met on sites smaller than a half-acre.

Additionally, Site 8, located at 6401 Mission Street, is smaller than 0.5 acres, has been inventoried in the lower-income category because the site has an active proposal to develop 150 units that are affordable to lower-income households. Parcel Consolidation The sites inventory, as shown in Table HE-50, 51, and 52, includes several sites that include multiple parcels that the city is assuming will develop jointly, however developing jointly is not required. No parcels smaller than 0.5 acres are assumed to accommodate lower-income unit capacity toward the RHNA, even when part of a consolidated site. Factors that support the likelihood on each site are discussed below:
• Site 1: Four parcels (sizes 0.05 acres, 0.12 acres, 0.06 acres, and 0.11 acres). The parcels are owned by the same owner and are currently cleared and fenced as one area rather than distinct parcels, so it is estimated that these will develop jointly.
• Site 9: A total of five parcels (sizes 1.75 acres, 1.12 acres, 3.04 acres, 2.10 acres, and 3.38 acres). All five are owned by a common owner that has expressed an interest in developing all five parcels together on a project with three phases. A mix of lower and moderate -income capacity is assumed on this site due to the intention expressed by the site’s current owner and the density permitted on the site.
• Site 3: Two parcels, one 0.57 acres, the other 0.46 acres. Both are owned by the same owner and currently have a use that extends to both parcels.
• Site 11: Three parcels on the site, with sizes of 1.08 acres, 0.2 acres, and 0.43 acres. All three parcels are owned by the same owner, and the owner has expressed an interest in developing the whole site.
 Site 13: Three parcels on the site, with sizes of 0.34 acres, 0.21 acres, and 0.13 acres. The first two parcels have common ownership, and so are the most likely to develop jointly. However, because of its close proximity to the other two parcels, the configurati on of the lots, and the age of the buildings on the site, it is possible that the three parcels will develop jointly.

Additionally, the city has expanded program 1.6 to assist with lot consolidation when affordable units are proposed.

AB 725
Under Gov. Code, § 65583.2, subd. (c)(4) , jurisdictions that are considered Metropolitan, including Daly City, must identify at least 25 percent of the moderate and above-moderate RHNA on sites that allow at least four units of housing. All of the sites in the inventory that were identified to meet the moderate and above-moderate RHNA allow at least four units of housing.

Commercial Mixed-Use Zone
As a part of a separate effort, t he City rezon ed a number of parcels in the Mission Street and Geneva Avenue corridors as part of the process of implementing its newly -developed Commercial Mixed -Use zone (Task 1.1). The rezones occurred in November 2023, prior to adoption of the Housing Element. While this rezone will provide for more opportunity in the C -MU zone, implementation of strategies 1.1, 1.2, 1.3,

1.4, 1.5), was not needed to meet the City’s RHNA.

152 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-51, HE-52, and HE-53.

Vacant Sites Zoned for Exclusively Residential Uses
Of the vacant housing sites identified in Table HE-51, three 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 h as assumed that development will occur at approximately 90 percent of the maximum permissible density because recent development trends in Daly City have been close to this ratio (82 percent average on non-Planned Development sites), and the City assumes that by increasing the maximum permitted density in the High and Very High Density Residential land use designations, higher density projects will be encouraged to develop in these areas. 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. Calculating a specific ratio of project units to maximum units permitted is therefore not possible on these sites, as the unit maximum is defined by the project. Table HE-49 shows all multifamily projects that were submitted for entitlement approval since 2015 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. Since 1998, every residential project that has been submitted for entitlement has been approved by City Council.

