Foster City City Council
March 20, 2024

The analysis demonstrates that there is adequate supply of suitable land to accommodate the City’s housing allocation of 1,896 units, including housing for very low-, low-, moderate-, and above-moderate income households. The chapter starts with a description of the City’s housing target for the 2023-2031 planning period, called the Regional Housing Needs Allocation (RHNA). It then provides an analysis of suitable sites, including residential units in the pipeline, anticipated Accessory Dwelling Units, and sites where housing is or will become an allowed use. The chapter then provides an overview of financial and administrative housing resources.
2 REGIONAL HOUSING NEEDS ALLOCATION (RHNA)
RHNA is the State-required process that seeks to ensure each California jurisdiction is planning for enough housing to accommodate their “fair share” of the State’s housing needs for all economic segments of the community. The RHNA process for the nine-county Bay Area is described below.

2.1 REGIONAL HOUSING NEEDS DETERMINATION
The California Department of Housing and Community Development (HCD) provided the Association of Bay Area Governments (ABAG) with a Regional Housing Needs Determination of 441,176 units. This is the number the Bay Area must plan for between 2023 and 2031. It represents the number of additional units needed to accommodate the anticipated growth in the number of households, to replace expected demolitions and conversions of housing units to non-housing uses, and to achieve a future vacancy rate that allows for healthy functioning of the housing market. The Regional Housing Needs Determination for the first time ever also included adjustments related to the rate of overcrowding and the share of costburdened households, which resulted in a significantly higher number of housing units for which the Bay Area must plan compared to previous RHNA cycles.

2.2 RHNA METHODOLOGY
ABAG developed a RHNA methodology to allocate the Regional Housing Needs Determination across all cities, towns, and counties in the region. The RHNA methodology must be consistent with State

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objectives, including but not limited to promoting infill, equity, and environmental protection; ensuring jobs-housing balance; and affirmatively furthering fair housing. The allocation also takes into account factors such as employment opportunities, the availability of suitable sites and public facilities, commuting patterns, and type and tenure of housing need. ABAG developed the RHNA methodology in conjunction with a committee of elected officials, staff from jurisdictions, and other stakeholders called the Housing Methodology Committee. More information about ABAG’s RHNA methodology is available at https://abag.ca.gov/our-work/housing/rhna-regional-housing-needs-allocation.

2.3 HOUSING ELEMENT UPDATES
Each jurisdiction must then adopt a Housing Element that demonstrates how it can accommodate its assigned
RHNA for each income category through its zoning. HCD
reviews each jurisdiction’s Housing Element for
compliance with State law. Foster City’s Housing Element must demonstrate capacity to accommodate 1,896 units
as further described below.

2.4 FOSTER CITY’S FAIR SHARE
In determining a jurisdiction’s share of new housing
needs, ABAG splits each jurisdiction’s allocation into four income categories:
 Very Low-Income – 0% to 50% of Area Median Income
(AMI)
 Low-Income – 51% to 80% of AMI
 Moderate-Income – 81% to 120% of AMI
 Above Moderate-Income – more than 120% of AMI
In December 2021, ABAG identified the Foster City’s fair share of the region’s housing needs as 1,896 new housing units, as shown in Table 1.

Table 1: Foster City Regional Housing Needs Allocation, 2023-2031 Income Category Units Percent of Total
Very Low-Income (0-50% AMI) 520 27%
Low-Income (51-80% AMI) 299 16%
Moderate-Income (81-120% AMI) 300 16%
Above Moderate-Income (Over 120% of AMI) 777 41%
Total 1,896 100%
Note: AMI = Area Median-Income. Percentages may not add up to 100 percent due to rounding.

Source: Association of Bay Area Governments, Final Regional Housing Needs Allocation (RHNA) Plan, 2021.

Income Levels in San Mateo County
The Area Median Income (AMI) in San Mateo
County for a family of four is $149,600. How
this breaks down into income categories for
different household sizes is shown below.

Income
Level
Persons Per Household
1 2 4
Very Low $63,950 $73,100 $91,350
Low $102,450 $117,100 $146,350
Moderate $125,650 $143,600 $179,500
Source: Department of Housing and Community
Development, 2021.

Where this Housing Element refers to
housing that is affordable to the different
income levels shown above, we mean a
household spends no more than 30 percent
of their income on housing.

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In addition, each jurisdiction must also address the projected need of extremely low-income households, defined as households earning 30% or less of AMI. The Consolidated Planning/CHAS Data provided by the US Housing and Urban Development Department (HUD) indicates that approximately 50% of the very low-income households are in the extremely low-income category. As such, there is a projected need for 260 extremely low-income housing units.

2.5 RHNABUFFER
Recent changes to State law require jurisdictions to
continually maintain adequate capacity in their sites
inventories to meet their RHNA. The State’s “No Net
Loss” requirements (Government Code Section 65853)
stipulate that a jurisdiction must provide sufficient sites at all times throughout the RHNA planning period. A
jurisdiction can fall out of compliance if they take actions such as:
 Reduce a site’s residential density.
 Approve development applications with fewer units on the site than identified in the Housing Element.
 Approve development applications with higher income units than stated in the Housing Element.

In the event that a site is developed below the density projected in the Housing Element or at a different income level than projected, a jurisdiction must have adequate sites available to accommodate the remaining balance of the RHNA. If a jurisdiction does not have adequate sites, it must identify and potentially rezone additional sites that can accommodate the remaining need. In order to ensure that sufficient capacity exists in the housing element to accommodate the RHNA throughout the Planning Period, HCD recommends that jurisdictions create a buffer of at least 15% to 30% more capacity than required, especially to accommodate the lower-income RHNA.

For these reasons, the City is including an additional capacity buffer of at least 15% above the RHNA in the very low-, low- and moderate-income categories to ensure sufficient capacity to meet the RHNA. 3 AFFIRMATIVELY FURTHERING FAIR HOUSING
Affirmatively Furthering Fair Housing (AFFH) means “taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and fosters inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.” The HCD Site Guidebook states that for purposes of the sites inventory, AFFH means that sites identified to accommodate the lower-income need are not concentrated in low-resourced areas (lack of access to high performing schools, proximity to jobs, location disproportionately exposed to pollution or other health impacts) or areas of segregation and concentrations of poverty. Instead, sites identified to accommodate

RHNA CYCLES
This current RHNA cycle is the sixth time the
State has gone through the RHNA/Housing
Element process. When referring to the
current RHNA and current Housing Element
planning period, the term “6th cycle” may be
used.

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vfthe lower-income RHNA must be distributed throughout the community in a manner that affirmatively furthers fair housing. 1
The location of housing is a key factor in addressing disparities in access to all types of housing and to facilitating inclusive communities. Providing additional housing opportunities in high resource areas can provide improved access to public services, recreation amenities, educational and employment opportunities, and other essential services such as grocery stores and medical services. Foster City has, since its beginning, provided a mix of housing types in each neighborhood. Higher density developments in the R-3 and R-4 zones are included in each of the nine original neighborhoods as well as the Town Center and Pilgrim Triton neighborhoods.

Assembly Bill (AB) 686 requires an analysis of sites identified to meet RHNA obligations for their ability to affirmatively further fair housing. As indicated in the AFFH analysis, all of Foster City is considered a high resource area. In addition, there are not concentrations of poverty or significant racially segregated housing areas. Foster City’s primary issue is the high cost of housing and the need for more affordable housing.

3.1 LOCATION OF EXISTING AFFORDABLE HOUSING
The geographic distribution of existing deed restricted below market rate housing is shown in Figure 2.

These units are located primarily in the central core of the City along East Hillsdale Boulevard from Metro Senior Apartments on Village Lane and Town Green Lane on the west to Miramar Apartments at Gull Avenue on the east, with Marlin Cove Apartments on Foster City Boulevard being the most southerly location. Accessory dwelling units (ADUs) and the Existing Unit Purchase Program provide scattered additional affordable housing units throughout the single-family neighborhoods.

3.2 DISTRIBUTION OF SITES IN THE SITES INVENTORY
The proposed housing sites in the Sites Inventory are well distributed throughout the City. The additional housing site locations in the Sites Inventory combined with the City’s inclusionary housing requirements will expand deed restricted affordable housing to the southern edge of the city with inclusion of the Lantern Cove and Schooner Bay sites, farther west to the Harbor Cove site, and farther east to the 1601 Beach Park Boulevard site. In addition, ADUs distributed throughout the single-family neighborhoods will increase housing options in these areas. Geographic targeting is included in many housing programs designed to increase housing choices and mobility by including more affordable options in or near existing single-family areas. This includes programs related to funding, ADUs, rental housing assistance, home sharing program, Existing Unit Purchase Program, and new housing options at school sites, religious sites, and commercial sites.

3.3 POTENTIAL EFFECT ON PATTERNS OF SEGREGATION
Although Foster City doesn’t have significant segregation issues within the City, from a broader regional perspective, providing increased lower-income housing opportunities and additional choices of unit types, such as ADUs and small units, in a high resource community such as Foster City will improve 1 HCD Site Guidebook, p. 8-9.

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housing choice and mobility, thereby helping overcome Countywide and regional patterns of segregation, disparate impacts for impacted racial and ethnic groups, and foster more inclusive communities free from barriers that restrict access to opportunity. Housing Policy H-E-10 and Housing Program H-E-10-a identify a group of actions included to improve housing mobility and promote housing choices and affordability throughout the city, by increasing missing middle housing choices (duplexes, triplexes and fourplexes), ADUs, home sharing, pursuing opportunities for housing on institution-owned sites, supportive housing, lower-income homeowner rehabilitation, and encouraging the use of housing vouchers.

3.4 POTENTIAL EFFECT ON ACCESS TO OPPORTUNITY
The wide distribution of housing sites will provide additional housing options for lower-income households to choose housing near amenities and services that are important to them, such as parks, schools, transit, or other features. The sites in the Sites Inventory were selected based on accessibility to a variety of services and amenities, such as parks, schools, shopping, transit, and transportation. From a broader regional perspective, providing increased lower-income housing opportunities in a high resource community such as Foster City will help overcome Countywide and regional patterns of disparate impacts for impacted racial and ethnic groups by providing more affordable housing choices near desirable resources such as employment and high-quality education. This will foster more inclusive communities free from barriers that restrict access to opportunity. Housing Policy H-E-10 Housing Mobility and Housing Choices as well as Housing Program H-E-10-a Improve Housing Mobility and Increase Missing Middle Housing Choices and H-D-4-i Provide New Housing Choices and Affordability in High Opportunity Areas through Additional ADUs in R-1 Zones Areas will also address this issue.

3.5 POTENTIAL EFFECT ON 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.” 2 Overpayment is a significant housing challenge for lower-income residents. There is not a geographic concentration of cost burdened renters, but there are slight concentrations of cost burdened owners (the percentage of cost burdened owners in each census tract varies between 26.20% and 46.50%). There are disparities in housing cost burden in Foster City by race and ethnicity. Black or African American (58%) and Hispanic households (42%) experience the highest rates of cost burden in the City. Asian (29%) and non-Hispanic White households (30%) are least likely to be cost burdened. Despite Foster City’s comparably high housing costs, cost burden is on par with the County and Bay Area.

There are not existing patterns of socio-economic concentrations that could be exacerbated by the inclusion or exclusion of housing sites. The increased quantity and distribution of affordable housing as proposed in the Sites Inventory will address disproportionate housing needs by providing more 2 California Department of Housing and Community Development Guidance, 2021, page 39.

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affordable housing in a wider variety of locations in the city. From a broader regional perspective, providing increased lower-income housing opportunities in a high resource community such as Foster City will help overcome Countywide and regional patterns of disproportional housing needs. Housing Policy H-E-10 Housing Mobility and Housing Choices as well as Housing Program H-E-10-a Improve Housing Mobility and Increase Missing Middle Housing Choices and H-D-4-i Provide New Housing Choices and Affordability in High Opportunity Areas through Additional ADUs in R-1 Zones Areas will also address this issue.
4 SITES INVENTORY
The Sites Inventory includes several categories of sites. This section describes the Sites Inventory Methodology and then includes a detailed discuss of the sites in each category. The categories of sites in Foster City include:
 Pipeline projects (units permitted or under construction but not completed as of June 30, 2022).  Proposed Projects (projects that have submitted an application but are not yet approved).  Accessory Dwelling Units (ADUs).
 Sites from the previous (5th) cycle Housing Element.
 Non-vacant residentially zoned sites capable of additional development.  Non-vacant non-residentially zoned sites capable of residential or mixed-use development.

There are no sites in the Sites Inventory that meet the definition of “vacant” meaning “a site without any houses, offices, buildings, or other significant improvements on it…such as a paved parking lot, or income production improvements. 3…”

4.1 SITES INVENTORY METHODOLOGY
The City has identified adequate sites to accommodate the remaining RHNA and a healthy buffer for all income categories after credits are applied. To identify suitable sites, the City identified sites that currently allow residential uses or are appropriate to rezone to allow residential uses. Sites that are appropriate for residential development include the following:
 Sites identified in the 2015-2023 Housing Element that are still available;  Underutilized residentially zoned sites capable of being developed at a higher density or with greater intensity; and
 Non-residentially zoned sites that can be redeveloped for, and/or rezoned for, residential use (via program actions).

From the remaining sites, the City and consultant team used HCD guidance and trends from recent projects to calculate the realistic capacity of sites, as described in this section. 3 California Housing and Community Development Department (HCD), 2020. Housing Element Site Inventory Guidebook, page 24.

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Realistic Capacity
State law requires that jurisdictions demonstrate in the Housing Element that the land inventory is adequate to accommodate that jurisdiction’s share of the region’s projected growth. Consistent with HCD guidelines, methodology for determining realistic capacity on each identified site must account for land use controls and site improvements.

The Housing Element sites inventory surveyed large-scale residential development projects approved or built within recent years to develop estimates related to potential development by General Plan designation and zoning, as described in the section on Recent Development Trends below. Specific circumstances for each site were then evaluated, such as surrounding development, constraints such as PG&E transmission lines, configuration of existing buildings, and other factors to arrive at a realistic capacity. The realistic capacity is identified in the Sites Inventory.

Recent Development Trends
The original Master Plan for Foster City included a wide range of densities throughout the City, but most of the relatively low-density areas developed first. The City has had several multi-family developments built in recent years, including a 100% affordable senior apartment housing development in Foster Square. Table 2 lists multi-family developments built between 2002-2022 within the city. These developments represent the redevelopment of two shopping centers and the completion of the Pilgrim Triton and Foster Square master planned areas. Each redevelopment project area or master planned area was subject to a negotiated Development Agreement that established the maximum number of units including below market rate units. Each development included at least 20% below market rate housing.

The Miramar and Marlin Cove redevelopment projects included 30% below market rate units. Foster Square included the 66-unit Alma Point 100% affordable senior apartments, owned and managed by Mid-Pen Housing. The developments in Pilgrim Triton included 20% below market rate units mixed with market rate units or in the case of Laguna Vista, included The Pilgrim, an apartment building containing 22 affordable units purchased by the City.

These recent developments indicate demonstrate that the City’s commitment tohas allowed allowing the higher densities necessary to accomplish the City’s housing goals and to create more vibrant mixeduse neighborhoods. Although individual pieces of the Foster Square development exceed the density of 20-35 units per acre (to belater amended to allow 20-60 units per acre by Resolution 2023-49 adopted May 22, 2023 [see Appendix H] upon adoption of the Housing Element) specified in the Civic Center Mixed Use Land Use Plan designation at net densities of 94.992.9, 79.579.6, and 34.140 units per acre for Atria, Alma Point, and Foster Square Condos, respectively, the gross density for the mixed-use development including the large area subject to a PG&E easement is 26.5 4 units per acre. The Pilgrim Triton development as amended in 2018 when Phase C was changed from office to residential, results in a gross density of 41.10 units per acre and net densities as high as 57.9 units per acre. Although density bonus law was used in the Triton Apartments and One Hundred Grand portions of Pilgrim Triton to utilize lower parking ratios, density bonus was not needed to achieve the number of units. The apartment developments built between 2002 and 2022 also illustrate the City’s commitment to allowing higher densities for apartments. The apartment developments total 1,351 units on 28.2 acres for an average density of 47.9 units per acre, well above the 35 units per acre allowed under the Apartment Residential Land Use Plan designation, which applies to most of the sites in the Sites Inventory. In addition, the active

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applications for apartment redevelopment under the R-/3/PD/AHO zoning are for 35 units per acre at Lantern Cove, 41.7 units per acre at Schooner Bay I, and 37.8 units per acre at Schooner Bay II.

The Marlin Cove, Miramar, and Pilgrim Triton developments are examples of redevelopment of nonvacant nonresidential land to residential use. All three of these examples were initiated by the City and included working with multiple property owners to create plans to replace economically obsolete buildings with housing and/or mixed-use development.

The Pilgrim Triton, and Foster Square, and Marlin Cove master planned areas are examples of Foster City’s use of both the Commercial Mix (CM) and the Planned Development (PD) zoning to provide flexibility in the zoning requirements to facilitate housing development for a variety of needs. The CM District has been used for mixed-use areas to provide maximum flexibility in development standards. The PD zoning provides for flexibility in the typical standards including but not limited to parking, heights, yards, coverage, floor areas, and road widths without requiring a zoning variance. In both the Foster Square and Pilgrim Triton developments, the minimum floor areas were waived. Parking standards were reduced in One Hundred Grand Apartments and The Triton Apartments through the use of density bonus.