Daly City 2030 General Plan | Housing Element 2023-2031 153 Table HE 49: Recent Development Examples, Multifamily
Residential Status Approval Date Zoning Site
Size
Units
Approved
Maximum Density
Permitted by Land Use
(du/ac)
Maximum Units
Permitted by Land
Use
Units as a Percent of
Maximum
(if Applicable)
What was/is the existing
use on the site?
Did Lot Consolidation
Occur?
Calgary Subdivision (Baldini) Under Construction 8/14/2015 Planned Development 0.28 7 N/A N/A N/A Public middle school - demolished Yes
Point Martin One Residential
Subdivision Under Construction 9/14/2015 Planned Development 1.84 16 N/A N/A N/A Vacant land No Second Avenue
Condominiums Plan Check 12/14/2015 R-3 Multiple Family 0.45 20 55 25 81% Vacant land Yes Roberton Intermediate
Redevelopment (Toll Brothers) Constructed 4/25/2016 Planned Development 6.96 71 N/A N/A N/A Vacant land Yes Point Martin Two Residential
Subdivision Under construction 5/22/2017 Planned Development 18 117 N/A N/A N/A Existing retail space converted to condos No
Station Avenue Apartments
(Uniacke) Approved 11/14/2018 R-3 Multiple Family 0.23 15 55 13 118% Vacant land Yes Serramonte Views Residential
Condominiums Approved 11/26/2018 Planned Development 4.76 323 N/A N/A N/A Bowling alley - demolished No
Serra Station (The Hub) Constructed 1/14/2019 Planned Development 3.2 75 N/A N/A N/A Retail and office
building proposed for
demolition
No
Habitat for Humanity
Multifamily (Habitat - Geneva) Constructed 5/28/2019 R-3 Multiple Family 0.14 6 55 8 78% Vacant land No Templeton Homes Approved 5/28/2019 R-1 Single Family 0.36 4 12 4 93% Vacant land No JUHSD Faculty and Staff
Housing Constructed 1/13/2020 Planned Development 3.3 122 N/A N/A N/A Closed high school proposed for demolition No
Midway Village
Redevelopment Under Construction 6/8/2020 R-3 Multiple Family 11.25 555 55 619 90% Vacant land/car dealership storage No
Third Avenue Townhouses Approved 4/24/2023 R-3 Multiple Family 0.72 14 55 40 35% Closed fire station demolished Yes
Average 82%
Source: City of Daly City, 2023. Note: du/ac = dwelling units per acre

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Daly City 2030 General Plan | Housing Element 2023-2031 155 Vacant: Mixed-Use Sites
Of the vacant housing sites identified in Table HE-50 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 85 percent of the maximum permissible density because development trends in Daly City have historically supported this assumption.

Since 1998, every mixed -use project that has been submitted for approval has been approved by City Council. Additionally, to permit primarily residential projects in commercially zoned areas that permit mixed-use, the City has historically been willing to consider a building’s amenities as the non -residential portion of the mixed-use in order to permit additional residential development. Table HE-4 50shows recent examples of all mixed-use projects that were approved from December 2014 to the present and the capacity at which they developed. Because the C-1 and C -2 zones do not have a maximum density required by the corresponding land use designation, it is not possible to calculate a percentage of the maximum for purposes of comparison. Similarly, because many mixed -use projects are developed with Planned Development projects, the maximum density is defined by the proposed project and therefore all projects maximize the permitted density. However, the projects below have an average project density of 121 dwelling units per acre, which is indicative of the density that is feasible in the current development market. An average project density of 121 dwelling units per acre represents 83.4 percent of the maximum density permitted in these zones based on the minimum lot area per dwelling unit. It is estimated that the removal of the conditional use permit will encourage development at increased densities, so the City has estimated a realistic development capacity of 85 percent of the maximum.

While the C-1, C-2, and CMU zones allow for 100 percent non-residential uses, they also permit 100 percent residential projects. Based on trends, 100 percent commercial is not what develops in Daly City. To ensure commercial uses do not exceed the 15 percent assumed in the realistic capacity assumptions, as well as to ensure that residential uses do not develop at less than 85 percent of the maximum permitted capacity, the City has included Task 6.10 to monitor projects throughout the planning period to ens ure 85 percent residential targets are being met and perform a mid-year review of mixed use developments to determine if 85 percent realistic capacity is still appropriate. Over the last 10 -15 years the City has not received applications for 100 percent commercial projects. Projects in commercial zones are typically developed with 100 percent residential, or mixed-use projects with residential being the primary use. This shows that the City can assume this trend will continue moving forward.

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Daly City 2030 General Plan | Housing Element 2023-2031 157 Table HE 50: Recent Development Examples, Mixed-Use
Mixed Use Status Approval Date Current
Zoning Site Size Units
Approved
Density of Final
Development (du/ac) Use prior to Approval or Development Brunswick Street Senior Apartments Constructed 12/14/2014 C2 - Heavy Commercial 1.15 206 179 Vacant Pacific Place Retail Conversion Plan Check 4/24/2017 Planned Development 1 7 7 The site currently has a 72-unit apartment building that is approximately 16 years old. This structure was not removed, but the building’s retail space was replaced with housing units. As of 2017, the ILV of the site was 2.8.

Mission Street/Goethe Street Mixed-Use
Building Plan Check 9/11/2017 C-1 Light Commercial 0.25 36 144 This sites previously included a gas station, but had been vacant for at least 25 years prior to development.