With the exception of the 1010 Metro Center Boulevard site, 1601 Beach Park Boulevard, and Foster’s Landing, the properties in the Sites Inventory are or will be zoned R-3/PD or R-4/PD, including some with the AHO Combining District. The R-3 and R-4 zoning designations allow up to 35 units per acre. The R-3 and R-4 zoning designations provide development standards that can accommodate the allowed densities up to 35 units per acre (as shown in the Miramar Apartments example at 38.31 units per acre) or more with the use of density bonus. The application for Lantern Cove and preliminary application for Schooner Bay are examples of how an existing apartment property can be partially redeveloped to achieve the density of 35 units per acre for the entire site, the maximum allowed on-site with the R-3 or R-4 zoning.
1601 Beach Park Boulevard will bewas rezoned to R-2/PD by Ordinance 664 adopted on June 5, 2023 (see Appendix H). Amendments to the Two-Family Residential General Plan designation and the R-2 zoning district are proposed to behave been adopted concurrently with the Housing Element by Resolution 2023-29 and Ordinance 666 to provide an allowed density of 13 units per acre (see Appendix H).

Foster’s Landing is proposed to be included in the Civic Center Mixed Use General Plan designation and rezoned to CM/PD. The Civic Center Mixed Use and Town Center Land Use designation (for the site at 1010 Metro Center Boulevard) allow up to 60 units per acre.

Site Criteria
The City examined several factors to assess the suitability and feasibility of properties for residential development, using the criteria included in Housing Element Program H-D-1-a, which are closely related to the recommended “Best Practices” in the HCD Site Inventory Guidebook. In order to have measurable indicators, the following were used:
 Distance to major roadways. The City’s roadway system is classified into arterials, collectors, and local streets as indicated on Map G-5 in the Land Use and Circulation Element. Proximity to an arterial would minimize impacts on local streets.

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Table 2: Multi-Family Development Densities: 2002-2022
Project Name
Site
Size
(Acre)
Zoning
District
Unit
Count
Built
Net
Density
(du/ac)
Built
Gross
Density
(du/ac)
Allowed
Gross
Density
Approved
& Built
Percent of
Allowed
Density
Exceptions
Granted Status
Foster Square
Alma Point Senior Apartments 0.83 CM/PD/SHO 66 79.5 227% Incentives granted
under SHO: unit
sizes
Completed in 2016
Atria Assisted Living Apartments 1.4138 CM/PD/SHO 131 9294.9 271% Completed in 2016 Foster Square Condos 5.870 CM/PD/SHO 200 40.034.
1 97% Completed 2017-2021
Retail Parking (PG&E Easement),
Public Plazas & Streets 6.93 CM/PD/SHO 0 0
Subtotal 15 397 26.54 35a 76%
Note: the size of the
area in the PG&E
easement limited the
gross density
Pilgrim Triton
The Plaza Apartments 6.1 CM/PD 307 50.0
PD Waiver – unit
size minimume Completed 2013
One Hundred Grand Apartments 3.54 CM/PD 166 48.847.
0 Density Bonus –
Parking only; PD
Waiver – unit size
minimume
Completed 2015
Triton Apartments 3.8 CM/PD 220 57.97
Density Bonus –
Parking only; PD
Waiver – unit size
minimume
Completed 2016
Waverly Cove Townhouses 1.5 CM/PD 20 13.32 Completed 2020 Workforce Apartments 0.7 CM/PD 22 31.04 -- Completed 2022

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D-10 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Project Name
Site
Size
(Acre)
Zoning
District
Unit
Count
Built
Net
Density
(du/ac)
Built
Gross
Density
(du/ac)
Allowed
Gross
Density
Approved
& Built
Percent of
Allowed
Density
Exceptions
Granted Status
Laguna Vista Condominiums 4.1 CM/PD 70 17.1 -- Partially Completed 2022-23
Subtotal 19.67 805 41.140.9 N/Ab
Shopping Center
Redevelopment
Miramar Apartments 4.2 R-4/PD 159 38.31 38.31c 35 109% Density BonusAdditional Units Completed 2002 Marlin Cove Apartments 7.6 CM/PD 280 36.84 36.84 N/Ad Completed 2002 Total 46.46 1,641 35.3721 a Land Use Plan designation for Foster Square: Civic Center Mixed Use with densities of 20-35 units per acre allowed at time of approvals; to be amended in 2023 to allow up to 60 units per acre.
b Land Use Plan designation for Pilgrim Triton: Service Commercial with Housing, no maximum density specified for this Land Use designation at time of project approval; amended in 2023 to allow up to 60 units per acre. c Density bonus granted to provide density above General Plan maximum. d Land Use Plan designation for Marlin Cove: Apartment/Neighborhood Commercial, no maximum density specified at time of approval; to be amended in 2023 to allow up to 35 units per acre.
e
Minimum floor area requirements were rescinded by Ordinance 660, adopted January 17, 2023.

Source: Foster City Community Development Department.

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 Distance to an evacuation route. Foster City is basically an island with limited ingress/egress points:

East Hillsdale Blvd. to San Mateo, SR 92 on/off ramps at Edgewater Blvd. and Foster City Blvd., and East Third Avenue to San Mateo. From the areas south of SR 92, access to East Hillsdale Blvd. was used to gauge distance to a major evacuation route.
 Distance to a park.
 Distance to a grocery store.
 Distance to a bus stop (excluding the routes intended for school children).  Distance to the public library or City Recreation Center.  Adjacencies. The percentage of border not adjoining single-family or townhouse development was used to identify sites with more ability to locate new units away from existing low-density development.
 Affirmatively furthering fair housing by expanding the geographic distribution and variety of housing types and sizes in the City.

The application of these site criteria to the sites is provided in Table 3.

Infrastructure Availability
Parcels included in the sites inventory must have sufficient water, sewer, and dry utilities available and accessible to support housing development. The Housing Element must describe existing or planned, water, sewer, and other dry utilities supply, including the availability and access to parcels on the sites inventory, distribution facilities, general plan programs or other mandatory program or plan to support housing development on the site. The Housing Element must include sufficient detail to determine whether the service levels of water delivery/treatment systems and sewer treatment facilities are sufficient and have the capacity to accommodate development on all identified sites. If infrastructure is not available, the Housing Element must include a program that ensures access and availability to infrastructure to accommodate development within the planning period.

All of the sites in the Sites Inventory are currently developed and therefore have infrastructure available at the site.

Water is purchased from the San Francisco Public Utilities Commission (SFPUC) pursuant to an agreement which expires in 2034. The individual supply guarantee for Foster City (Estero Municipal Improvement District [EMID]) is 5.9 million gallons per day (MGD). (The EMID service area includes all of Foster City and the Mariners Island/Bridgepointe area of San Mateo.) Although the water supply agreement and accompanying water supply contract expire in 2034, the supply assurance survives their expiration and continues indefinitely. The individual supply guarantee can be reduced during times of drought or when the volume of water storage in SFPUC’s reservoirs falls below certain levels. The Urban Water Management Plan (UWMP) and Water Shortage Contingency Plan (WSCP) prepared by EMID address how water rationing and/or other measures will be used to address any temporary water shortage. The UWMP includes projections for increased population as well as implementation of conservation measures. The UWMP is required to be updated every five years. The current 2020 UWMP was adopted in July 2021.

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Table 3: Housing Site Selection Criteria
Site Name
Distance
to
Arterial
Street
Distance to
E. Hillsdale
Blvd
(Evacuation)
Distance
to
Park
Distance
to
Grocery
Store
Distance
to
Bus
Stop
Distance
to Rec
Center
or
Library
%
Border
with SF
or TH
AFFHExpand
Locations Size
Pipeline Projects
Laguna Vista Condos
& Apartments

0.0 0.0 0.0 0.7 0.1 0.5 0 N
Project Applications
Lantern Cove 0.3 1.4 0.2 0.8 0.8 2.0 13% Y 16.8
Schooner Bay 0.0 1.7 0.1 1.0 1.1 2.2 0% Y 24.8
Eaves Apartments
MF ADUs 0.0 0.9 0.2 0.1 0.1 1.0 42% Y 11
RHNA 5 Sites
Franciscan
Apartments 0.0 0.4 0.0 0.5 0.0 0.6 30% N 6.4
Sand Cove
Apartments 0.0 0.3 0.0 0.1 0.0 0.0 0% Y 8.77
The Lagoons
Apartments 0.0 0.4 0.0 0.5 0.1 0.2 0% Y 9.64
Beach Cove
Apartments 0.0 0.7 0.1 0.1 0.1 0.8 14% Y 18.7
Shadow Cove
Apartments 0.0 0.8 0.2 0.1 0.0 0.9 15% Y 7.9
Harbor Cove
Apartments 0.0 0.0 0.0 0.2 0.0 0.6 0.0 Y 15.1
Other Residential Sites
Eaves Apartments 0.0 0.9 0.2 0.1 0.1 1.0 42% Y 11.0
Foster's Landing
Apartments 0.0 0.3 0.1 0.4 0.1 0.1 0% N 29.1
Commercial Site to Allow Mixed Use
1010 Metro Center
Blvd. 0.0 0.0 0.2 0.6 0.1 0.5 0% N 6.345
Non-Residential Site to Rezone to Residential
1601 Beach Park
Blvd. 0.0 0.9 0.4 1.1 0.0 1.9 25% Y 1.35
Notes: = Up to 0.5 miles; less than 30% border with SF or TH = 0.6 to 0.9 miles; 30% or more border with SF or TH
= 1.0 miles or more
Y = would expand geographic area of BMR housing
N = would not expand geographic area of BMR housing
Source: Urban Planning Partners and Foster City Community Development Department.

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CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 D-13
A Water Capacity Study was conducted to assess total projected water supplies available during normal, single-dry, and multiple-dry water years during a 20-year projection compared to the projected water demand associated with the 2023-2031 Housing Element, in addition to existing and planned future uses in the EMID service area. The Water Capacity Study concludes that the water demand associated with the 2023-2031 Housing Element, in addition to the existing and future uses will be accommodated during non-drought years within a 20-year projection. However, during single and multiple dry years, EMID’s total annual water demand is expected to exceed EMID’s available water supplies from 2025 to 2045 with or without the additional demand from the 2023-2031 Housing Element. The estimated demand from the 2023-2031 Housing Element, in addition to the demand from the existing and planned future uses, will exacerbate EMID’s existing projected water supply shortfall during single and multiple dry years.

The Housing Element includes Policy H-A-4 and several programs to address the projected water supply issue as follows:

H-A-4 Adequate Water Supply and Sewer Capacity for New Housing Development. The City will work with the Estero Municipal Improvement District (EMID) Board of Directors to ensure there is adequate water supply and sewer capacity to support the development of the RHNA.

H-A-4-a Adequate Water Supply. Work with EMID to develop water conservation requirements and/or increased water supply that will ensure sufficient water capacity to accommodate the RHNA, such as the potential use of water demand offset policies, require new and renovated developments to have “net neutral” water demand, or use of recycled water for irrigation.

Responsible Agency: Community Development Department, EMID Timeframe: Prior to or concurrent with adoption of Housing Element Funding Source: General Fund
H-A-4-b Housing Element Transmittal to EMID. Upon adoption of the Housing Element, Provide a copy to EMID in compliance with California Government Code Section 65589.7.

Responsible Agency: Community Development Department
Timeframe: Within five (5) days of adoption
Funding Source: General Fund
H-A-4-c Update Urban Water Management Plan. Work with EMID on updates to the Urban Water Management Plan (UWMP) and other policies and procedures to ensure implementation of the required priority for water and sewer service for developments with units affordable to lower-income households, as required by California Government Code 65589.7.

Responsible Agency: Community Development Department, Public Works Department
Timeframe: Assist with update of next UWMP by 2025
Funding Source: General Fund
H-A-4-d Water Conservation. Work with EMID to develop, promote, and implement water conservation methods and programs for new and existing developments, such as low flow fixtures, rebate programs, “lawn begone”,

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D-14 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
etc. Improve promotion by providing information on conservation programs to building permit applicants.

Responsible Agency: Community Development Department, and EMID Timeframe: Improve Building Division website and handout information on conservation programs by June 2024
Funding Source: General Fund
Wastewater treatment is provided by the San Mateo Wastewater Treatment Plant (WWTP), which is jointly owned by the EMID and the City of San Mateo and serves over 130,000 people and businesses.

EMID owns approximately 25 percent of the treatment plant. The WWTP has a permitted capacity of 15.7 MGD for average dry weather flow (ADWF). The current ADWF is approximately 11 MGD. 4 Based on
current flow data, average daily dry weather flows are below the capacities anticipated in the Joint Powers Agreement
The WWTP is an aging wastewater collection system, with facilities and components that are up to 75 years old. To address these issues, the City of San Mateo’s Clean Water Program is upgrading and expanding the WWTP facilities in collaboration with Foster City/EMID. The WWTP upgrades will accommodate heavy storm events up to 78 MGD. Construction was initiated in August 2019 with an anticipated date of completion in 2024.355 In addition, the WWTP is currently undergoing an approximately $600 million expansion on the liquid processing side of the plant to better address wet weather events. 6
In addition, there are number of Capital Improvement Program (CIP) projects scheduled through 2039 to improve the existing conditions of the sanitary sewer infrastructure. Projects include lift stations, sanitary sewer manholes, force mains, and gravity sewers that were identified as hotspots in EMID’s 2019 Wastewater Collection System Master Plan. The City is currently carrying out Phase 5 of its CIP projects.

Phase 6 of the proposed CIP is set to start in FY 2023-2024 and phase 8 in 2027-2032.

Dry utilities are readily available to all sites in the Sites Inventory due to the fact that they are already developed. With the exception of regional electric transmission lines, all utility lines have been installed underground since the beginning of Foster City. There are multiple telecommunications providers in Foster City including AT&T, Verizon, T-Mobile, and Crown Castle, each with their respective consumer packages for video, data, and landline-based telephone services. The California Public Utilities Commission regulates California’s telecommunications industry and requires that local phone service providers anticipate and serve new growth. To meet this requirement, local providers continually upgrade their facilities, technology, and infrastructure to remain in conformance with California Public Utilities Commission tariffs and regulations and to serve customer demand in the city. 4 City of Foster City, 2021. 2020 Urban Water Management Plan for Estero Municipal Improvement District. Available at:
https://www.fostercity.org/sites/default/files/fileattachments/community_development/page/30281/local_hazard_mitigation_ plan_safety_element.pdf, accessed November 8, 2022.
5 City of San Mateo, 2018. Clean Water Program: WWTP. Available at: http://cleanwaterprogramsanmateo.org/ wwtp/, accessed May 18, 2022
6 Galli, Laura, Engineering Manager. City of Foster City, 2022. Personal communication with Urban Planning Partners, June 20, 2022.

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As noted above, with the exception of water supply, the utility infrastructure does not pose a significant constraint to the development of housing to accommodate the RHNA. Each development proposal is required to perform a site-specific study of pipe capacities to determine if any upsizing of utility lines is necessary, but these are typical and expected costs of development.

Environmental Constraints
All properties in Foster City are affected by constraints related to geologic conditions and high water table that are due to being on engineered fill adjacent to San Francisco Bay. Because the City is constructed on engineered fill, constructing residential projects at the densities required in order to amortize the costs of redeveloping a site, replacing all or most underground infrastructure, and other site preparation issues, most new multi-story buildings must be constructed on a pile supported foundation.

The potential hazards related to geologic conditions are mitigated by enforcement of building codes that require site-specific geotechnical analysis and corresponding design.

The high water table throughout the City has made construction of underground parking or basements not economically feasible. Potential impacts to underground piping are mitigated by code requirements for appropriate materials.

The City’s levee system combined with the management of the lagoon for stormwater purposes protects the City from flooding. The Levee Improvements Project to be completed in 2023 will also help the City address sea level rise. The land area within the levee is not in a Special Flood Hazard area designated by the Federal Emergency Management Agency (FEMA).

Large PG&E transmission lines extend along the length of Foster City Boulevard south of Highway 92, along Baffin Street, and a few other locations. The lines are located within easements that preclude structures in order to mitigate potential hazards.

See additional discussion in Appendix C, Non-Governmental Constraints Specific to Foster City.

Affirmatively Furthering Fair Housing (AFFH)
This means “taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and fosters inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.” For purposes of the sites inventory, this means that sites identified to accommodate the lower-income need are not concentrated in low-resourced areas (lack of access to high performing schools, proximity to jobs, location disproportionately exposed to pollution or other health impacts) or areas of segregation and concentrations of poverty. Instead, sites identified to accommodate the lower-income RHNA must be distributed throughout the community in a manner that affirmatively furthers fair housing.

Default Density
The statute allows jurisdictions to use higher density as a proxy for lower-income affordability, in other words—be able to skip detailed analysis of the economic feasibility of providing lower-income units on a site if the site is zoned to accommodate a default density. Parcels must be zoned to allow sufficient density to accommodate the economies of scale needed to produce affordable housing. Because San

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APPENDIX D:HOUSING RESOURCES AND SITES
D-16 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Mateo County is considered a “metropolitan county,” the default density is at least 30 units per acre. “At least” means the density range allowed on the parcel must include the default density.

Size of Sites
Parcel sizes between 0.5 acres and 10 acres in size are considered to be able to accommodate development for lower-incomes. Parcels smaller than 0.5 acres or larger than 10 acres in size require additional analysis to demonstrate that they can accommodate the lower-income RHNA. Otherwise, they can be used in the sites inventory to count toward the moderate or above-moderate RHNA. The sites inventory does not include any sites less than 0.5 acres. For the sites that are larger than 10 acres in size, additional analysis is included for each site.

Realistic Capacity Analysis
The statute requires an analysis of the realistic capacity of each site. This can include:
 Use of minimum densities provided by the zoning of the parcel, or  Utilize various factors to calculate realistic capacity and describe the methodology used including:
o Typical densities of existing or approved residential development at a similar affordability level (see Table 2).
o Current or planned availability and accessibility of infrastructure. o Applicable land use controls and site improvement requirements. o Adjust for any areas that cannot be developed.

The capacity calculation must be adjusted to reflect the realistic potential for residential development, including factors such as local or regional development trends, track records/past production trends for similar sites, and current or planned availability of infrastructure.

Affordability/Inclusionary Requirements
Foster City has a long history of inclusionary housing beginning in 1981 as part of the Community Development Agency under California Redevelopment Law and continuing as a Housing Element policy requirement 20% inclusionary housing beginning in 2001. In March 2022, the City adopted Chapter 17.90, Below Market Rate Inclusionary Housing Program, establishing objective standards for the inclusionary housing requirements. The required percentages are: 10% very low-income, 5% low-income, and 5% moderate-income for rentals and 20% moderate-income for ownership units. Projects of fewer than five units are exempt. The option to pay in-lieu fees is provided for housing developments of five to nine units and for fractional unit requirements.

Concurrent with adoption of Chapter 17.90, the City adopted Chapter 17.92, Affordable Housing Overlay (AHO) Combining District. This chapter requires an alternative set of inclusionary percentages: 4% extremely low-income, 4% very low-income, and 7% low-income. The AHO reduced the overall percentage from 20% to 15% and in return, requires the provision of some extremely low-income units. (See Appendix C for additional information.)

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APPENDIX D:HOUSING RESOURCES AND SITES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 D-17
Suitability of Non-Vacant Sites
There are special considerations and analysis required to include nonvacant sites in the Sites Inventory.

A nonvacant site is a site with any sort of existing use, including sites with structures, improvements, or income production. If the inventory identifies non-vacant sites to address a portion of the RHNA, the Housing Element must describe the realistic development potential of each site within the planning period (2023-2031). The analysis must consider the extent that the non-vacant site’s existing use impedes additional residential development, the jurisdiction’s past experience converting existing uses to higher density residential development, market trends and conditions, and regulatory or other incentives or standards that encourage additional housing development on the non-vacant sites.

For jurisdictions that rely on non-vacant sites for more than 50% of the lower-income RHNA, the nonvacant site’s use is presumed to impede additional residential development, unless the housing element describes findings based on substantial evidence that the use will likely be discontinued during the planning period. Foster City’s Sites Inventory relies on non-vacant sites for more than 50% of the lowerincome RHNA.

Examples of substantial evidence that an existing use will likely be discontinued in the current planning period include, but are not limited to:
 The lease for the existing use expires early within the planning period;  The building is dilapidated, and the structure is likely to be removed, or a demolition permit has been issued for the existing uses;
 There is a development agreement that exists to develop the site within the planning period;  The entity operating the existing use has agreed to move to another location early enough within the planning period to allow residential development within the planning period; or  The property owner provides a letter stating its intention to develop the property with residences during the planning period.

Indicators for Redevelopment of Nonvacant Sites
For the redevelopment of existing apartment properties, the existing use does not have to be discontinued, but would instead be reconfigured or new buildings added. Unlike a commercial property, there are not long-term leases to be terminated. The City looked at several factors to evaluate the potential for redevelopment of these properties:
 Existing Density. Sites with lower existing densities may be more likely to consider redevelopment if they can increase their density. Many of the older apartment developments have a density of less than 20 units/acre.
 Percent Increase at General Plan Density. Sites with the potential to increase existing densities by more than 50% are considered more likely to have substantial economic incentive to redevelop.  Land to Improvement Ratio (LIR). A parcel’s land to improvement ratio can help identify properties that have potential for redevelopment. An LIR lower than 1.0 means that the value of the land is lower than the value of the improvements. An LIR higher than 1.0 means the value of the improvements is lower relative to the land value. Recently developed projects in Foster City (Plaza Apartments, Triton

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 549
APPENDIX D:HOUSING RESOURCES AND SITES
D-18 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Apartments, 100 Grand Apartments, and Atria) have an average LIR of 0.16, in other words, the improvements had a value 6.25 times the value of the land. Properties that have a higher LIR than

0.16 present opportunities to redevelop the property to achieve LIRs closer to those of the recently redeveloped properties.
 Land Area. A larger site could mitigate potential impacts with increased setbacks and/or lower heights near the adjacent developments. The larger developments also provide more opportunity to relocate existing tenants within the development if needed for the construction. With the exception of 1601 Beach Park Boulevard, all the sites are more than five acres in size.  Age. The older apartment developments are believed to be more likely to be considering making significant investments in either upgrading or redeveloping their property to remain competitive in the marketplace and/or to correct existing problems. The active applications for Lantern Cove and Schooner Bay, both constructed 38 years ago, indicates that developments 35 years or older are likely to be considering making significant investments.
 Owner Interest. Interest by the property owner in adding units to the site is an indication they have done some research into the economics of redeveloping their site. Submittal of an application is a stronger indication of the viability of a proposal. Two of the 12 sites do not have property owner interest at the present time, but as indicted in Table 4, they have similar characteristics to properties that do have owner interest, indicating that they are also likely to be viable sites for additional housing units.
 Infill Potential. Some apartment developments have areas of clustered parking or recreational uses that could be redeveloped with housing and not require removal of existing housing units.  Adjacent Uses. Sites that border streets and/or the lagoon will be able to redevelop with less significant impacts on adjacent development compared to sites that have more adjacencies to singlefamily developments.

Table 4 below summarizes factors related to redevelopment on non-vacant sites with green highlights indicating where the factors may indicate favorable conditions for redevelopment.

Additional Analysis of Two Sites Without Owner Interest As noted above, the two developments without stated owner interest have many characteristics in common with other sites that have several favorable indicators for additional housing development. One of these, The Franciscan, at 59 years of age, is the oldest property in the Sites Inventory. The potential to increase density by 84% is higher than several of the other sites. The Land to Improvement ratio at 0.3 is also higher than several of the other sites, indicating that the value of the buildings relative to the value of the land is relatively low.

The other property without owner interest is The Lagoons, although this property submitted building permit applications for two ADUs in mid-2023. The Lagoons and Sand Cove were originally one development and have identical building types and other features. The Lagoons has no neighbors other than the Lagoon, streets, and Boat Park, which would facilitate redevelopment without impacting adjacent properties. The potential to increase density by 92% is higher than several of the other sites.

The Land to Improvement ratio at 0.67 is also higher than several of the other sites, indicating that the value of the buildings relative to the value of the land is relatively low.

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APPENDIX D:HOUSING RESOURCES AND SITES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 D-19
Table 4: Summary of Site Indicators for Redevelopment
Site
Existing
Use
Land
Area
(acres)
Existing
Density
General
Plan
Allowed
Density
Additional
Unit
Potential
at GP
Density**
Percent
Increase
at GP
Density LIR Age
Owner
Interest Infill
Adjacent Uses;
% Border with
Residential
Harbor Cove 400 apts 15.1 26.49 35 128 32% 1.0 57 Y Y Lagoon; 16% condo Beach Cove 416 apts 18.7 22.25 35 238 57% 0.25 50 Y Y
Lagoon, Marlin Cove Apts
& Shopping; 14% singlefamily
Franciscan 122 apts 6.4 19.06 35 102 84% 0.30 59 N 22% apts; 30% singlefamily Sand Cove* 168 apts 8.77 19.16 35 138 83% 0.25 53 Y Lagoon; park Lagoons* 178 apts 9.64 18.26 35 161 92% 0.67 53 N Lagoon; park Shadow Cove 164 apts 7.9 20.84 35 112 69% 0.25 53 Y Y Lagoon; 15% singlefamily Lantern Cove 232 apts 16.8 16.8 35 356 153% 0.29 38 Y Lagoon; 13% townhouse Schooner Bay 312 apts 24.8 14.8 35 556 178% 0.25 38 Y Belmont Slough; park Eaves 288 apts 11.0 11.0 35 97 34% 0.43 53 Y Y 33% Single-family; 11% condo
Foster’s Landing 490 apts 29.1 16.8 60 1256 256% 2.5 36 Y Y PJCC 1601 Beach Park
Vacant
church
building

1.35 NA 13 17 NA NA1.0 NA Y 19% Single-family
1010 Metro Center
Vacant
retail
building

6.345 NA 60 380 NA NA1.83 NA Y Office building; child care * Sand Cove and Lagoons were originally one development with identical buildings. ** Not including ADUs.

Source: Foster City Community Development Department.

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APPENDIX D:HOUSING RESOURCES AND SITES
D-20 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Likelihood of Redevelopment of Nonvacant Sites
The applications to redevelop the Lantern Cove Apartments and Schooner Bay Apartments with additional units illustrate the strong owner interest and economic viability of redeveloping older, larger, existing apartment developments and the high likelihood that these sites will develop within the RHNA 6 Planning Period. The age of the sites reused from the previous Housing Element are more than ten years older than Lantern Cove and Schooner Bay, making redevelopment of them even more likely to be economically viable. The relatively large size of the sites provides options to place the higher density portions of the development away from edges that border existing lower density uses.

The owner of three of the RHNA 5 sites, Beach Cove, Sand Cove, and Shadow Cove, has expressed interest in developing additional units at their sites. City staff has walked these sites with the owner’s representatives to discuss the specific opportunities at each site. These indications of owner interest as well as the examples of redevelopment and multi-family ADUs provide evidence that the addition of units at properties similar in terms of age, density, and size is economically feasible.

Other examples of redevelopment of apartment properties approved or constructed in the Peninsula region are further evidence of the economic viability of redeveloping existing apartment sites, as indicated in Table 5 below. These sites have similar characteristics to the apartment properties in the Sites Inventory, including age of buildings, existing densities, and other features.

Table 5: Example Apartment Redevelopment Projects
Site City
Existing
Use
(Apts)
Proposed
Use
(Apts)
Land
Area
(Acres)
Existing
Density
General
Plan
Allowed
Density
Proposed
Density Age
LIR
(2022) Status
Village Lake
777 W.

Middlefield
Mountain
View 208 716 9.84 21.1
25 (amended
to 80)

72.8 53 NA
Approved
5/21/2019;
under
construction
Laguna Clara
3131
Homestead
Road
Santa
Clara 264 477 12.43 21.2 36 38.37 52 0.58 Under construction Reserve
870 E. El
Camino Real
Mountain
View 180 371 9.14 19.7 25 40.6 53 1.01 Approved 9/27/2022 555 Middlefield Mountain
View 402 725 14.5 27.7
25 (amended
to 50)
50 54 1.19 Approved
5/1/0/2022
Source: Mountain View sites: City of Mountain View, Development Update-October 2023; Laguna Clara site: Laguna Clara II Development Project (Equity) webpage.

Likelihood of Construction Post-Entitlements
Various conditions, primarily economic, can impact whether a development project moves forward to construction after receiving entitlements. Typically, if a housing project receives entitlements, it proceeds to submitting a building permit and then construction. The recent developments in Table 2 are

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APPENDIX D:HOUSING RESOURCES AND SITES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 D-21
examples of projects that moved forward to construction after receiving entitlements. In the case of Pilgrim Triton, the basic entitlements were obtained in October 2009 and the first phase including the Plaza Apartments, obtained a building permit in 2011. This was followed by the other phases of the development by other developers in 2014 (100 Grand Apartments), 2015 (Triton Apartments), 2019 (Waverly Cove Townhouses), and 2020 (Laguna Vista and Workforce Apartments). The recovery from the 2008-2009 recession probably contributed to the timing of the developments.

Foster Square moved more quickly from entitlements to building permits for the various phases. Foster Square obtained the basic entitlements in November 2013 and followed with building permits in 2014 (Alma Point Apartments), 2015 (Atria), and 2015-2016 (Lennar Condominiums).

There have been very few housing developments that filed for preliminary review but then did not apply for a formal application after the Gatekeeper process. There have also been a few ADU building permit applications that have not followed through to construction. There have been no housing developments that have received entitlements and then not proceeded with construction.

Potential for Multi-Family ADUs
The addition of ADUs at multi-family properties is another way to add units to existing apartment developments. Foster City has received a preliminary application for 22 multi-family ADUs, at The Eaves.

A similar proposal for 21 multi-family ADUs at Harbor Cove was submitted in 2021. Building permit applications were submitted for two ADUs at The Eaves and two ADUs at The Lagoons in mid-2023.

Summary of Suitability of Nonvacant Sites
Discussion is included analyzing the specifics for each site regarding why its nonvacant status is not an impediment to housing development. After analysis of each site, it is noted that the nonvacant status is not an impediment for any of the sites. Barriers to redevelopment include factors applicable to any development such as availability of financing and time required for the entitlement process, as well as factors applicable to redevelopment such as provision of an anti-displacement plan for the existing tenants, as required by Program H-C-3-a; see the site-specific discussion below.

City Initiatives to Encourage Redevelopment
The Housing Element includes policies and programs to remove regulatory constraints and encourage redevelopment of sites for housing. Some of these actions have already been taken. These include the following programs:
 H-A-5 Funding for Housing Programs
 H-D-1 Housing Opportunity Areas (zoning map changes adopted in 2023)  H-D-2 Potential Re-Use of Commercial Sites
 H-D-3 Planned Development Process
 H-D-6 Reduce Regulatory Constraints (several zoning text changes adopted in 2022-2023)  H-E-3 Incentives for Affordable Housing

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APPENDIX D:HOUSING RESOURCES AND SITES
D-22 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.2 SITES FROM THE PREVIOUS (5TH) CYCLE HOUSING ELEMENT Sites that were used in the previous Housing Element can be reused if certain requirements are met:
 A program is included requiring rezoning to allow residential use “by right” at specified densities for projects that include at least 20% of units affordable to lower-income households – OR –  If a site is rezoned to a higher density, it can be considered a “new” site (only if it was not utilized to accommodate a shortfall of sites to accommodate the previous RHNA).

Sites that were used in the previous RHNA 5 Housing Element cycle but not yet redeveloped are shown in Table 46. No sites from RHNA 4 Housing Element are proposed to be reused. The location of these sites is shown on Figure 2.

Table 46: Sites Used in Previous RHNA 5 Housing Element (2015- 2023)
Site Acres
Existing
Uses**
General
Plan
Designation
Zoning in
RHNA 5
Housing
Element
Previous
Zoning
Zoning as
Adopted
on
1/17/2023
Existing
Density
(Units/Acre)
Density per
General Plan
(Units/Acre)
Harbor Cove 15.1
400
apartment
units
Apartment
Residential R-3 R-3 R-4/PD 26.49 20-35
Beach Cove 18.7
416
apartment
units
Apartment
Residential R-4/PD R-4/PD/AHO
R-4/PD/
AHO/By
Right
Housing
Overlay

22.25 20-35
Franciscan 6.4
122
apartment
units
Apartment
Residential R-3 R-3/AHO R-4/PD/AHO 19.06 20-35
Sand Cove* 8.77
168
apartment
units
Apartment
Residential R-3/PD R-3/PD/AHO
R-4/PD/
AHO 19.16 20-35
Lagoons* 9.64
176
apartment
units
Apartment
Residential R-3/PD R-3/PD/AHO
R-4/PD/
AHO 18.26 20-35
Shadow
Cove 7.9
164
apartment
units
Apartment
Residential R-4/PD R-4/PD/AHO
R-4/PD/
AHO/By
Right
Housing
Overlay

20.84 20-35
* The Lagoons was formerly part of Sand Cove.
**All sites are non-vacant.

Source: Foster City Community Development Department.

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APPENDIX D:HOUSING RESOURCES AND SITES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 D-23
As in the previous Housing Element, these sites were deemed appropriate for additional development after analysis of the following factors:
 Existing Density. Sites with lower existing densities may be more likely to consider redevelopment if they can increase their density. Many of the older apartment developments have a density of less than 20 units/acre.
 Land Area. A larger site could mitigate potential impacts with increased setbacks and/or lower heights near the adjacent developments. The larger developments also provide more opportunity to relocate existing tenants within the development if needed for the construction.  Age. The older apartment developments are believed to be more likely to be considering making significant investments in either upgrading or redeveloping their property to remain competitive in the marketplace and/or to correct existing problems.
 Adjacent Uses. Sites that border streets and/or the lagoon will be able to redevelop with less significant impacts on adjacent development compared to sites that have more adjacencies to singlefamily developments.

In addition, the RHNA 5 sites are located in the central part of the city, near public transit, parks, retail, major public amenities such as the Recreation Center and Library and are all located adjacent to major arterials providing direct access to the City’s major evacuation routes.

The applications to redevelop the Lantern Cove Apartments and Schooner Bay Apartments with additional units illustrate the economic viability of redeveloping older, larger, existing apartment developments and the high likelihood that these sites will develop within the RHNA 6 Planning Period.

The age of the sites reused from the previous Housing Element are more than ten years older than Lantern Cove and Schooner Bay, making redevelopment of them even more likely to be economically viable. The relatively large size of the sites provides options to place the higher density portions of the development away from edges that border existing lower density uses.

Other examples of redevelopment of apartment properties approved or constructed in the area are further evidence of the economic viability of redeveloping existing apartment sites, including:
 Village Lake in Mountain View, 777 West Middlefield Road: construct 716 new apartment units (including 144 affordable units), replacing 208 existing apartment units, increasing the density from

21.1 units per acre to 72.8 units per acre.
 Laguna Clara in Santa Clara: removal of 42 units, retaining 222 units, addition of 225 units over a parking garage for a total of 447 units on the site, increasing the density from 21.1 units per acre to

38.37 units per acre.
 Reserve at Mountain View, 870 East El Camino Real: removal of 42 units, addition of 233 units for a total of 371 units on the site, increasing the density from 19.7 units per acre to 40.6 units per acre.  555 Middlefield Road, Mountain View: Retain 402 existing units, addition of 323 units, for a total of 725 units on the site, increasing the density from 27.7 units per acre to 50 units per acre.