Westlake Shopping Center Mixed-Use
Building Approved 9/10/2018 Planned Development 1.95 179 92 Prior to redevelopment, the site had been a retail and medical office space that was constructed in the 1950s. As of 2018, the ILV was 1.1.

Eastmoor Residential Mixed-Use (CORE) Plan Check 2/24/2020 C-S Commercial- Service 0.37 72 195 This sites previously included a gas station, but had been vacant for at least 25 years prior to development.

Mission Street Mixed Use Building (Antonaris) Approved 6/8/2020 C-1 Light Commercial 0.12 17 142 The site is the parking lot for a used car business and has an ILV of 0.0.

Old Burlington Site Mixed-Use
Redevelopment Approved 9/12/2022 Planned Development 1.95 179 92 Prior to redevelopment, the site had a retail building. The ILV as of 2022 was 0.7.

Average 121 du/acre
Source: City of Daly City, 2023. Note: du/ac = dwelling units per acre

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Daly City 2030 General Plan | Housing Element 2023-2031 159 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-51). 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 maximu m 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 sites identified in Table HE-52, seven sites are occupied by existing structures or parking lots. Of these seven 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, gi ven 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. Properties with existing structures that are poorly maintained or older than 50 years or that have improvement-to-land value ratios of less than 1.0 were considered to be appropriate for redevelopment, though not all conditions were required to be met in order to be considered for the inventory.

Historically, all but one residential development project in Daly City that has been constructed within the past ten years has been completed on non -vacant sites, including on challenging sites that required environmental remediation, such as former gas stations. The only completely vacant property that was developed during this time period was 4619 Brunswick Street. This property was a rock outcropping, and so while the property was technically vacant, it also had a challenging physical condition that need ed to be remediated prior to development. Therefore, the presence of buildings or other structures on a site, particularly older structures such as those on Sites 10, 11, 12, 13, 14, and 15, are not considered to be a constraint to development.

To further show that non vacant sites are appropriate to accommodate the RHNA, the City reviewed sites that have been approved for the development of housing with similar characteristics, i.e. aging commercial buildings, existing retail space, and older resi dential units. Table HE -49 provides a list of multifamily project examples where the proposed projects were developed or will be developed on sites that had/have existing uses. Where data on improvement values prior to redevelopment is available, improvement-land value ratios at the time of project approval for the mixed-use project examples in Table HE-50 that were developed on non -vacant sites were between 0.70 and 2.84, indicating that high improvement values are not a barrier to redevelopment. Approximately 50 percent of the projects approved since 2015 were on non -vacant sites, including on sites with active retail or medical office building uses. This f urther justifies that underutilized sites develop with residential units and that the sites assumed are similar to the approved projects making the underutilized sites more than appropriate to accommodate the City’s RHNA.

160 Daly City 2030 General Plan | Housing Element 2023-2031 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 161 Table HE 51: 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 (85%)
Lower-Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
12 005-065-120 Geneva/Rio Verde NE Corner Commercial Mixed-Use C-1 Light Commercial 75 0.10 8 6 5 1 005-065-130 Geneva/Rio Verde NE Corner Commercial Mixed-Use C-1 Light Commercial 0.12 8 7 5 2 005-065-140 Geneva/Rio Verde NE Corner Commercial Mixed-Use C-1 Light Commercial 0.06 5 4 3 1 005-065-190 Geneva/Rio Verde NE Corner Commercial Mixed-Use C-1 Light Commercial 0.11 8 7 6 1 2 006-221-190 130 Station Avenue Residential High Density R-3 Multiple-Family Residential 120 0.23 28 23 20 3

4 091-211-340 1050 St. Francis Boulevard Residential Medium Density R-2 Two-Family Residential 60 2.49 149 127 76 25 25 5 006-234-030 89 Second Avenue Residential High Density R-3 Multiple-Family Residential 120 0.46 55 47 37 10 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 23 20 3
Total Vacant Site Capacity 288 245 76 121 47
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 s ufficient capacity for sewer, water, and dry utilities.
1 Site subject to the Inclusionary Housing Ordinance, requiring at least 10 percent of units to be rented at rates affordable to lower-income households for projects of 20 units or more.