The addition of ADUs at multi-family properties is another way to add units to existing apartment developments. Foster City has recently received a preliminary application for multi-family ADUs, at The Eaves. A similar proposal for multi-family ADUs at Harbor Cove was submitted in 2021.

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APPENDIX D:HOUSING RESOURCES AND SITES
D-24 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
The owner of three of the RHNA 5 sites, Beach Cove, Sand Cove, and Shadow Cove, has expressed interest in developing additional units at their sites. City staff has walked these sites with the owner’s representatives to discuss the specific opportunities at each site. These indications of owner interest as well as the examples of redevelopment and multi-family ADUs provide evidence that the addition of units at properties similar in terms of age, density, and size is economically feasible.

Harbor Cove
Location and Size. This site borders Edgewater Boulevard on the west, East Hillsdale Boulevard on the north, Foster City Lagoon on the east and the Isle Cove condominium development on the south. The

15.1-acre site contains 400 apartment units at an existing density of 26.49 units per acre. The apartment buildings are three stories with a combination of carports and surface parking concentrated in three large carport areas.

Zoning and Density. The General Plan Land Use Designation for the site is Apartment Residential, which allows densities of 20-35 units per acre. The zoning of the site was changed from R-3 to R-4/PDin January 2023.

Realistic Capacity. Harbor Cove was built in 1966 but the owner made significant investments in building renovations in 2015-2016, making it less likely that those buildings would be redeveloped. However, there is potential to redevelop the parking areas with units above parking. The concentration of the existing parking into three areas of the site provides potential to redevelop those portions of the site with units located above parking without removing existing buildings. Given that the two largest existing parking areas occupy more than two acres, a reasonable additional capacity in these two parking areas is 70 units at 35 units per acre plus providing replacement parking for the existing units. Combining the capacity for 70 units in the carport areas and 21 ADUs yields a reasonable capacity of 91 additional units.

The zoning capacity for the 15.1-acre site at 35 units per acre would permit an additional 128 units.

Non-Vacant Status. Harbor Cove is an example of why, in the case of redevelopment of an existing nonvacant apartment site, a larger site makes redevelopment more feasible. The larger site provides the opportunity to retain some or all of the existing buildings, relocate existing tenants within the property if necessary, and include a buffer or lower buildings or additional setbacks on the one small border with an adjacent development. The non-vacant status of the site does not constitute an impediment to additional residential development because: 1) it does not have to be discontinued for the additional development to occur; 2) unlike a commercial property, there aren’t multi-year leases that need to expire or be purchased for additional development to occur; and 3) the rental housing market conditions on the Peninsula remain strong.

The City’s 20% inclusionary requirements will ensure that any new housing development includes affordable units restricted in perpetuity. In addition to the City’s inclusionary requirements, if any units are removed and replaced, replacement units must comply with Government Code Section 66300(d) and proposed new Municipal Code Chapter 17.55 which requires that any units occupied by lower income households must be replaced with units restricted for lower income households.

Application Status. The owners of Harbor Cove submitted preliminary plans to the City in 2021 for the addition of 21 ADUs in some of the existing unused storage rooms and two free standing unused laundry rooms with unit sizes ranging from 250 to 475 square feet. The small size of ADU units and corresponding

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smaller rent amounts makes them naturally more affordable. In May 2023, the owner indicated they are interested in pursuing the ADU proposal and are in the process of engaging an architect to work on plans for redevelopment of other portions of the site.

Public Comments. Public comments on the Harbor Cove site in the Housing Sites Map Feedback were nearly evenly split between 10 “thumbs up” and 12
“thumbs down”. Inclusion of the Harbor Cove site is
consistent with general comments favoring sites near 4- lane arterials/evacuation routes, near public transit,
including underutilized existing older apartment sites, and not adjacent to single-family development.

Beach Cove
Location and Size. This site is located on Catamaran Street between Marlin Avenue and Clipper Lane.

The site borders the Martinique Cove single family homes on the west, Foster City Lagoon and Marlin Cove mixed use site on the north, a small section of Marlin Avenue on the east, and Catamaran Street on the south. The 18.7-acre site contains 416 apartment units at an existing density of 22.25 units per acre.

It was built in 1973. The apartment buildings are two-stories with a combination of carports and open surface parking.

Zoning and Density. The General Plan Land Use Designation for the site is Apartment Residential, which allows densities of 20-35 units per acre. Beach Cove is zoned R-4/PD/AHO, which allows up to 35 units per acre. A zoning map amendment was approved in January 2023 to add the By-Right Overlay for development proposals with 20% lower income pursuant to State Law requirements for reuse of RHNA 5 sites that are not rezoned for higher density.

Realistic Capacity. The site includes two large parking areas near the center of the site that have potential for hosting additional units without displacing existing tenants. The rows of carports along the western and eastern edges also have some potential. The owner has indicated that some of the amenity spaces are under-utilized and/or redundant and may also provide potential space for additional units. The owner has indicated an interest in developing additional units at the site.

A reasonable development capacity for the site is 35 units per acreThe Beach Cove site has several characteristics that would facilitate redevelopment given that the site borders the Lagoon, existing multi-family, or streets, and a relatively short border with Clipper Lane. None of the property lines abut Harbor Cove Apartments Harbor Cove Apartments Site

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single family or townhouse yards. The site is adjacent to the Marlin Cove Shopping Center and near parks, transit, and two arterial streets. The adjacent Marlin Cove Apartments are developed at 36.8 units per acre even though 2 of the 7.6 acres are encumbered by a PG&E easement. Development at 35 units per acre would yield 238 additional units. A more conservative realistic capacity of 90% of the General Plan capacity is included in the Sites Inventory, yielding 173 additional units.

Non-Vacant Status. Beach Cove is another example of why, in the case of redevelopment of an existing non-vacant apartment site, a larger site makes redevelopment more feasible. The larger site provides the opportunity to retain some or all of the existing buildings, relocate existing tenants within the property if necessary, and include a buffer or lower buildings or additional setbacks on the one small border if needed along Clipper Lane. The non-vacant status of the site does not constitute an impediment to additional residential development because: 1) it does not have to be discontinued for the additional development to occur; 2) unlike a commercial property, there aren’t multi-year leases that need to expire or be purchased for additional development to occur; and 3) the rental housing market conditions on the Peninsula remain strong.

The City’s inclusionary requirements will ensure that any new housing development includes affordable units restricted in perpetuity. The site is zoned with the AHO Combining District, which requires 15% extremely low-, very low-, and low-income units. In addition to the City’s inclusionary requirements, if any units are removed and replaced, replacement units must comply with Government Code Section 66300(d) and proposed new Municipal Code Chapter 17.55 which requires that any units occupied by lower income households must be replaced with units restricted for lower income households.

Application Status. The owner of Beach Cove Apartments, Woodmont Companies, has submitted a letter dated March 24, 2022 indicating they are interested in working with the City to create a plan for additional units and have requested that their site be included in the Housing Element Sites Inventory (see p. F-64).

Public Comments. Public comments on the Beach Cove
site in the Housing Sites Map Feedback were
overwhelmingly in favor of including it as a housing site with 23 “thumbs up” and three “thumbs down”.

Inclusion of the Beach Cove site is consistent with
general comments favoring sites near public transit,
including underutilized existing older apartment sites, and not adjacent to single-family development.

Beach Cove Apartments Beach Cove Apartments Site

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Franciscan
Location and Size. This site has frontages on both Foster City Boulevard and Comet Drive and borders Kula Kai and Tradewinds Apartments on the west and single-family homes on the east. The 6.45-acre site contains 122 apartments at an existing density of 18.91 units per acre. It was built in 1964, making one of the oldest apartment properties in Foster City. The apartment buildings are two stories with parking provided primarily in carports.

Zoning and Density. The General Plan Land Use Designation for the site is Apartment Residential, which allows densities of 20-35 units per acre. The Franciscan was rezoned from R-3/AHO to R-4/PD/AHO in January 2023.

Realistic Capacity. A reasonable development capacity for the site is 35 units per acreThe Franciscan site has several characteristics that would facilitate redevelopment given that the site is in the heart of the City and on an arterial with public transit. The adjacent apartment properties, the Tradewinds and Kula Kai, are developed at 34.1 and 22.6 units per acre respectively. The site is large enough that massing could be set back from the one border adjoining single-family homes. The site is near shopping, parks, transit, and City services. Development at 35 units per acre would yield 104 additional units. Because the property owner has indicated they have no plans to pursue additional housing development at this time, a lower capacity of 813 additional units (90% of General Plan capacity) is projected in the Sites Inventory.

N0n-Vacant Status. The size of the Franciscan site provides the opportunity to retain some or all of the existing buildings, relocate existing tenants within the property if necessary, and include a buffer or lower buildings or additional setbacks on the border with single-family homes. The non-vacant status of the site does not constitute an impediment to additional residential development because: 1) it does not have to be discontinued for the additional development to occur; 2) unlike a commercial property, there aren’t multi-year leases that need to expire or be purchased for additional development to occur; and 3) the rental housing market conditions on the Peninsula remain strong.

The City’s inclusionary requirements will ensure that any new housing development includes affordable units restricted in perpetuity. The site is zoned with the AHO Combining District, which requires 15% extremely low-, very low-, and low-income units. In addition to the City’s inclusionary requirements, if any units are removed and replaced, replacement units must comply with Government Code Section 66300(d) and proposed new Municipal Code Chapter 17.55 which requires that any units occupied by lower income households must be replaced with units restricted for lower income households.

Although the current owner of the Franciscan has not indicated an interest in redeveloping the property in the next eight years, owner interest at similar properties with similar characteristics is an indication that creating additional units at the Franciscan would also be economically feasible. The Franciscan, at 59 years of age, is the oldest property in the Sites Inventory. The potential to increase density by 84% is higher than several of the other sites. The Land to Improvement ratio at 0.3 is also higher than several of the other sites, indicating that the value of the buildings relative to the value of the land is relatively low.

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D-28 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Public Comments. Public comments on the Franciscan site in the Housing Sites Map Feedback were evenly split regarding including it as a housing site with eight “thumbs up” and eight “thumbs down”.

Inclusion of the Franciscan site is consistent with general comments favoring sites near public transit, on four-lane arterials/evacuation routes, and including underutilized existing older apartment sites.

Sand Cove
Location and Size. This site borders Shell Boulevard, the Recreation Center tennis court parking area, and the Foster City Lagoon. The 8.77-acre site contains 168 apartment units at an existing density of 19.16 units per acre. It was built in 1970. The apartment buildings are two stories with parking provided primarily in carports. The site is one of the two RHNA 5 sites (with the Lagoons) with no borders adjoining other existing residential uses.

Zoning and Density. The General Plan Land Use Designation for the site is Apartment Residential, which allows densities of 20-35 units per acre. The zoning of the site was changed from R-3/PD/AHO to R4/PD/AHO in January 2023.

Realistic Capacity. The carports are arranged along the Shell Boulevard frontage and the border with Leo Ryan Park to the north. The setback on Shell Boulevard is larger than across the street at Foster’s Landing and could provide additional buildable area compared to the current layout.

The Sand Cove site has several characteristics that would facilitate redevelopment A realistic development capacity for the site is 35 units per acre given that the site is in the heart of the City and on an arterial with public transit. The site is near shopping, parks, transit, and City services. Development at 35 units per acre would yield 139 additional units. A more conservative realistic capacity of 90% of the General Plan capacity is included in the Sites Inventory, yielding 112 additional units.

Non-Vacant Status. The size of the Sand Cove site provides the opportunity to retain some or all of the existing buildings and relocate existing tenants within the property if necessary. The non-vacant status of the site does not constitute an impediment to additional residential development because: 1) it does not have to be discontinued for the additional development to occur; 2) unlike a commercial property, Franciscan Apartments Franciscan Apartments Site

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there aren’t multi-year leases that need to expire or be purchased for additional development to occur; and 3) the rental housing market conditions on the Peninsula remain strong.

The City’s inclusionary requirements will ensure that any new housing development includes affordable units restricted in perpetuity. The site is zoned with the AHO Combining District, which requires 15% extremely low-, very low-, and low-income units. In addition to the City’s inclusionary requirements, if any units are removed and replaced, replacement units must comply with Government Code Section 66300(d) and proposed new Municipal Code Chapter 17.55 which requires that any units occupied by lower income households must be replaced with units restricted for lower income households.

Application Status. The owner of Sand Cove Apartments, Woodmont Companies, has submitted a letter dated March 24, 2022, indicating they are interested in working with the City to create a plan for additional units and have requested that their site be included in the Housing Element Sites Inventory (see p. F-64).

Public Comments. Public comments on the Sand Cove site in the Housing Sites Map Feedback were overwhelmingly in favor of including it as a housing site with 54 “thumbs up” and one “thumbs down”.

Other comments included that the waterfront provides
an opportunity to provide some community use along it.

Inclusion of the Sand Cove site is consistent with general comments favoring sites near public transit, on fourlane arterials/evacuation routes, including underutilized existing older apartment sites, and not adjacent to
single-family development.

The Lagoons
Location and Size. The Lagoons was originally part of the Sand Cove development built in 1970 and has the same architectural style. The site borders Bounty Drive on the north, Shell Boulevard on the west, Boat Park on the east, and the Lagoon on the south. The site is one of the two RHNA 5 sites (with Sand Cove) with no borders adjoining existing residential uses. The 9.64-acre site contains 176 apartments for a density of 18.28 units per acre. The apartment buildings are two stories with parking provided primarily in carports.

Sand Cove Apartments Sand Cove Apartments Site

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D-30 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Zoning and Density. The General Plan Land Use Designation for the site is Apartment Residential, which allows densities of 20-35 units per acre. The zoning for the site was changed from R-3/PD/AHO to R4/PD/AHO in January 2023.

Realistic Capacity. The carports are arranged along the Bounty Drive frontage and the border with Boat Park to the east. The setback on Bounty Drive is larger than across the street at Foster’s Landing and could provide additional buildable area compared to the current layout.

The Lagoons site has several characteristics that would facilitate redevelopment A realistic development capacity for the site is 35 units per acre given that the site is in the heart of the City between two arterials with public transit. The site is near shopping, parks, transit, and City services. Development at 35 units per acre would yield 176 additional units. A more conservative realistic capacity of 90% of the General Plan capacity is included in the Sites Inventory, yielding 128 additional units.

Because the property owner has indicated they have no plans to pursue additional housing development at this time, a lower capacity of 121 units is projected in the Sites Inventory.

Non-Vacant Status. The size of the Lagoons site provides the opportunity to retain some or all of the existing buildings and relocate existing tenants within the property if necessary. The non-vacant status of the site does not constitute an impediment to additional residential development because: 1) it does not have to be discontinued for the additional development to occur; 2) unlike a commercial property, there aren’t multi-year leases that need to expire or be purchased for additional development to occur; and 3) the rental housing market conditions on the Peninsula remain strong.

The City’s inclusionary requirements will ensure that any new housing development includes affordable units restricted in perpetuity. The site is zoned with the AHO Combining District, which requires 15% extremely low-, very low-, and low-income units. In addition to the City’s inclusionary requirements, if any units are removed and replaced, replacement units must comply with Government Code Section 66300(d) and proposed new Municipal Code Chapter 17.55 which requires that any units occupied by lower income households must be replaced with units restricted for lower income households.

Although the owner of the Lagoons has not indicated an interest in redeveloping the site, owner interest at similar properties is an indication that creating additional units at the Lagoons would also be economically feasible. The Lagoons and Sand Cove were originally one development and have identical building types and other features. The Lagoons has no neighbors other than the Lagoon, streets, and Boat Park, which would facilitate redevelopment without impacting adjacent properties. The potential to increase density by 92% is higher than several of the other sites. The Land to Improvement ratio at

0.67 is also higher than several of the other sites, indicating that the value of the buildings relative to the value of the land is relatively low.

Application Status. Although tThe owner of the Lagoons has indicated they are not interested in redeveloping the site at this time, they submitted building permit applications in August 2023 for two ADUs to be converted from former laundry rooms.

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Public Comments. Public comments on the Lagoons site in the Housing Sites Map Feedback were overwhelmingly in favor of including it as a housing site with 17 “thumbs up” and two “thumbs down”.

Inclusion of the Lagoons site is consistent with general comments favoring sites near public transit, on four-lane arterials/evacuation routes, including underutilized
existing older apartment sites, and not adjacent to
single-family development.

Shadow Cove
Location and Size. The site borders Foster City Boulevard on the west, Foster City Lagoon on the north, single family development on the east, and Marlin Avenue on the south. The 7.9-acre site contains 164 apartments for a density of 20.76 units per acre. Shadow Cove was built in 1970. The apartment buildings are two stories with parking provided primarily in carports.

Zoning and Density. The General Plan Land Use Designation for the site is Apartment Residential, which allows densities of 20-35 units per acre. The zoning for the site is R-4/PD/AHO. A zoning map amendment was adopted in January 2023 to add the By-Right Overlay for development proposals with 20% lower income pursuant to State Law requirements for reuse of RHNA 5 sites that are not rezoned for higher density.

Realistic Capacity. The carports are arranged along the Foster City Boulevard and Marlin Avenue frontages with a long wall screening views of the site. There is also a large lawn area in the center of the site that may provide opportunities for new units.

The Shadow Cove site has several characteristics that would facilitate redevelopmentA realistic development capacity for the site is 35 units per acre given that the site is in the heart of the City and on an arterial with public transit. The site is near shopping, parks, transit, and City services. Development at 35 units per acre would yield 113 additional units. A more conservative realistic capacity of 90% of the General Plan capacity is included in the Sites Inventory, yielding 85 additional units.