2. Allowed density was in place prior to the start of the planning period.

Table HE 52: 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
(85%)
Lower-
Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
7 091-247-080 525 Serramonte
Boulevard
Commercial – Retail
and Office
Planned
Development
Residential Very
High Density
Planned Development
(Permitting Residential) 136 1.30 (Portion) 176 149 97 30 22 8 003-224-100 6401 Mission Street Commercial Mixed-
Use
Planned
Development
(Permitting Office)
Commercial
Mixed-Use
Planned Development
(Permitting Residential) 75 0.35 26
22 19 3
9 008-521-110 Seton Hospital -
Southgate Office (C-O) Office Commercial
(C-O)
Residential- High
(R-H) R-3 120 1.75 210 179 116 36 27
008-104-110 Seton Hospital - West Public Facilities (PF) HOSP Residential- High (R-H) R-3 120 2.08 250 212 138 42 32
008-104-120 Seton Hospital - West Public Facilities (PF) HOSP Residential- High (R-H) R-3

1.49 179 152 99 30 23
008-520-180 Seton Hospital - East Public Facilities (PF) HOSP Residential- High (R-H) R-3 120 2.74 329 279 182 56 42
008-520-190 Seton Hospital - East Public Facilities (PF) HOSP Residential- High (R-H) R-3

1.69 203 172 112 34 26
Total Vacant Rezone Capacity 1372 1166 743 248 175
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. Though Site 9 is listed as one site number due to common ownership (Seton Hospital), development is expected to be developed as three sub-sections (Southgate, West, and East) rather than one combined parcel.

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 h ave sufficient capacity for sewer, water, and dry utilities. Where applicable, steep slopes are accounted for with decreased acreage.

162 Daly City 2030 General Plan | Housing Element 2023-2031 Table HE 53: Underutilized Sites
Site
Number APN
Site
Address/Int
ersection
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
(85%)
Lower-
Income Units
Moderate-
Income Units
Above
Moderate-
Income Units
Existing
Use
Underutilized, Residential Permitted
3 005-067-
210
51 Oriente
Street
Residential
Medium Density
R-2 Two-Family
Residential N/A N/A 50 0.57 34 29 17 6 6 This privately-owned site is currently in use as a parking lot. Both parcels are owned by the same
owner. It is believed that this site will redevelop
during the planning period as it is not well
maintained, and the majority of the space is
unused parking. The property has an
improvement-to-land value ratio of 4.18. However,
due to the property’s low level of maintenance,
this ILV is not considered to be a constraint to
redevelopment.
005-067-
220
51 Oriente
Street
Residential
Medium Density
R-2 Two-Family
Residential N/A N/A 50 0.46 28 23 20 3
10 006-453-
020
640 Lisbon
Street
Residential
Medium-Low
Density
R-1 Single-
Family
Residential
N/A N/A 20 0.27 9 8 4 4
The site is currently a wholesale nursery. The current
use has been in place for approximately 75 years.

Uses on adjacent parcels are residential. The
property has an improvement-to-land value ratio
of 0.27, indicating that redevelopment is highly
feasible.
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 1.08 43 37 24 7 6 This privately owned site is populated by a bank, a strip mall, retail and parking lots and is partially
vacant. All three parcels are owned by the same
owner. Current uses on the site are between
approximately 50 and 75 years old. It is believed
that this site will redevelop during the planning
period as developers have expressed an ongoing
interest in the site on an annual basis, though no
plans have been submitted at present. The
property has an improvement-to-land value ratio
of 0.69, indicating that redevelopment is feasible.
006-251-
210
Neighborhood
Commercial
Residential
Above
C- 1 Light
Commercial
(BART overlay)
N/A N/A 40 0.2 8 7 6 1
006-251-
220
Neighborhood
Commercial
Residential
Above
C- 1 Light
Commercial
(BART overlay)
N/A N/A 40 0.43 17 15 13 2
12 006-346-
170
1645
Edgeworth
Avenue
Commercial
Mixed-Use
Residential
Retail
Commercial
(C-R/R)
N/A N/A 75 0.17 13 11 9 2
This privately-owned site is currently occupied by a
vacant greenhouse that is approximately 75 years
old and has exceeded its useful life. As of October
2023, an application was submitted to redevelop
this site. The property has an improvement-to-land
value ratio of 0.06, indicating that redevelopment
is highly feasible.
13 006-346-
280
1680 and
1698 Bryant
Street
C-R/O Retail and
Office
Commercial
C-R/O
Residential and
Office
Commercial
N/A N/A 57 0.34 19 16 14 2
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 is based on the 57 units
per acre density of the recently developed
residential property across the street. The property
has an improvement-to-land value ratio of 0.69,
indicating that redevelopment is feasible. APNs
006-346-280 and -130 have common ownership.

However, there is potential for all three to develop
together based on the configuration of the lots.
13 006-346-
130
C-R/O Retail and
Office
Commercial
C-R/O
Residential and
Office
Commercial
N/A N/A 57 0.21 12 10 9 1
13 006-346-
140
C-R/O Retail and
Office
Commercial
C-R/O
Residential and
Office
Commercial
N/A N/A 57 0.13 7 6 5 1
14 005-065-
210
Rio Verde
Street
Residential
Medium-Low
Density
R-1 Single-
Family
Residential
N/A N/A 20 0.40 14 12 10 2
This privately-owned 0.40-acre site is currently
occupied by a greenhouse. The greenhouse is
estimated to be older than 75 years and to have
exceeded its useful life. The owner has expressed
an interest in redeveloping the property. The
property has an improvement-to-land value ratio
of 1.0, indicating that redevelopment is feasible.

Daly City 2030 General Plan |Housing Element 2023-2031 163 Site
Number APN
Site
Address/Int
ersection
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
(85%)
Lower-
Income Units
Moderate-
Income Units
Above
Moderate-
Income Units
Existing
Use
Underutilized, Rezone Required
15 006-252-
080
169 First
Avenue
Residential
Medium Low
Density
R-3 Residential
High Density R-3 100 1.02 122 104 68 21 16
This privately-owned site is currently occupied by
two wholesale nurseries and one single-family
detached home. The buildings are older than 75
years and are estimated to have exceeded their
useful life. The owner has been in recent contact
with the City to express interest in redeveloping the
site. The property has an improvement-to-land
value ratio of 0.12, indicating that redevelopment
is highly feasible.

Total Underutilized Site Capacity 328 289 109 124 46 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.

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

Daly City 2030 General Plan | Housing Element 2023-2031 165 Figure HE-35: Location of Projects and Sites to Meet the RHNA

166 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 Densi ty 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 perm itting 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 6 th Cycle Housing Element planning period.

Daly City 2030 General Plan |Housing Element 2023-2031 167 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-54a compares the City’s RHNA to the current site capacity. This comparison identified a short fall of 806 lower income units, and 252 moderate income units and 157 above moderate income units.. Table HE-54b identifies the rezone capacity to meet the identified shortfall , leaving the City with a surplus of 5 units in the lower-income (including extremely low-, very low-, and low-income) category, a 16-unit surplus in the moderate-income category, and a 33-unit surplus in the above moderate -income category. This capacity does not include the SamTrans Park and Ride Lot site, which could provide an additional 261 units.

Daly City 2030 General Plan | Housing Element 2023-2031 168 Table HE 54a: Current Capacity Compared to the 6th Cycle RHNA by Income Category RHNA
Category
2023-2031
RHNA
Projects
Under
Constructio
n
Proposed/Approve
d Projects
Vacant
Site
Capacity
Underutilize
d Capacity
Projecte
d ADUs
Total
Capacity
(Shortfall)
/Surplus
Very Low 1,336
6 873 76 41 302 1,299 (806)
Low 769
Moderate 762 0 134 121 103 151 510 (252)
Above
Moderate 1,971 57 1,630 47 30 50 1,814 (157)
Total 4,838 63 2,637 245 258 503 3,622 (1,216)
Source: ABAG 2021, City of Daly City, May 2023

Table HE 54b: Rezone Capacity Compared to the 6th Cycle RHNA by Income Category RHNA Category Remaining
RHNA
Rezone -
Vacant Site Capacity
Rezone -
Underutilized
Capacity
Total Capacity Surplus
Very Low
806 743 68 811 5
Low
Moderate 252 248 21 269 16
Above Moderate 157 175 16 190 33
Total 1,216 1,166 104 1,270 54
Source: ABAG 2021, City of Daly City, May 2023

Daly City 2030 General Plan |Housing Element 2023-2031 169 This page intentionally left blank.

Daly City 2030 General Plan | Housing Element 2023-2031 170

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 c an 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 constr aints. 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 -55. However, Task 6. 5 has been included to increase the allowable densities in several land use designations.

Table HE 55: 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.

Daly City 2030 General Plan | Housing Element 2023-2031 171 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.

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-55 identifies the land use designations identified by the Specific Plan as allowing residential uses.

Table HE 56: 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 prepare d 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 -57 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 de velopment 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.

172 Daly City 2030 General Plan | Housing Element 2023-2031 Table HE 57: 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.

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-58. It is important to note that there is no land currently zoned R-4 in Daly City.

Table HE 58: 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.

Daly City 2030 General Plan | Housing Element 2023-2031 173 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 C- MU zone will include development regulation s to reposition mixed -use building mass away from lower - density neighborhoods and will address impacts created by larger mixed -use buildings proposed 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 overal l 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-59, 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 Bayshor e 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-59 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 v ersus 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).