Non-Vacant Status. The size of the Shadow Cove site provides the opportunity to retain some or all of the existing buildings and relocate existing tenants within the property if necessary. The non-vacant status of the site does not constitute an impediment to additional residential development because: 1) it The Lagoons Apartments The Lagoons Apartments Site

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D-32 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
does not have to be discontinued for the additional development to occur; 2) unlike a commercial property, there aren’t multi-year leases that need to expire or be purchased for additional development to occur; and 3) the rental housing market conditions on the Peninsula remain strong.

The City’s inclusionary requirements will ensure that any new housing development includes affordable units restricted in perpetuity. The site is zoned with the AHO Combining District, which requires 15% extremely low-, very low-, and low-income units. In addition to the City’s inclusionary requirements, if any units are removed and replaced, replacement units must comply with Government Code Section 66300(d) and proposed new Municipal Code Chapter 17.55 which requires that any units occupied by lower income households must be replaced with units restricted for lower income households.

Application Status. The owner of Shadow Cove Apartments, Woodmont Companies, has submitted a letter dated March 24, 2022 indicating they are interested in working with the City to create a plan for additional units and have requested that their site be included in the Housing Element Sites Inventory (see p. F-64).

Public Comments. Public comments on the Shadow Cove site in the Housing Sites Map Feedback were overwhelmingly in favor of including it as a housing
site with 30 “thumbs up” and four “thumbs down”.

Inclusion of the Shadow Cove site is consistent with
general comments favoring sites near public transit,
on four-lane arterials/evacuation routes, and
including underutilized existing older apartment
sites.

Rezoning Program for Reuse of RHNA 5 Sites
Per the requirements for reusing sites, these RHNA 5 “carry over” sites would need to be either: 1) rezoned to allow residential use “by right” at specified densities for development proposals that include at least 20% of units affordable to lower-income, or 2) to rezone them to a higher density.

Several zoning actions were adopted in January 2023 in conformance with the requirements for “carry over” sites. As identified in Table 57, three (3) of the sites were zoned R-3, Medium Density MultipleFamily Residence or R-3/PD, Medium Density Multiple-Family Residence/Planned Development and two (2) of the sites were zoned R-4/PD, High Density Multiple-Family Residence. Prior to January 2023, the Shadow Cove Apartments Shadow Cove Apartments Site

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R-3 zoning allowed a maximum density of 19.89 units per acre. Following the addition of minimum densities into the General Plan providing a range of 20-35 units per acre for the Apartment Residential designation, the R-3 zoning became technically inconsistent with the General Plan because it allowed only 19.89 units per acre instead of 20 units per acre.

Table 75: Capacity of Sites Reused from Previous RHNA5 Housing Element
Site Name APN Address Acres
Previous
Zoning
Zoning
Adopted
January 2023
Affordability
Category
Additional
Capacity
Harbor
Cove 094-470-420 900 E. Hillsdale Blvd 15.1 R-3 R-4/PD Lower 91 Beach
Cove
094-320-040,
094-330-010
699-703
Catamaran St 18.7 R-4/PD/AHO
R-4/PD/AHO
with by-right for
redevelopment
with 20% lower
income
Lower 239173
Franciscan 094-091-020 888 Foster City
Blvd 6.4 R-3/AHO R-4/PD/AHO Lower 8381
Sand Cove 094-470-160 777 Shell Blvd 8.77 R-3/PD/
AHO R-4/PD/AHO Lower 139112
Lagoons 094-472-010 611 Bounty Dr 9.64 R-3/PD/
AHO R-4/PD/AHO Lower 121128
Shadow
Cove 094-312-420 1055 Foster City Blvd 7.9
R-4/PD/
AHO
R-4/PD/AHO
with by-right for
redevelopment
with 20% lower
income
Lower 11385
Total 786670
Source: Foster City Community Development Department.

Pursuant to the HAA and recent court cases, the General Plan density prevails with respect to any zoning regulation that may describe a lower density. The Rezoning Program also included amending the R-3 and R-4 zoning regulations to more clearly reflect the minimum and maximum densities described in the General Plan.

Housing Program H-D-1-b includes zoning actions to facilitate housing on the sites in the Sites Inventory, including these actions that relate to the RHNA 5 sites, all of which were adopted in January 2023:
 Rezone R-3 RHNA 5 sites to R-4. These sites include Harbor Cove, Franciscan, Sand Cove, and The Lagoons.
 Rezone R-4 RHNA 5 sites to allow by right development for projects with 20% or more lowerincome units. These sites include Beach Cove and Shadow Cove.  Amend R-3 (Chapter 17.18) and R-4 (Chapter 17.20) for consistency with General Plan minimum and maximum densities.

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Amending the R-3 zoning to be consistent with the General Plan minimum density provides the City with the ability to designate some properties for lower building heights than the R-4 District. Rezoning the carryover R-3 sites in the Sites Inventory to R-4 is appropriate given the locations of these properties near the center of the City with access to arterials, transit, shopping, parks and other amenities. The relatively large size of the sites provides opportunities to add new units with minimal impacts to the surrounding neighborhood. These sites have been previously analyzed in the 2015-2021 Housing Element and deemed to be suitable for additional units due to their size, location, and surroundings.

Amending the R-4 zoning to provide a range of 20 to 35 units per acre did not increase the maximum density but establishes a minimum density for any redevelopment of these sites.

4.3 PIPELINE PROJECTS
Units permitted or under construction but not yet completed as of June 30, 2022, will count toward the 2023-2031 RHNA. The only residential units permitted or under construction as of June 30, 2022 are in the Pilgrim Triton Phase C (Laguna Vista) development, Workforce Apartments, and four ADUs, as shown in Table 68. Of the 70 Laguna Vista condominiums, 22 were granted occupancy as of June 30, 2022, leaving 48 units under construction, all of which are above-moderate income. In addition, the 22- unit Workforce Apartments were not completed as of June 30, 2022 and will therefore count toward the 2023-2031 RHNA. In addition, there are four ADUs under construction, for a total of 74 Pipeline Units.

Table 68: Pipeline Projects
Site Name APN Address Zoning
Affordability
Category Capacity
Units
Completed as
of 8-11-23
Laguna Vista 094-013-020 Pilgrim Drive CM/PD Above Moderate 48 26 Workforce Apts 094-013-020 501 Pilgrim Drive CM/PD Very Low, Low, Moderate 22
22 ADUs Various Various R-1
Very Low, Low,
Moderate, Above
Moderate
4 4
Total 74 52
Source: Foster City Community Development Department.

The affordability of the 22 Workforce Apartments units has been established in the Affordable Housing Regulatory Agreement and Declaration of Restrictive Covenants and subsequent redesignation of moderate-income units to very low- and low-income units by Resolution No. 2022-22 and Resolution No. 2022-42, resulting in a total of 5 very low-income units, 12 low-income units, and 5 moderate income units.

Affordability of ADUs is projected based on surveys of existing ADUs as reported in “Draft Affordability of Accessory Dwelling Units,” prepared by ABAG Housing Technical Assistance Team with Funding from REAP, dated September 8, 2021. Based on a comprehensive statewide survey of ADUs by the Center for Community Innovation at the University of California at Berkeley (UC Berkeley), the ABAG recommendation is 30% very low-income, 30% low-income, 30% moderate-income, and 10% above4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 566
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moderate income. To be conservative, for the four ADUs under construction as of June 30, 2022, they were assumed to be 25% very low-income, 25% low-income, 25% moderate-income, and 25% abovemoderate income.

4.4 PROPOSED PROJECTS
Proposed projects are those that have submitted an application but have not yet been approved.

Affordability must be based on the projected sales prices, rent levels, or other mechanisms establishing affordability. There are several proposed project applications in this category as listed in Table 79.

Table 79: Proposed Projects
Site
Name APN Address Acres
Existing
Uses
General
Plan
Designation
Current
Zoning
Affordability
Category Capacity
Lantern
Cove 097-160-110 244 Rock Harbor Lane 16.8
232
apartment
units
Apartment
Residential R-3/PD/
AHO
Extremely
low, very
low, low,
above
moderate
356
Schooner
Bay
097-150-050,
-110, -120,
097-140-070,
-080
South end of
Edgewater Blvd 24.8
312
apartment
units
Apartment
Residential R-3/PD/
AHO
Extremely
low, very
low, low,
above
moderate
646
Eaves
Apts
ADUs
094-141-010 700 Marlin Ave 11.0
288
apartment
units
Apartment
Residential R-3R4/PDa
Very low,
low,
moderate,
above
moderate
22 Total 1,024
a Eaves zoning was amended from R-3 to R-4/PD by Ordinance 664, adopted June 5, 2023.

Source: Foster City Community Development Department.

Lantern Cove
Location and Size. Lantern Cove is located on the southern boundary of the City with access from Port Royal Avenue between Biscayne Avenue and Boothbay Avenue. The 16.8-acre site currently includes 232 apartments in two-story buildings built in 1985. The existing site density is 13.8 units per acre.

Application Status. A preliminary application was submitted by Equity Residential in 2020 for 356 additional units at Lantern Cove. An application for Use Permit was submitted April 25, 2022.

The applicant waited for the City to complete and certify the application will move forward when the City’s EIR for the 202316-2031 Housing Element is completed so that the environmental review of their application canto tier off of the City’s EIR. Equity Residential has indicated they intend to begin construction in 2023. Upon certification of the EIR (May 22, 2023), City staff met with the applicant on June 7, 2023 to discuss next steps for the application. A letter advising the applicant of incomplete items

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was issued on June 14, 2023. City staff has initiated the process to engage a consultant to prepare the environmental document for the proposed project. The status of the project is summarized in Table 10.

Table 10: Lantern Cove Summary
Application
Status Acres
New Unit
Capacity
Units
Proposed
Approvals
Required Approval Authority Next Steps
Use Permit
Application
Submitted;
Incomplete

16.8 356 356
Environmental
review
Use Permit
Planning
Commission
Preparation of
environmental
document
Use Permit
Building Permit Ministerial Building Permit
Source: Foster City Community Development Department.

The conceptual site plan below is taken from the applicant’s submittal package of May 2022.

Lantern Cove Proposal Site Plan
Remaining Steps. The following steps are necessary to process the application:
 Step 1A. Environmental Review. The review will tier off of the City’s certified EIR for the Housing Element, reducing the burden of a full EIR. Depending on the technical studies, the application will require either an addendum or supplemental EIR to be approved by the Planning Commission. The City has begun the process to engage a consultant for completion of the environmental document.  Step 1B. Specific Development Plan/Use Permit. The project is in a planned development district and thus requires the approval of a use permit by the Planning Commission. (Lantern Cove does not require a General Development Plan Amendment because at the time they submitted their application, the zoning was not consistent with the General Plan.) The application has been submitted. The Specific Development Plan/Use Permit requires approval by the Planning Commission. This review can occur concurrently with environmental review in Step 1A.  Step 2. Building Permit Review. The applicant has indicated (per email dated 8/14/23-See Appendix F, p. F222) they intend to move forward with the building permit review as soon as the entitlements are obtained, with a goal to begin construction in 2024.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 568
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CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 D-37
Successful Actions to Remove Constraints.
 Governmental Constraints. Several steps have been taken to reduce known barriers, including:
o Environmental Review Process. Environmental review can be a deterring factor for new developments by lengthening the timeline and raising costs. On May 22, 2023, the City Council adopted Resolution 2023-48 certifying the program EIR for the Housing Element (see Appendix H) that can be used in subsequent project-specific environmental review, reducing the applicant’s time and expense. The applicant can now tier off of the City’s certified EIR and only needs to prepare an addendum or supplemental EIR.
o Density Regulations. On January 17, 2023, the CiIty Council adopted Ordinance 657 to amend the R-3 zoning regulations to align with the 35 units per acre density allowed by the General Plan (see Appendix H). This eliminates the need for the applicant to apply for a zoning amendment. o Objective Standards for Inclusionary Units. In 2022, tThe City has adopted Ordinance 644, creating new Chapters 17.90 Below Market Rate Inclusionary Housing Program and 17.92 Affordable Housing Overlay Combining District that establish objective standards for below market rate housing, clarifying the City’s requirements for affordable housing (see Appendix H). o Impact Fees. Impact fees also add to the cost of housing. The City has adopted a 75% reduction in development impact fees for very low- and low-income units, provided that at least 20% of the units in the project are designated as affordable per Resolution No. 2022-75 (see Appendix H).  Non-Governmental Constraints.
o Cost of Land. Typically, the cost of land is known to be a significant constraint. However, in this case, Equity Residential has owned the property since the early 90s. (see Appendix C). o Economic Conditions. Construction costs, availability of financing, and availability of labor can create constraints (see Appendix C). The applicant has indicated that they use their cash flow to finance construction and so are not subject to availability of financing. o Displacement of Existing Households. The applicant is proposing to remove 64 existing dwelling units and add 420 new dwelling units, resulting in a net totaladdition of 588356 dwelling units.

This will result in displacement of existing residents. However, the applicant has indicated that the apartment complex has an average annual turnover of 38% and will be able to accommodate all the displaced households in the same apartment complex. In addition, the Housing Element includes programs for tTenant protections were included in H-C-3-a Anti-Displacement Plan for Redevelopment of Existing Multi-family Developments, H-C-3-b Anti-Displacement Strategy, and H-C-3-d Facilitate Tenant Protection Act of 2019. A new Chapter 17.55 Replacement Units was added to the Municipal Code by Ordinance 657 in January 2023 to implement these programs (see Appendix H).

Non-Vacant Status. The application includes removal of 64 units in the southeast corner of the site and constructing a new building with 420 units for a net new 356 units. The proposal to replace several buildings at the southeast corner of the site with a single larger building is an illustration of why a larger site facilitates partial redevelopment and does not constitute an impediment. The larger site provides the flexibility to place a larger building in a portion of the site where it can be buffered from the adjoining uses. Redeveloping only a portion of the site also provides flexibility to relocate tenants into vacant units on the property. In a communication from the applicant dated April 17, 2023 (see Appendix F, p. F-208- 2011) they indicate that the annual average turnover rate at Lantern Cove and Schooner Bay with a

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 569
APPENDIX D:HOUSING RESOURCES AND SITES
D-38 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
combined total of 544 units is 37 percent, which provides ample opportunity for any existing residents of the apartments targeted for densification to relocate. Tenants will be provided options to: 1) relocate within the Lantern Cove or Schooner Bay apartment communities, 2) relocate to another Equity Residential apartment community, or 3) select a cash option. In addition, an anti-displacement plan will be required pursuant to Program H-C-3-a.

Zoning and Density. The General Plan Land Use Designation for the site is Apartment Residential, which allows densities of 20-35 units per acre. The zoning of the Lantern Cove site, R-3/PD/AHO, includes the Affordable Housing Overlay (AHO) Combining District, which requires 4% extremely low-income, 4% very low-income, and 7% low-income units for the net new units in development. The below market rate units required by the AHO include 14 extremely low-income, 14 very low-income, and 26 low-income units.

In addition, the 64 replacement units replacing units removed would either need to include lower (very low- and low-income) units at the same ratio as the existing tenants or replacement units would be required to match the citywide average of lower-income renter households per Program H-C-2-c. If the incomes of the current tenants are not known and the most current data (2015-2019) from the U.S.

Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS) is used, the replacement units would include 18.5% or 12 very low-income units and 11.3% or 7 low-income units.

Replacement units cannot also be counted as inclusionary units required by the AHO.

Public Comments. Public comments on the Lantern Cove
site in the Housing Sites Map Feedback were generally in favor of including it as a housing site with 53 “thumbs up” and 32 “thumbs down”. Concerns expressed by neighbors
include a potential increase in traffic on local streets and the location not on a major arterial street. Other comments included that its location near the bike connection to Belmont provides convenient bicycle access to Caltrain. Inclusion of the Lantern Cove site is consistent with general comments favoring inclusion of underutilized existing older apartment sites.

Schooner Bay I and II
Location and Size. Schooner Bay is located in the southeast corner of the City at the end of Edgewater Boulevard. The 24.8-acre property includes 312 apartment units built in 1983-1985. The existing density is 12.58 units per acre. Schooner Bay consists of two properties: Schooner Bay I located south of Lantern Cove Apartments Lantern Cove Apartments Site

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 570
APPENDIX D:HOUSING RESOURCES AND SITES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 D-39
Edgewater Boulevard, containing 168 units on 12.46 acres and Schooner Bay II located north of Edgewater Boulevard, containing 144 units on 11.55 acres.

Application Status. Equity Residential submitted a preliminary application in April 2022 for 646 additional units at Schooner Bay Apartments.

The applicant has indicated they intend to move forward with their application when now that the City’s EIR for the 202316-2031 Housing Element is completed so that the environmental review of their application can tier off of the City’s EIR. Equity Residential has indicated they intend to begin construction in 20265, 24 months after beginning construction at Lantern Cove (see email dated 8/6/23 in Appendix F, p. F-222). The applicant indicated that the construction would be phased to follow construction at Lantern Cove in order to not put too many new apartments on the market all at once, to provide more options for tenant relocation, and to make management of the projects easier. The status of the project is summarized in Table 11.

Table 11: Schooner Bay Summary
Application
Status Acres
New Unit
Capacity
Units
Proposed
Approvals
Required
Approval
Authority Next Steps
Preliminary
Review
Completed

24.8 556
646
(with Density
Bonus units)
Environmental
review
General
Development Plan
Amendment
Use Permit
Planning
Commission /
City Council
Preparation of
environmental
document
General
Development Plan
Amendment
Use Permit
Building Permit Ministerial Building Permit
Source: Foster City Community Development Department.