174 Daly City 2030 General Plan | Housing Element 2023-2031 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 El ement 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 Eleme nt 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 175 Table HE 59: 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.

176 Daly City 2030 General Plan | Housing Element 2023-2031 Parking Regulations
Parking requirements for new residential development are contained within the Zoning Ordinance as identified in Table HE-60. 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 60: 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. Guest units are only required in mobile home parks. Garages are required only for single-family, duplex, and two- family homes. 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. Additionally, through Task 6.12, the City will revise parking requirements in multifamily buildings to one space per one-bedroom unit.

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 low - income elderly persons shall provide at least one -fourth the n ormally 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 177 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 require d 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.

Cumulative Impact of Development Standards
The City evaluated the cumulative impact of its land use controls on the cost and supply of housing, including development standards that limit sites’ building envelope (setbacks and parking) and lot coverage restrictions. Based on this evaluation, current land use controls would not prevent an applicant from reaching the maximum density allowed for single-family development in single family zones. Current development standards for the residential zones that permit multifamily housing were applied to sites of varying size listed in Sites Inventory, or hypothetical sites representing common parcel sizes in each respective zone when an inventory site was not available or would likely involve subdivision as part of the development process. Based on this evaluat ion, while the lot size, setbacks, and lot coverage requirements in residential zoning districts would not prevent an applicant from reaching the maximum density allowed, parking requirements represent a constraining factor in development density. Summaries of these analyses are shown in Tables HE-61, HE-62, and HE-63.

The first step in the analysis was to determine the allowable building footprint given the site size, selecting from the smallest of either the maximum lot coverage, lot size minus required setbacks, or the total lot size minus the required parking area. O ccupiable area on the second floor, and additional floors, was set equal to the first-floor building footprint. Average unit size was calculated by dividing the total occupiable building area by the permitted number of units (site acreage * density). Densi ty bonus units are not factored into the calculations.

Because the R-2 zone (maximum 34.8 units per acre) only permits two-family dwellings and duplexes, the City analyzed development feasibility on one hypothetical site of the minimum parcel size, 3,000 square feet. As is shown in Table HE-61, In this scenario, the maximum density can be achieved with two-bedroom units or larger, of approximately 1,500 square feet each, in a two -story building served by the required parking.

178 Daly City 2030 General Plan | Housing Element 2023-2031 Table HE 61: R-2 Land Use Controls Summary
Scenario 2: Minimum Lot Size
APN: N/A
Square footage: 2,500
Length (feet): 100
Width (feet): 25
Lot coverage: 60%
Number of stories (36 ft max): 2
Maximum building envelope given lot coverage requirements, setbacks, and parking (see below for spaces per unit): 1,500
Parking spaces per unit: 2
Area required for parking (sqft): 880
Maximum occupiable building square footage: 3,000
Number of units: 2
Average unit square footage: 1,500
Achievable Density (units per acre): 34.8
Permitted Density (units per acre): 34.8
Capacity Ratio 100%
Source: City of Daly City, December 2023
The R-3 zone (maximum 87.1 units per acre) is one of the City’s multifamily designations and is intended to allow more conventional stacked residential product types. As is shown in Table HE 61, development feasibility on two parcels from the inventory were evaluated, one 10,200 square feet and the other 19,855 square feet. The analysis evaluated setbacks, height, parking, and lot coverage requirements. In both scenarios, between 83 and 86 percent of the maximum density can be achieved with one-bedroom units (average size 810 square feet for Scenario 1 and 760 square feet for Scenario 2) served by the required parking. Because C-1 and C-2 permit the uses permitted in R-3 but subject to the development standards in the R-3 zone, development in these zones is also considered to be feasible at a similar realistic capacity rate. To preserve larger commercial and residential sites, this Housing Element require s 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.

However, parking requirements for these devel opments also constrain the available footprint for residential use in this zone. The zoning code currently requires a minimum of 1.5 units for each one - bedroom unit in a multifamily building and 2 units for each unit of two bedrooms or larger but permits reductions in parking requirements of up to three -quarters of the required parking spaces for projects targeted to lower-income households and up to one-quarter of the required parking spaces for projects targeted to lower-income seniors. As part of Task 3.1, the City will allow further parking reductions for larger projects that are close to public transit or that provide permanently-funded amenities such as van-pools or car sharing. This will allow for increased density or larger units to be developed with in this zone.

Additionally, to permit the development of larger units in this zone, the City has included Task 6.11 , through which it will expand maximum heights in the R-3 zone to 10 stories.

Additionally, through Task 3.1 the City will also amend its code to align with AB 2097 (2023) and remove minimum parking requirements for projects within 0.5 miles of “major transit stops”, including any corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours, existing rail or rapid transit stations, ferry terminals served by bus or rail, the intersection of two or more major bus routes with a frequency of service of 15 minutes or less during peak com mute periods, and

Daly City 2030 General Plan | Housing Element 2023-2031 179 major transit stops that are included in any applicable regional transportation plan, unless specific written findings of a “substantially negative impact” are made. The half mile radius area from all high -quality transit stops in Daly City covers nearly all of the city, with some small areas near Mussel Rock Park, on the southeast side of the Hillside neighborhood, and in the Crocker and Bayshore Heights falling outside of this transit stop area. Therefore, minimum parking requirements are unlikely to be a constraint to development in most of the city following this zoning code amendment.

Table HE 62: R-3 Land Use Controls Summary
Site 2 (130 Station Avenue) Site 5 (89 Second Avenue)
APN: 006-221-190 006-234-030
Square footage: 10,200 19,855
Length (feet): 136 198
Width (feet): 75 100
Lot coverage: 75% 75%
Number of stories (36 ft max): 3 3
Maximum building envelope given lot
coverage requirements, setbacks, and parking
(see below for spaces per unit):
4,590 8,635
Parking spaces per unit: 1.50 1.50
Area required for parking (sqft): 5,610 11,220
Maximum occupiable building square footage: 13,770 25,906 Number of units: 17 34
Average unit square footage: 810 762
Achievable Density (units per acre): 72.6 74.6
Permitted Density (units per acre): 87.1 87.1
Capacity Ratio 83% 86%
Source: City of Daly City, December 2023
The R-4 zone (maximum 145 units per acre) is the City’s highest -density multifamily designation. The R -4 zone will permit development up to a maximum floor -area ratio of 3.5 and allows for a lot coverage maximum of 0.70. The City evaluated development feasibility on a hypothetical 10,000 square foot parcel and on a hypothetical 1-acre lot. Building heights were calculated based on the maximum FAR and do not represent the existence of minimum or maximum heights in the zone. As is shown in Table HE-63, in both scenarios, between 78.1 and 82.7 percent of the maximum density can be achieved with one - bedroom units served by the required parking, with an average unit size of 1,346 square feet for Scenario 1 and 1,271 square feet for Scenario 2. As with the R-3 zone, parking is the primary constraint to achieving maximum density in this zone, but this will be addres sed in many areas of the city through Task 3.1, as previously discussed.

180 Daly City 2030 General Plan | Housing Element 2023-2031 Table HE 63: R-4 Land Use Controls Summary
Scenario 1: Minimum Lot Size Scenario 2: One-Acre Lot
APN: N/A N/A
Square footage: 10,000 43,560
Length (feet): 100 436
Width (feet): 100 100
Lot coverage: 70% 70%
Number of stories (max FAR 3.5-1.0) 25 39
Maximum building envelope given lot
coverage requirements, setbacks, and
parking (see below for spaces per unit):
1,420 3,960
Parking spaces per unit: 1.50 1.50
Area required for parking (sqft): 8,580 39,600
Maximum occupiable building square
footage: 35,000 152,460
Number of units: 26 120
Average unit square footage: 1,346 1,271
Achievable Density (units per acre): 113.3 120.0
Permitted Density (units per acre): 145.0 145.0
Capacity Ratio 78% 83%
Source: City of Daly City, December 2023
As of December 2023, the City has established a new Commercial Mixed Use (C -MU) zone for areas for areas encompassing Mission Street and Geneva Avenue. Development regulations in the Zoning Ordinance were developed for higher -density mixed -use development, and the City has explored increased building height within the C-MU zone, as determined sufficient to promote the construction of higher density mixed-use development within the zone. While other zones include minimum setbacks for front, side, and rear ya rds, the C-MU zone only requires setbacks either to provide sufficient space for a ten-foot sidewalk. The C-MU requires a minimum of 150 square feet of open space, which can include a combination of private open space for the dwelling unit (i.e., decks and balconies), shared open space for the building’s occupants (i.e., terraces, roof decks, etc.), and publicly accessible open space on the ground floor. For the analysis summarized in Table HE 64, the most restrictive combination of setback and open space r equirements was considered, including the assumption that all open space would be provided as open space on the ground floor. Additionally, where projects are taller than 3 stories, a series step-backs totaling no more than 30 feet are required or to provi de “context sensitivity” when abutting land zoned R-1 or R-1/A; however, due to the large first-floor open space area assumed in this analysis, it is not assumed that buildings in these scenarios would abut the property line. Because, as discussed previously, the majority of the city and all of the areas within the new C -MU zone will not be subject to parking minimums under AB 2097, parking minimums were not assumed to apply in this section of the analysis. The zone allows for a maximum of 10 stories, so fo r purposes of estimating the required commercial space, it was assumed that the first floor would be dedicated to commercial, or office uses.