The conceptual site plans below are taken from the applicant’s preliminary review package of April 2022.

Remaining Steps. The following steps are necessary to process the application:
 Step 1A. Environmental Review. The review will tier off of the City’s certified EIR for the Housing Element, reducing the burden of a full EIR. Depending on the technical studies, the application will require either an addendum or supplemental EIR.
 Step 1B. General Development Plan Amendment. The project is in a planned development district and thus requires the approval of a General Development Plan Amendment by the City Council.  Step 1C. Specific Development Plan/Use Permit. The project is in a planned development district and thus requires the approval of a use permit by the Planning Commission. This can be processed concurrently with the General Development Plan Amendment and Environmental Review.  Step 2. Building Permit. The applicant has intended they intend to move forward with the building permit review to enable a start of construction for Schooner Bay I in 2026, 24 months after the start of construction for Lantern Cove, followed by Schooner Bay II in 2028, 24 months after the start of construction for Schooner Bay I (see email dated 8/6/23 in Appendix F, p. F-222).

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APPENDIX D:HOUSING RESOURCES AND SITES
D-40 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Schooner Bay I Site Plan Schooner Bay II Site Plan
Successful Actions to Remove Constraints.
 Governmental Constraints. Several steps have been taken to reduce known barriers, including:
o Environmental Review Process. Certification of an EIR for the Housing Element that can be used in subsequent project-specific environmental review to reduce the applicant’s time and expense.

The applicant can now tier off of the City’s certified EIR and only needs to prepare an addendum or supplemental EIR.
o Density Regulations. In January 2023 tThe City has amended theadopted Ordinance 57 to amend the R-3 zoning regulations to align with the 35 units per acre density allowed by the General Plan.

This eliminates the need for the applicant to apply for a zoning amendment. o Objective Standards for Inclusionary Units. In 2022 tThe City has adopted Ordinance 644, creating Chapters 17.90 Below Market Rate Inclusionary Housing Program and 17.92 Affordable Housing Overlay Combining District that establish objective standards for below market rate housing, clarifying the City’s requirements for affordable housing. o Objective Design and Development Standards. The City is also in the process of developing objective design and development standards. These will apply to Schooner Bay if the standards are adopted prior to submittal of applications for Schooner Bay. o Impact Fees. Impact fees also add to the cost of housing. The City has adopted a 75% reduction in development impact fees for very low- and low-income units, provided that at least 20% of the units in the project are designated as affordable per Resolution No. 2022-75.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 572
APPENDIX D:HOUSING RESOURCES AND SITES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 D-41
 Non-Governmental Constraints.
o Cost of Land. Typically, the cost of land is known to be a significant constraint. However, in this case, Equity Residential has owned the property since the early 1990s. o Economic conditions. Construction costs, availability of financing, and availability of labor can create constraints (see Appendix C). The applicant has indicated that they use their cash flow to finance construction and so are not subject to availability of financing. o Displacement of existing households. The applicant is proposing to remove 64 existing dwelling units and add 420 new dwelling units, resulting in a net addition of 356 dwelling units. This will result in displacement of existing residents. However, the applicant has indicated that the apartment complex has an average annual turnover of 38% and will be able to accommodate all the displaced households in the same apartment complex. In addition, the Housing Element includes programs for tenant protections in H-C-3-a Anti-Displacement Plan for Redevelopment of Existing Multi-family Developments, H-C-3-b Anti-Displacement Strategy, and H-C-3-d Facilitate Tenant Protection Act of 2019. A new Chapter 17.55 Replacement Units was added to the Municipal Code by Ordinance 657 in January 2023 to implement these programs (see Appendix H.

Non-Vacant Status. The applications includes removal of 112 units and construction of 758 new units for a total of 646 net new units. The new units would be developed in two phases, starting with Schooner Bay I. The proposed plans include replacement of several buildings at the southeast corner of each site with a single larger building. This is an example of why a larger site facilitates partial redevelopment and does not constitute an impediment. The larger site provides the flexibility to place a larger building in a portion of the site where it can be buffered from the adjoining uses. Redeveloping only a portion of the site also provides flexibility to relocate tenants into vacant units on the property.

In a communication from the applicant dated April 17, 2023 (see Appendix F, p. F-208-211) they indicate that the annual average turnover rate at Lantern Cove and Schooner Bay with a combined total of 544 units is 37 percent, which provides ample opportunity for any existing residents of the apartments targeted for densification to relocate. Tenants will be provided options to: 1) relocate within the Lantern Cove or Schooner Bay apartment communities, 2) relocate to another Equity Residential apartment community, or 3) select a cash option. In addition, an anti-displacement plan will be required pursuant to Program H-C-3-a.

Zoning and Density. The General Plan Land Use Designation for the site is Apartment Residential, which allows densities of 20-35 units per acre. At 35 units per acre, the general plan density would allow 868 total units, or 556 net new units. The two preliminary applications included the use of density bonus to achieve the proposed 646 net new units, with affordable housing to achieve 90 density bonus units. The proposed density for Schooner Bay I is 41.7 units per acre. The proposed density for Schooner Bay II is

37.8 units per acre. The zoning of the Schooner Bay site, R-3/PD/AHO, includes the AHO Combining District, which requires 4% extremely low-income, 4% very low-income and 7% low-income units for the net new units in development. The below-market rate units required by the AHO include 26 extremely low-income, 26 very low-income, and 45 low-income units.

In addition, the 112 replacement units replacing units removed would either need to include lower (very low- and low-income) units at the same ratio as the existing tenants or replacement units would be

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 573
APPENDIX D:HOUSING RESOURCES AND SITES
D-42 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
required to match the citywide average of lower-income renter households. If the incomes of the current tenants are not known and the most current data (2015-2019) from the U.S. Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS) is used, the replacement units would include 18.5% or 21 very low-income units and 11.3% or 13 low-income units. Replacement units cannot also be counted as inclusionary units required by the AHO.

Public Comments. Public comments on the Schooner Bay site in the Housing Sites Map Feedback were generally in favor of including it as a housing site with 78 “thumbs up” and 44 “thumbs down”. Concerns expressed by neighbors including a potential increase in traffic on local. Other comments included that the City should explore the potential connection of Edgewater Boulevard across Belmont Slough to Redwood Shores. Inclusion of the Schooner Bay site is
consistent with general comments favoring including
underutilized existing older apartment sites.

Eaves Apartments Multi-Family ADUs
Location and Size. The Eaves is located at the southeast corner of Foster City Boulevard and Marlin Avenue. The Eaves Apartments includes 288 units on 11 acres built in 1970.

Zoning and Density. The site is was zoned R-3 , but proposed to bewas rezoned in June 2023 to R-4/PD upon adoption of the Housing Element. The General Plan Land Use Designation for the site is Apartment Residential, which allows densities of 20-35 units per acre. State law and Chapter 17.78 of the Foster City Municipal Code allow multi-family ADUs up to 25% of the existing number of dwelling units. For The Eaves, this would allow a maximum of 72 ADUs. Multi-family ADUs are limited to 850 square feet for a studio or one-bedroom unit and 1,000 square feet for an ADU with two or more bedrooms. Up to two detached ADUs are permitted on a multi-family property and have the same size limits.

Application Status. Preliminary plans were submitted in March 2022 for 22 multi-family ADUs at The Eaves Apartments. The ADUs would be created from existing tuck-under parking spaces, an existing second floor lounge, and also include two of the ADUs in a freestanding structure(s). The nonfreestanding ADUs would be studio apartments of about 500 square feet each. In June 2023, applications were submitted for two prefabricated freestanding ADUs of 743 square feet each. The two freestanding ADUs will occupy an existing lawn area in the center of the site and will not displace any existing units.

The owner has indicated they are working on plans for the remaining 20 ADUs.

Schooner Bay Apartments Schooner Bay Apartments Site

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 574
APPENDIX D:HOUSING RESOURCES AND SITES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 D-43
Affordability of ADUs is projected based on
surveys of existing ADUs as reported in “Draft
Affordability of Accessory Dwelling Units,”
prepared by ABAG Housing Technical Assistance
Team with Funding from REAP, dated September
3, 2021. Based on a comprehensive statewide
survey of ADUs by the Center for Community
Innovation at the University of California at
Berkeley (UC Berkeley), the ABAG
recommendation is 30% very low-income, 30%
low-income, 30% moderate-income, and 10%
above-moderate income.

Remaining Steps. The following steps are
necessary to process the application:
 Building Permit Review. The building permit
review is a ministerial action that will be
reviewed against the city’s objective
standards and buildingn codes.

Successful Actions to Remove Constraints.
 Governmental Constraints. Several steps
have been taken to reduce known barriers,
including:
o Building Permit Review Time. Recent state laws have specified short turnaround times for plan checking of applications.
o Non-Governmental Constraints. There are no known barriers to the addition of ADUs to the Eaves Apartments.

Public Comments. Public comments on the Eaves site in
the Housing Sites Map Feedback were overwhelmingly in
favor of including it as a housing site with 34 “thumbs up” and 6 “thumbs down”. Inclusion of the Eaves site is
consistent with general comments favoring sites on public transit routes, on four-lane arterials/evacuation routes, and including underutilized existing older apartment sites.

Note that potential redevelopment of the Eaves site in
addition to the preliminary proposal for ADUs is discussed separately below in the section on Non-Vacant
Residentially Zoned Sites.

Site Plan for Eaves Freestanding ADUs
Eaves Apartments Site

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 575
APPENDIX D:HOUSING RESOURCES AND SITES
D-44 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Summary for Proposed Projects
The analysis above indicates that the proposed projects are likely to move forward to be constructed within the 2023-2031 planning period. The sites do not face any known barriers that would preclude development from moving forward. Furthermore, the City has taken many actions including zoning text and map amendments, environmental review, preliminary project review, others that will facilitate the developments. Each site has several favorable indicators for additional development, as shown in Table 4.

4.5 ACCESSORY DWELLING UNITS
In addition to pipeline projects, HCD guidance stipulates that a projection of Accessory Dwelling Units (ADUs) expected to be built within the eight-year planning period can also be counted as part of the inventory. The units projected in this section include ADUs and Junior ADUs (JADUs) at single family houses (not multi-family ADUs). The City has had a few ADUs permitted and constructed at single family houses in recent years, particularly since 2018 State legislation was enacted to facilitate the construction of ADUs. Figure 1 shows the City’s issuance of ADU building permits since 2015. The City issued two ADU permits in 2019 and 2020, three permits in 2021, and four permits in 2022. This is an average of 2.75 permits per year over the past four years.

The significant growth in ADUs, including four permits issued in 2022, indicates that the City can reasonably expect increased ADU production at the 2021 rate of three per year through the duration of the planning period, especially since the COVID-19 pandemic disrupted permitting and construction during much of 2020. At a rate of 3 ADUs/year, a total of 24 ADUs would be constructed in Foster City during the eight-year planning period this cycle. This number is conservative given additional changes in State law, the City’s efforts to further facilitate ADU construction, actual ADU production over the last two years, and new programs to promote the production of ADUs. The City currently promotes ADUs by:
 A dedicated webpage on ADUs.
 Allowing on-line permit submittal.

The Eaves Apartments

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APPENDIX D:HOUSING RESOURCES AND SITES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 D-45
Figure 1: Foster City ADU Permit Trends
Note: 2022 number is for January through March.

Source: City of Foster City and Urban Planning Partners, 2022.  Special provision for unpermitted ADUs built before January 1, 2020 that a homeowner can request to the City’s Chief Building Official to delay enforcing any building standards if the Building Official determines that the unpermitted ADU meets health and safety standards. (this provision shall sunset on January 1, 2025.)
The city has adopted amendments to the municipal code regarding ADUs and JADUs to conform to State law. These amendments were recommended by the Planning Commission in Resolution P-11-23 on August 17, 2023 and adopted by the City Council in October 2023 (see Appendix H). These amendments will clarify the options for multiple ADUs on one single-family property, including the option to have up to four units, including the main dwelling unit plus a JADU up to 500 square feet, a conversion ADU, and a newly constructed ADU up to 800 square feet. In addition, several new programs are included in the Housing Element to encourage the production of ADUs, including:

H-D-4-b ADU Financial Incentive Program. Provide or partner with another organization to provide a financial incentive program for homeowners to construct an ADU/JADU that is restricted for lower-income households for 10-15 years, with an additional incentive amount for units subject to a preference for identified categories of special needs people who would benefit from coordinated on-site services, including but not limited to people with developmental disabilities.

Responsible Agency: Community Development Department
0 1
0 0
2 2
3 4
0 0.5
1 1.5
2 2.5
3 3.5
4 4.5
2015 2016 2017 2018 2019 2020 2021 2022
Building Permits
Year
ADU Permits

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APPENDIX D:HOUSING RESOURCES AND SITES
D-46 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Timeframe: Implement program by December 2024
Quantifiable Objectives: 10 restricted ADU units by 2031 (included in 24 in H-D-4-a) Performance Metric(s): Number of restricted units produced; amount of incentives offered
Funding Source: Affordable Housing Fund
H-D-4-c Preapproved ADU Designs and Expedited Review. Adopt preapproved ADU/JADU designs/plans to streamline the review process, facilitate reduced applicant cost and expedited review for ADUs/JADUs. Work with homeowners’ associations to incorporate their input on preapproved designs that are appropriate for their development and encourage them to adopt prototypical designs for ADUs/JADUs. Ensure preapproved designs/plans provide choices and diversity in size to accommodate a variety of household sizes and types.

Responsible Agency: Community Development Department
Timeframe: Implement program by December 2024
Performance Metric(s): Number of preapproved ADU/JADU designs/plans adopted Funding Source: Affordable Housing Fund
H-D-4-d Improved Public Information on ADUs. Promote information and tools available to facilitate ADU construction and encourage desirable features such as energy conservation and universal design for accessibility. Provide easily accessible information on the City’s website and at the public counter.

Responsible Agency: Community Development Department
Timeframe: Improve website and counter information by December 2023 Funding Source: General Fund
H-D-4-e Amnesty Program for Existing Unapproved ADUs. Develop a program to provide property owners with the opportunity to formally legalize existing unpermitted ADUs of any size.

Responsible Agency: Community Development Department
Timeframe: Implement program by December 2025
Performance Metric(s): Number of unpermitted ADUs formally legalized Funding Source: General Plan Maintenance Fund
H-D-4-f Objective Design Standards for ADUs. Develop and adopt objective design standards for ADUs.

Responsible Agency: Community Development Department
Timeframe: Adopt standards by December 2024
Funding Source: General Plan Maintenance Fund
To determine assumptions around ADU affordability in the Bay Area, ABAG further examined the data from a survey conducted by the University of California at Berkeley’s Center for Community Innovation in collaboration with Baird + Driskell Community Planning. The survey received responses from 387 Bay Area homeowners who had constructed ADUs in 2018 or 2019. The analysis found that many ADUs are

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 578
APPENDIX D:HOUSING RESOURCES AND SITES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 D-47
made available to family members, often at no rent. Of the ADUs that were on the open market (i.e., not rented to family or friends), most charged rents between $1,200 and $2,200. The ABAG analysis found that these market rate units were usually affordable to low- or moderate-income households. The ABAG recommendation is 30% very low-income, 30% low-income, 30% moderate-income, and 10% abovemoderate income.

Table 128 shows the assumptions for affordability based on the survey findings and Foster City’s estimated ADU projections based on the data. ABAG concluded that 60% of ADUs were affordable to lower-income (i.e., very low- and low-income households). Based on these affordability assumptions, Foster City’s 24 ADUs projected in this planning period are estimated to fall into the income categories as follows: 7 ADUs would be affordable to very low-income households, 7 ADUs would be affordable to low-income households, 7 ADUs would be affordable- to moderate-income households, and 3 ADUs would be affordable to above moderate-income households.

Table 128: Estimated Affordability of Projected ADUs
Income Level
Percent of
ADUs
Projected
Number of ADUs
Very Low-Income (0-50% AMI) 30% 7
Low-Income (51-80% AMI) 30% 7
Moderate-Income (81-120% AMI) 30% 7
Above Moderate-Income (Over 120% AMI) 10% 3
Total 100% 24
Notes: AMI = Area Median-Income.

Source: Association of Bay Area Governments, 2021.

4.6 SUMMARY OF CREDITS TOWARD THE RHNA FROM PIPELINE AND PROPOSED PROJECTS AND ADUS
Table 139 shows the inventory of pipeline projects and proposed projects compared to the RHNA. The remainder of the sites inventory must demonstrate the ability to meet the remaining housing needs, after subtracting the pipeline project and proposed project units.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 579
APPENDIX D:HOUSING RESOURCES AND SITES
D-48 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Table 913: Sites Inventory of Pipeline Projects, Proposed Projects, and ADUs
Site Name
Extremely
Low,
Very Low Low Moderate
Above
Moderate Total
Pipeline Projects
Laguna Vista 48 48
Workforce Apartments 5 12 5 22
ADUs Under Construction 1 1 1 1 4
Proposed Projects
Lantern Cove 28* 25 303 356
Schooner Bay 52* 45 549 646
Eaves Apartments MF ADUs 7 7 7 1 22
ADUs 7 7 7 3 24
TOTAL 101 97 20 904 1,122
RHNA 520 299 300 777 1,896
Remaining RHNA (Surplus) 413 196 274 (127) (774)
* Half of the very low-income units in these developments will be extremely low-income pursuant to AHO requirements.

Source: Foster City Community Development Department.

4.7 NON-VACANT RESIDENTIALLY ZONED SITES
In addition to the previous Housing Element sites, the City has selected some other non-vacant residentially zoned sites with potential for additional residential development, as shown in Table 1014.