In Scenario 1, the project was able to achieve 40 units at a density of approximately 174 dwelling units to the acre with an average size of 900 square feet per unit. In Scenario 2, the project was able to achieve 150 dwelling units at a density of 150 dwelling units to the acre, with an average size of 1,264 square feet per unit. This is a greater density than the development standards of R-3, R-4, C-1, and C-2 currently permit.

Additionally, to permit the development of larger units in this zone, the City has included Task 6.11, through which it will expand maximum heights in the C-MU zone to 15 stories.

Daly City 2030 General Plan | Housing Element 2023-2031 181 Table HE 64: C-MU Land Use Controls Summary
Scenario 1: Minimum Lot Size Scenario 2: One-Acre Lot
APN: N/A N/A
Square footage: 10,000 43,560
Length (feet): 100 434
Width (feet): 100 100
Lot coverage: 100% 100%
Number of stories (max 10) 9 9
Maximum building envelope given setbacks
and open space (see below for square feet per
unit):
4,000 21,060
Square feet of open space per unit 150.00 150.00
Area required for open space (sqft): 6,000 22,500
Maximum occupiable building square footage: 36,000 189,540 Number of units: 40 150
Average unit square footage: 900 1,264
Achievable Density (units per acre): 174.2 150.0
Source: City of Daly City, December 2023
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.

182 Daly City 2030 General Plan | Housing Element 2023-2031 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 fac ilities associated solely with new development 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-65 through HE-68 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 -65, 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 65: 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 -66, 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.

Daly City 2030 General Plan | Housing Element 2023-2031 183 Table HE 66: 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.

Based on a 2022, 72-unit multifamily home project valued at $43,758,000, shown in Table HE-67, 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 67: 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-68).

184 Daly City 2030 General Plan | Housing Element 2023-2031 Table HE 68: 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
Figures HE-36 and HE-37 and Tables HE-69 and HE-70 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-square- foot 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 two - bedroom 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.

Daly City 2030 General Plan | Housing Element 2023-2031 185 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
Mateo
Woodside
Entitlement Fees Building Permit Fees Impact Fees

186 Daly City 2030 General Plan | Housing Element 2023-2031 Table HE 69: 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).

Daly City 2030 General Plan | Housing Element 2023-2031 187 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

188 Daly City 2030 General Plan | Housing Element 2023-2031 Table HE 70: Comparative Fee Analysis for Prototypical Developments: 10-Unit Buildings (2022) Jurisdiction Entitlement
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 r esidential 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.

Daly City 2030 General Plan | Housing Element 2023-2031 189 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 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 insta nces 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 Se ction 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

190 Daly City 2030 General Plan | Housing Element 2023-2031

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 659 15(g) for land dedicated to the city that is located within one -half mile of the applicant's project so long as the applicant 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 low- income 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. Th is 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-71 illustrates permitting requirements by zone for various residential uses in Daly City.

Table HE 71: 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.

Daly City 2030 General Plan | Housing Element 2023-2031 191 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 R - 1A 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.

192 Daly City 2030 General Plan | Housing Element 2023-2031 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 single- family 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 barrie r,” 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 5 3260 (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.

Daly City 2030 General Plan | Housing Element 2023-2031 193 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. Pur suant 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, without discretionary review within the C -R/O zone . The C -R/O zone allows residential uses by-right when part of a mixed-use project.

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) within the C-R/O zone as an appropriate site for an emergency shelter. This parcel 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. The site is currently vacant, and there are no known conditions that would make the site inappropriate for habitation. In selecting this site, the City considered the site’s proximity to the following services, all of which exist within one -quarter mile of the subject property, five minutes walking distance:
 Daly City Civic Center
 San Mateo Health Services

194 Daly City 2030 General Plan | Housing Element 2023-2031  North County (Mike Nevin) Health Center
 Daly City Community Services Center
 Social Vocational Services
 San Mateo County Human Services
A Samtrans bus stop (122 Bus Line) is situated on the same block as the parcel within walking distance, with regional transit available 0.7 mile at the Colma/Daly City BART Station. The station is also accessible via public transit (122 Bus Line).

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

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 Resid ential 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