Given the difficulties of aggregating and redeveloping ownership units, this leaves other apartment developments as the most likely candidates in the “residentially zoned” category. These sites were selected based on the same criteria discussed above. The location of these sites is shown in Figure 2.

Table 140: Potential Housing Sites – Apartment Developments Site Acres
Existing
Units
Year
Completed
General Plan
Designation
Existing
Prior
Zoning
Proposed
Current
Zoninga
Existing
Density
(units/acre)
Density
per General
Plan
(units/acre)
Eaves Apts 11.0 288 1970 Apartment
Residential R-3 R-4/PD 16.36 35
Foster's
Landing 29.1 490 1987 Apartment Residential R-3/PD CM/PD 16.84 35 a Ordinance 664 adopted on June 5, 2023 rezoned Eaves from R-3 to R-4/PD and Foster’s Landing from R-3/PD to CM/PD.

Source: Foster City Community Development Department.

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APPENDIX D:HOUSING RESOURCES AND SITES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 D-49
Eaves Apartments
Location and Size. In addition to the current preliminary application for ADUs discussed above under Proposed Projects, the Eaves also has potential for redevelopment to create additional units, with or without removing existing units. The Eaves is located at the southeast corner of Foster City Boulevard and Marlin Avenue.

Zoning and Density. The General Plan Land Use Designation for the site is Apartment Residential, which allows densities of 20-35 units per acre. The site is zoned R-3 but proposed to be rezoned to R-4/PD upon adoption of the Housing Element, which allows up to 35 units per acre. The Eaves includes 288 units on 11 acres for an existing density of 26 units per acre.

Non-Vacant Status. The parking for the property is concentrated mostly in two large parking areas, which could be replaced with new building(s) with units above parking. One large parking area is located near the center of the site with access from Foster City Boulevard. The other large parking area is located at the southeastern end of the site with access from Foster City Boulevard. The site could also be redeveloped where either carports or a combination of carports and some of the existing units are removed and replaced with units above parking. An example of this type of redevelopment is the Lantern Cove and Schooner Bay proposals.

The site is on a major arterial, close to shopping and transit. It is not encumbered with PG&E easements or other unusual constraints. The size of the Eaves site provides the opportunity to retain some or all of the existing buildings and relocate existing tenants within the property if necessary. The non-vacant status of the site does not constitute an impediment to additional residential development because: 1) it does not have to be discontinued for the additional development to occur; 2) unlike a commercial property, there aren’t multi-year leases that need to expire or be purchased for additional development to occur; and 3) the rental housing market conditions on the Peninsula remain strong.

The City’s inclusionary requirements will ensure that
any new housing development includes 20 percent
affordable units restricted in perpetuity. In addition to the City’s inclusionary requirements, if any units are
removed and replaced, replacement units must
comply with Government Code Section 66300(d) and
proposed new Municipal Code Chapter 17.55 which
requires that any units occupied by lower income
households must be replaced with units restricted for
lower income households.

Realistic Capacity. Based on the factors discussed
above, a realistic capacityThe General Plan and zoning
density for this site would be 35 units per acre, which would yield a potential for 100 additional units, as
included in Table 11, in addition to the previously
discussed ADU proposal. A more conservative realistic EAVES APARTMENTS SITE

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capacity of 90% of the General Plan capacity is included in the Sites Inventory, yielding 59 additional units.

Public Comments. Public comments on the Eaves site in the Housing Sites Map Feedback were overwhelmingly in favor of including it as a housing site with 34 “thumbs up” and six “thumbs down”.

Inclusion of the Eaves site is consistent with general comments favoring sites on public transit routes, on four-lane arterials/evacuation routes, and including underutilized existing older apartment sites.

Foster’s Landing Apartments
Location and Size. Foster’s Landing is located between Foster City Boulevard on the northeast and Shell Boulevard on the southeast, Bounty Drive to the southeast, and South Road to the northwest. The 29.1- acre site contains 490 apartments for a density of 16.84 units per acre, built in 1987. The site is bordered by streets, sharing no borders with other residential properties. The apartment buildings are two and three stories with the two-story buildings along the Bounty Drive and Shell Boulevard frontages and taller buildings in the interior of the site. Parking is provided in a combination of garages, carports, and uncovered stalls.

Zoning and Density. The General Plan Land Use Designation for the site is was Condominium Residential, which allows densities of 15-35 units per acre. The zoning for the site is was R-3/PD. Concurrent with adoption of the Housing Element, the The proposed zoning was changed tois CM/PD and the proposed General Plan designation was changed tois Civic Center Mixed Use, to be adopted concurrently with adoption of the Housing Element. A General Plan Amendment is proposed concurrently with the adoption of the Housing Element to allow a gross density of 20-60 units per acre within the The Civic Center Mixed Use designation and CM/PD zoning allow a gross density of 20-60 units per acre.

Non-Vacant Status. Approximately one-third of the site is encumbered with a PG&E easement that runs parallel to Foster City Boulevard. The PG&E easement is used for parking, recreation facilities and landscaping, as it does not permit structures to be located within the easement area. Foster’s Landing also has a long-term agreement with the adjacent Peninsula Jewish Community Center (PJCC) for the PJCC’s use of approximately 1.3 acres for a parking area in the PG&E easement at the north corner of the site adjacent to South Road and Foster City Boulevard.

The Eaves Apartments

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Three large areas of carports on the northeast side of the site provide opportunities to add additional units over parking with or without removing existing residential buildings. In addition, the garages provide opportunities for ADUs. The limitation on the number of ADUs is 25% of the existing units, or 122 units. Higher density buildings on the site would be compatible with the higher densities at the nearby developments in the Civic Center Mixed Use area including the Foster Square development, with densities of 82.5 units per acre at Alma Point, 92.9 units per acre at Atria, and 40 units per acre at the Lennar Foster Square condominiums.

The size of the Foster’s Landing site provides the opportunity to retain some or all of the existing buildings and relocate existing tenants within the property if necessary. In an email communication from the applicant on May 15, 2023 they indicate that the annual average turnover rate at Foster’s Landing is 40 percent, which provides ample opportunity for any existing residents of the apartments targeted for densification to relocate. The non-vacant status of the site does not constitute an impediment to additional residential development because: 1) it does not have to be discontinued for the additional development to occur; 2) unlike a commercial property, there aren’t multi-year leases that need to expire or be purchased for additional development to occur; and 3) the rental housing market conditions on the Peninsula remain strong.

The City’s inclusionary requirements will ensure that any new housing development includes 20% affordable units restricted in perpetuity. In addition to the City’s inclusionary requirements, if any units are removed and replaced, replacement units must comply with Government Code Section 66300(d) and proposed new Municipal Code Chapter 17.55 which requires that any units occupied by lower income households must be replaced with units restricted for lower income households.

Realistic Capacity. The large size of the site, street frontages on four sides, and lack of adjacent residential uses provide significant flexibility to place buildings outside of the PG&E easement and utilize the easement for recreation, parking, and landscaping. A conservative realistic capacity of 80 percent of the allowed General Plan density, resulting in aAn average density of 45 48 units per acre is in keeping with the other development in the Civic Center Mixed Use area, yielding 819 907 additional units, as included in Table 1115.

Table 151: Capacity of Other Non-Vacant Residential Sites Site Name APN Address Acres
Proposed
Zoning
Affordability
Category
Additional
Capacity
Eaves 094-141-010 700 Marlin Avenue 11.0 R-4/PD Lower 10059 Foster’s Landing 094-980-070 700 Bounty Drive 29.1 CM/PD Lower 819907 Source: Foster City Community Development Department.

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Application Status. The property owner, Essex Property Trust, has provided a letter dated April 6, 2022, expressing their interest in developing additional units at Foster’s Landing, citing similar efforts at many of their other properties in Southern California (see Appendix F, p. F-65). Essex has also reviewed with staff preliminary plans for a proposal to remove a few60 units buildings in the northwest corner of the site and replace them with a larger podium style building with units above parking with approximately 360 units for a net gain of approximately 300 units.

Public Comments. Public comments on the Foster’s
Landing site in the Housing Sites Map Feedback were
overwhelmingly in favor of including it as a housing site with 54 “thumbs up” and 12 “thumbs down”. Specific
comments were that it would be nice to have mixed use
and that existing tenants should be protected from
displacement. Inclusion of the Foster’s Landing site is consistent with general comments favoring sites on public transit routes, on four-lane arterials/evacuation routes, not adjacent to single-family development, and including underutilized existing older apartment sites.

Foster's Landing
Foster's Landing Site

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4.8 COMMERCIAL SITE TO BE REZONED
The City has included one non-vacant commercial site in the Sites Inventory. 1010 Metro Center Boulevard – OSH Building
Location and Size. The building at 1010 Metro Center Boulevard was formerly occupied by Orchard Supply Hardware and is now vacant. The site is 6.345 acres with frontage on both Metro Center Boulevard and Foster City Boulevard. The main entrance on Metro Center Boulevard is opposite the SR 92 eastbound on- and off-ramps. The site is bordered on the southeast by the four-story Century Plaza office building and on the southwest by the one-story KinderCare building at 1006 Metro Center Boulevard.

Also nearby at the rear of the property is the eight-story Parkside Towers building.

Zoning and Density. The property is zoned C-2/PD and is part of the Metro Center General Development Plan. The General Plan Land Use designation is Town Center. The Town Center designation allows densities of 15 to 60 units per acre, pursuant to a General Plan Amendment adopted in December 2022.

Non-Vacant Status. Approximately 2 acres of the 6.345-acre site is encumbered with a PG&E easement along Foster City Boulevard that precludes buildings but can be used for parking, recreation, and landscaping. The site is also encumbered with access and parking easements.

Although the property is non-vacant with an existing building and improvements on the site, there is no current lease that would impede redevelopment of the site. Given that there are no existing uses on the site makes it very likely that the site will be redeveloped with a mix of commercial and residential uses.

The owner has been unable to secure a commercial tenant for several years. The site is one of the best located commercial or housing sites in the City with direct freeway access as well as convenient access to services, transit, parks and civic amenities. Development of the site will not impact existing residential neighborhoods.

Realistic Capacity. Given the large area of the property encumbered with easements, a realistic capacity for a mixed-use development is 35 units per acre applied to the entire site but with the development concentrated in the buildable portion of the site. This is the same as a density of 51 units per acre (85% of General Plan density) applied to the 4.345-acre buildable area. A building of 4 to 8 stories would be similar to the height of other buildings adjacent to this site. Similar scale mixed-use residential buildings have been constructed nearby at the Atria (6 stories), Alma Point (4 stories), The Plaza (5 stories), The Triton (6 stories), and 100 Grand (6 stories). At 35 units per acre, a realistic capacity is 222 units.

The site is included in the Sites Inventory as a mixed-use site. The property will be rezoned concurrent with adoption of the Housing Element (pursuant to Housing Program H-D-1-b) to allow either mixed commercial-residential use or commercial use. Because the owner has the option of developing with commercial use only, the realistic capacity has been adjusted to 50% of the estimated realistic capacity, or 111 units instead of 222 units, included in Table 1216.

Application Status. The property owner has provided a letter dated April 8, 2022, expressing interest in redevelopment of the site, indicating he is analyzing residential development scenarios and that the property could “accommodate a first-in-class multi-family rental or other residential type of community

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that would add to the housing options in
Foster City and complement the surrounding
mix of neighborhood uses” (see Appendix F,
P. F-211).

Public Comments. Public comments on the
1010 Metro Center Boulevard site in the
Housing Sites Map Feedback were
overwhelmingly in favor of including it as a
housing site with 22 “thumbs up” and 11
“thumbs down”. Specific comments were the
property should be mixed use due to its
location near Highway 92. Inclusion of the
1010 Metro Center Boulevard site is
consistent with general comments favoring
sites on public transit routes, on four-lane
arterials/evacuation routes, and not adjacent
to single-family development.

4.9 NON-RESIDENTIAL SITE TO REZONE TO RESIDENTIAL
The City has included one non-vacant non-residential site in the Sites Inventory. 1601 Beach Park Boulevard
Location and Size. The City has included the non-vacant non-residential former Lutheran Church site at 1601 Beach Park Boulevard in the Sites Inventory. The site is 1.35 acres with frontage on Beach Park Boulevard, Gull Avenue, and Sea Island Lane.
1010 Metro Center Boulevard
1010 Metro Center Boulevard

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Zoning and Density. A General Plan Amendment from Public/Semi-Public to Two-Family Residential and a rezoning from PF Public Facilities to R-2 Two-Family Residential is included in Program H-D-1-b, to be approved concurrently with adoption of this Housing Element in May-June 2023 (see Appendix H).

Realistic Capacity. A realistic capacity under the R-2 zoning for the 1.32-acre site is 16 units, included in Table 1216. The proposed project would be subject to the City’s inclusionary housing regulations in Chapter 17.90, requiring 20% affordable housing. Developments of for-sale units require 20% moderateincome units.

Table 1216: Capacity of Other Non-Vacant Sites
Site
Name APN Address Acres
General Plan
Designation
Existing
Zoning
Affordability
Category
Additional
Capacity
OSH 094-281-010
1010 Metro Center
Blvd. 6.345 Town Center C-2/PD Lower 111
1601
Beach
Park Blvd.
094-211-550
1601 Beach Park
Blvd. 1.35
Public/SemiPublic PF
Moderate &
AboveModerate16
Source: Foster City Community Development Department.

Application Status. A preliminary application was submitted in 2019 for 32 townhouse style condominiums on 1.35 acres at 1601 Beach Park Boulevard. An application for a demolition permit to remove the old church building was submitted in December 2022 but was incomplete as of May 5, 2023.

The property owner proposed a Condominium Residential General Plan designation and R-4 zoning rather than the Two-Family Residential General Plan designation and R-2 zoning that was adopted. The property owner submitted several emails and letters (see Appendix F, pages F-129, F-140, F-149, F-151, F-154, F-190, and F-213).

Public Comments. Survey feedback on potential
residential use of this site was generally favorable with 32 “thumbs up” and 15 “thumbs down” votes, although
many of the adjacent neighbors were opposed to the
proposed townhouse development.
1601 Beach Park Boulevard Existing Building 1601 Beach Park Boulevard Site

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4.10 SITES INVENTORY LIST
The Sites Inventory List with realistic capacities including the sites discussed above is provided in Table 1317. The location of these sites is shown on Figure 2.

Table 1317: Sites Inventory
Site Name
Extremely
Low
Very
Low Low Moderate
Above
Moderate
Total
Capacityab
Pipeline Projects
Laguna Vista Condominiums 48 48
Workforce Apartments 5 12 5 22
ADUs Under Construction 2 1 1 4
Proposed Projects
Lantern Covea 14 14 25 303 356
Schooner Bay 26 26 45 549 646
Eaves Apartments MF ADUs 7 7 7 1 22
Single Family Accessory Dwelling Units
ADUs 7 7 7 3 24
Previous Housing Element (RHNA5) Sites
Franciscan Apartments 2221 14 14 3332 8381
Sand Cove Apartments 3829 2219 2219 5745 139112
The Lagoons Apartments 3233 2022 2022 4951 121128
Beach Cove Apartments 6546 3829 3829 9869 239173
Shadow Cove Apartments 3123 1814 1814 4634 11385
Harbor Cove Apartments 25 15 15 36 91
Other Residential Sites
Eaves Apartments 2716 1610 1610 4123 10059
Foster’s Landing Apartments 221236 131154 131154 336363 819907 Commercial Site to Allow Mixed Use
1010 Metro Center Boulevard (OSH) 30 18 18 45 111
Non-Residential Site to Rezone to Residential
1601 Beach Park Boulevard 3 13 16
Total 592560 389392 315322 1,6581,611 2,9542,885
RHNA 520 299 300 777 1,896
Total with EL, VL, L = Lower 952 322 1,611 2,885
RHNA 819 300 777 1,896
Remaining Need (Surplus) (Deficit) 133 72 90 1522 881934 1,058989 Percent of Surplus (Buffer) Percentage 16% 14%30% 5%7% 113%107% 56%52% a Numbers of units per project application including City’s inclusionary requirements per Chapter 17.90 and if in AHO, 17.92. b Realistic Capacity based on analysis provided in Appendix D.

Source: Foster City Community Development Department.

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Figure 2: Sites Inventory Map
Source: Foster City Community Development Department.

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4.11 PROGRESS IN MEETING THE RHNA
Many of the sites in the Sites Inventory are either under construction, have submitted applications, or are actively preparing plans for review. The status of these sites is summarized in Table 14 18 with additional comments provided below.

Table 1418: Progress in Meeting the RHNA – Status of Pipeline/ Proposed/Preliminary Projects
Site Name
Extremely
Low
Very
Low Low Moderate
Above
Moderate
Total
Capacity
Project Status as of April
August 2023
Laguna Vista
Condominiums 48 48 Under Construction
Workforce
Apartments 5 12 5 22 Under Construction
ADUs Under
Construction 2 1 1 4
Three Four ADUs are Under
ConstructionCompleted
Lantern Cove 14 14 25 303 356 Formal Application Under
Review
Schooner Bay 26 26 45 549 646
Preliminary Application
Reviewed; Comments
Provided by IDEC in May
2022
Eaves
Apartments MF
ADUs
7 7 7 1 22
Comments Provided by
IDEC in April 2022; Building
permits under review for 2
ADUs
Sand Cove
Apartments 38 29 22 19 22 19 57 45 139 112
Multi-department on-site
meeting with the
applicant in October 2022
Beach Cove
Apartments 65 46 38 29 38 29 98 69 239 173
Shadow Cove
Apartments 31 23 18 14 18 14 46 34 113 85
Harbor Cove
Apartments 25 15 15 36 91
Comments Provided by
IDEC in May 2021; Virtual
Preliminary Meeting with
the Applicant in May 2022,
applicant request for
additional follow-up in May
2023
Foster’s Landing
Apartments 221 236 131 154 131 154 336 363 819 907
Preliminary Review of the
Redevelopment Plans
(Phase I) in August 2022
1601 Beach Park
Boulevard – – 3 13 16
Demolition Permit Applied
by the Applicant in
December 2022
Total – – – – 2,5152,482
Source: Foster City Community Development Department.

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Laguna Vista Condominiums – The project includes 70 townhouse-style condominium units known as Laguna Vista. Out of 70 townhomes, 22 units wer*e completed by June 30, 2022, leaving 48 units to count toward the RHNA 6 cycle. As of April 24August 11, 2023, 48 units are complete and were granted occupancy. The remaining 22 units are expected to be completed by the end of 2023. 22 Workforce Housing Apartment – All the 22 workforce housing units are complete as of July 2022 and 1918 are occupied by tenants as of August 23, 2023.

ADUs Under Construction – Out ofAll four ADUs that were in progressunder construction in 2024as of June 30, 2022 have been completed. Since June 30, 2022, additional ADUs have been permitted.

Between January-August 2023, six ADU applications were submitted. , two (2) ADUs are under construction at 382 Biscayne Avenue and 150 Flying Cloud Isle, an encroachment permit for using a crane to install a prefabricated ADU at 723 Widgeon Street has been issued, and the ADU at 1825 Beach Park Boulevard is completed.

Lantern Cove – The applicant submitted a formal application in May 2022. Since then, the applicant has been in regular contact with the city staff. Upon certification of the EIR for the Housing and Safety Elements Update (May 22, 2023), City staff met with the applicant on June 7, 2023 to discuss next steps for the application. A letter advising the applicant of incomplete items was issued on June 14, 2023. City staff has initiated the process to engage a consultant to prepare the environmental document for the proposed project. and is waiting for the Housing Element to be adopted and associated EIR to be completed to move forward with the application.

Eaves Multi-family ADUs – The applicant submitted permit applications for two freestanding ADUs that will occupy a lawn area. The applicant indicated they are continuing to work on plans for conversion ADUs.

Schooner Bay – The applicant submitted a Preliminary Review Application in May 2022. The same month, the application was reviewed by Interdepartmental Evaluation Committee including representatives from the Police, Fire, Parks and Recreation, Public Works and Community Development Departments . The committee provided comprehensive comments to the applicant for revising the plans to meet City standards before the formal application is submitted. The applicant has been in regular contact with the city staff and waiting for the Housing Element to be adopted and associated EIR to be completedhas indicated they are ready to move forward with his application. now that the City’s EIR for the 2023-2031 Housing Element is completed so that the environmental review of their application can tier off of the City’s EIR. Equity Residential has indicated they intend to begin construction in 2026, 24 months after beginning construction at Lantern Cove.

Beach Cove, Shadow Cove and Sand Cove – the Applicant organized an on-site walk through these three (3) apartment complexes with representatives from Fire, Planning and Building divisions to discuss redevelopment potential of the sites.

Harbor Cove Apartments – The applicant had a virtual meeting with the Planning Division to discuss the redevelopment potential and timeline for adoption of the Housing Element. In May 2023 the applicant indicated they plan to move forward with the ADU application and are in the process of engaging an architect to prepare plans for the additional development of other units on the site.

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Foster’s Landing Apartments- The applicant presented preliminary plans for review to the Planning Division to remove 60 units and replace them with approximately 360 units to result in approximately 300 net new units. The applicant is has been waiting for the Housing Element to be adopted and associated EIR to be completed to move forward with their application. 1601 Beach Park Boulevard – The applicant has applied for a demolition permit in December 2022 for the existing building on the site.

4.12 ADDITIONAL HOUSING POTENTIAL
There is potential for additional housing development during the 2023-2031 Planning Period beyond the sites identified in the Sites Inventory. Several options were considered during the preparation of the Housing Element but not included in the Sites Inventory for a variety of reasons, including but not limited to not being zoned for housing, lack of substantial evidence that the site is likely to develop or redevelop during the Planning Period, lack of owner interest, environmental constraints, community opposition, and other issues. Housing potential - or the basis for concluding there is not housing potential - on sites not included in the Sites Inventory is described below.

Senate Bill 9 Units
Senate Bill (SB) 9, effective on January 1, 2022, requires cities and counties to provide for the ministerial approval of a housing development containing two residential units (duplex) of at least 800 square feet in floor area and a parcel map dividing one existing lot into two parts (lot split) of at least 1,200 square feet within a single-family residential zone. Foster City adopted “Interim Guidance Rules and Regulations for SB 9 Projects” With the adoption of Resolution No. 2022-17 on February 22, 2022. As of December 1, 2022, no SB 9 applications have been filed.

Given the average lot size in Foster City of 5,000 to 6,000 square feet, many single-family lots are not conducive for a lot split. Foster City has approximately 3,420 R-1 lots and 1,120 R-1/PD lots (total: 4,540 lots), that would be subject to SB 9. Of the 4,540 single-family lots, approximately 378 lots are 8,000 square feet and above. While SB 9 increases the potential number of residential units in single-family neighborhoods, market conditions and other factors are likely to limit the impacts of SB 9.

Recent changes that were made to the State ADU law suggest that only a small percentage of owners may choose to use SB 9. For reference, in the last five years, a similar number of parcels in the City were eligible to build two units in addition to the primary dwelling unit (a full sized ADU of 1,200 square feet or 50% of the primary dwelling, whichever is less and a JADU that is no more than 500 square feet).

However, the City has issued 2 to 4 ADU permits per year in the last three years, and all of those were for one ADU per lot.

No SB 9 units were included in the Sites Inventory because of the uncertainty that property owners will submit applications for this type of housing development.

Religious and Nonprofit Owned Properties
Several religious or nonprofit-owned properties have portions of their sites that are undeveloped or underdeveloped. Section 65913.6 of the California Government Code provides reduced parking

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requirements for the development of housing on sites owned by religious institutions. Religious or nonprofit-owned properties that may have housing potential include but are not limited to:
 The Island United Church at 1130 Balclutha Drive has an approximately 0.4-acre portion of their 1-acre site that is undeveloped. The site is in the central portion of the City near transit, shopping, and other amenities. Staff tried several times to make contact with the decision makers at the congregation but was not successful.
 The Peninsula Jewish Community Center (PJCC) has an area near the center of their site that was originally planned for a performing arts center. It is currently being used as outdoor space for the Ronald C. Wornick Jewish Day School. Staff had a discussion with the Executive Director who indicated that the PJCC had no immediate plans to develop the site but might be interested in development with housing in the future.

No religious or nonprofit-owned properties were included in the Sites Inventory due to the lack of plans that are likely to develop within the eight-year planning period. Housing Program H-D-5-b is included to pursue opportunities for provision of housing on these sites.

School Properties
AB 2295 adopted in 2022 and effective January 1, 2024, deems a housing development project an allowable use on any real property owned by a local educational agency. The housing development is required to comply with local objective standards that do not preclude the housing development from achieving specified height and density. Housing development on schools in Foster City operated by the San Mateo-Foster City School District is not part of the District’s current plans.

Commercial Properties
AB 2011 and SB 6 passed in 2022 allow for ministerial, by-right approval of affordable housing developments on commercial lands in some circumstances. For AB 2011, among other requirements the proposed housing must be in a zone where office, retail, or parking are a principally permitted use, be one hundred percent affordable to lower-income households, not within 500 feet of a freeway, and meet locally adopted objective standards. For SB 6, among other requirements the proposed housing project must commit to both prevailing wages for workers and to workforce requirements. The property owner at 1291-1295 East Hillsdale Boulevard has expressed interest in converting the office building on the site into mixed use. The City Council discussed changing the land use designation in this area of East Hillsdale Boulevard to allow mixed use and concluded they prefer to consider a specific proposal instead of first changing the allowed uses.

An application was submitted to convert unused retail space at The Triton Apartments into ADUs. These ten units were included in earlier drafts of the Housing Element. After review, and including consultation with HCD, it was concluded that the unused retail space does not qualify as space that must be approved ministerially for conversion to ADUs. If the property owner wishes to pursue conversion of the retail space, they will need to submit an application to amend the entitlements for the property.

Early in the Housing Element process staff contacted the owner of 5A Rent-a-Space who in previous years had proposed a change to residential use. The owner stated he has no interest in converting to residential

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use. The findings and evidence required to support inclusion of a non-vacant commercial site was considered not likely to be successful.

Staff contacted Hudson Pacific Properties, owners of The Marketplace at Metro Center, who indicated they have no interest in converting to mixed use. The findings and evidence required to support inclusion of a non-vacant site with existing commercial leases was considered not likely to be successful.

Edgewater Place Shopping Center was the subject of a mixed-use proposal several years ago. The findings and evidence required to support inclusion of a non-vacant site with existing commercial leases was considered not likely to be successful. Survey feedback on potential residential use of this site was mixed with 27 “thumbs up” and 28 “thumbs down” votes. Specific comments favored retaining commercial uses.

Mariners Point Golf Center
This site has been mentioned as a potential housing site. Some of the drawbacks are that it would remove/reduce a popular recreational amenity and it is isolated from other residential areas of the City.

Public feedback on potential residential use of the site was mixed at the beginning of the Housing Element process but seems to have become predominantly opposed.

Marina Site
The owner’s representative for this site submitted an email requesting inclusion as a housing site. The property is outside the levee flood protection and is subject to other environmental challenges due to its location on Belmont Slough and San Francisco Bay. The City’s General Plan designation of Waterfront Commercial clearly states the designation allows only for commercial development that is directly related to and enhances the public use of the waterfront without damaging environmental effects.

Caltrans Properties
The City asked Caltrans if any of their properties in the City could be available for housing. Caltrans representatives responded that one of their sites is being held for environmental mitigations and they do not have any intentions of consolidating their other sites.

Chess Drive Office Site
As pointed out by Gilead Sciences in their letter dated March 21, 2022, this site is subject to a Development Agreement that provides Gilead with vested rights to develop the property with nonresidential uses.
5 FINANCIAL AND ADMINISTRATIVE HOUSING RESOURCES
In addition to physical resources such as housing sites, the City also has financial and administrative resources that can be utilized to assist the development of housing as well as address other housing needs. This section will discuss the financial and administrative resources available to the City to address housing needs.

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5.1 FINANCIAL RESOURCES
City Financial Resources
Successor Agency Affordable Housing Fund
From the creation of the Community Development Agency in 1981 to the dissolution of redevelopment agencies by the State in 2012, the City’s major source of funds for affordable housing was the Community Development Agency’s housing set-aside fund. At the time the Agency was dissolved, the State “swept” $12.1 million on the Agency’s funds that were not already obligated. During that tenure of the Agency, 383 units of affordable housing were created, including both rental and ownership units (including FirstTime Homebuyer Loans).

In 2012, the City Council exercised its right to become the Successor Housing Agency to the former Community Development Agency. All non-cash housing assets and obligations, including the affordable housing units formerly owned and operated by the Agency, and loans receivable from the Metro Center Senior Housing Project and individual borrowers under the former First Time Homebuyer Loan Program, were transferred to the Successor Agency. Continuing affordable housing obligations of the Successor Agency, including affordable housing obligations related to Marlin Cove and Miramar and monitoring affordable housing covenants in various developments, are funded from the tax increment received by the Successor Agency.

The budget for the Successor Agency includes continued expenditures related to operating and maintaining the six City-owned affordable housing units, property management services, landscaping, and other maintenance costs, as well as initiatives that were formerly funded by the Agency that support and enhance the availability of affordable housing in Foster City, such as the HIP Housing Homeshare Program and HEART (Housing Endowment and Regional Trust) dues. Revenues going into the fund include rental income and loan repayments.

City Affordable Housing Fund
The City created a City Affordable Housing Fund in 2012 with initial funding from the one-time “boomerang” of $3.3 million that was the City/EMID share of the one-time “sweep” of Community Development Agency funds. The City dedicated these funds to the development of the 100% affordable Alma Point Senior Apartments.

In 2016, the City Council adopted Ordinance 606, establishing Chapter 17.88, Affordable Housing Commercial Linkage Fee. This fee provides a mechanism for commercial development to pay a fee to offset the impacts of the development on the need for affordable housing. The first revenue of $360,580 into this fund occurred in FY 2020-2021.

In March 2022, the City adopted Ordinance 644, establishing Chapter 17.90, Below Market Rate Inclusionary Housing Program, which allows payment of a Below Market Rate Housing In-Lieu fees for developments of five (5) to nine (9) units. Fractional fees are also allowed for all development for requirements of less than 0.50 below market rate units. These fees will also be placed into the City Affordable Housing Fund.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 595
APPENDIX D:HOUSING RESOURCES AND SITES
D-64 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Federal, State, and County Financial Resources
Low-Income Housing Tax Credits (LIHTC)
The California Tax Credit Allocation Committee (TCAC) allocates federal and state tax credits to the developers of affordable housing for households at 30% to 60% of median income. This is a competitive process. Metro Senior Apartments, Miramar Apartments, and Alma Point Senior Apartments utilized tax credits.

Community Development Block Grant (CDBG)
CDBG is a federal program providing funds to jurisdictions that meet certain population thresholds. The jurisdiction can use the funds for a wide variety of purposes such as social services, capital projects, and affordable housing developments. Foster City does not meet the 50,000-population requirement to be an “entitlement city” and receive its own allocation of CDBG funds. The City has participated with San Mateo County via a Cooperation Agreement since 1975. Participation as part of the “Urban County” increases the amount of funds that come to the County for housing programs and makes the City eligible for grant opportunities or other programs that utilize these funds. The City has utilized these funds through the Rehabilitation Loan Program (now discontinued) and funding through other organizations, such as Rebuilding Together Peninsula. The Alma Point affordable housing project by MidPen Housing was able to use HOME funds, in part because the City had a Cooperation Agreement.

Permanent Local Housing Allocation (PLHA)
PLHA funds are awarded similar to the CDBG program. The funds can be used for a variety of projects and programs that assist in addressing housing needs. The City is able to participate through the County.

In 2021, Foster City was awarded a grant of $643,636 from San Mateo County to provide tenant relocation assistance and rental subsidies to tenants being displaced due to expiration of affordable housing covenants at Foster’s Landing Apartments.

Section 8 Housing Choice Vouchers.

The Housing Choice voucher program is a federal program of the Department of Housing and Urban Development (HUD) administered by the San Mateo County Housing Authority. The voucher provides rental subsidies to low-income households to pay the difference between 30% of their income and the federally approved payment standard. The program allows households to find their own housing. Foster City adopted Chapter 5.72 in 2013 requiring landlords of a structure with more than ten units to accept Section 8 and other types of rental vouchers. Effective January 1, 2020, California source of income protections went into effect requiring all landlords in California to accept Section 8 and VASH (Veteran) vouchers and other forms or rental assistance.

Veterans Affairs Supportive Housing (VASH) Vouchers
The VASH voucher program combines HUD’s Housing Choice Voucher rental assistance for homeless veterans with case management and clinical services provided by the Department of Veterans Affairs.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 596
APPENDIX D:HOUSING RESOURCES AND SITES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 D-65
Other State Resources
Many other housing funding programs are administered by the California Housing and Community Development Department (HCD). Housing developers and housing organizations are also eligible to apply for many of these programs.

Housing Endowment and Regional Trust (HEART)
HEART is a 501(c)(3) that was founded in 2003 as a public/private partnership among the cities in San Mateo County, the County, and the business, nonprofit, education, and labor communities to create more affordable housing in San Mateo County. To date, HEART has invested over $19 million to fund over 1,300 affordable homes. HEART’s programs include First-Time Homebuyer down payment assistance loans, loans to nonprofit developers to build or renovate affordable apartments near transit, and ADU plans and handbook.

HIP Housing
HIP Housing, under agreement with the City, provides a Home Sharing program that matches people who have space in their home to share, with people who are searching for an affordable place to live. HIP also provides a Self Sufficiency Program that provides housing scholarships and intensive traumainformed case management to low-income parents and emancipated foster youth. HIP Housing Affordable Ventures (HHAV) also manages the six City-owned units in the Existing Unit Purchase Program as well as the 22-unit City-owned Workforce Apartments.

5.2 ADMINISTRATIVE RESOURCES
Foster City
The Community Development Department’s three divisions each play a key role in supporting the provision of housing. The Planning/Code Enforcement Division ensures that new developments meet City standards as provided in the General Plan, Municipal Code, and other City policies. The City recently created the position of Housing Coordinator and filled it as of January 2023. The staff also monitors the developments with below market rate units subject to Affordable Housing Regulatory Agreements, including review of annual reports and advising on issues as they arise. This includes the six City-owned units in the Existing Unit Purchase program and the new 22-unit Workforce Apartments project. The Planning/Code Enforcement Division staff also oversee implementation of other programs of the Housing Element. The Code Enforcement program is responsible for maintaining the appearance of the community in accordance with the requirements of the Municipal Code.

The Building Division is responsible for ensuring that all construction project permitting within the City comply with the California Building Code, the Foster City Municipal Code and all other applicable codes and regulations.

San Mateo County
The San Mateo County department of Housing includes the Housing & Community Development (HCD) and the Housing Authority of the County of San Mateo (HACSM). The HACSM administers the HUD

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 597
APPENDIX D:HOUSING RESOURCES AND SITES
D-66 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Section 8 Housing Choice Voucher Program. The HCD team administers the County’s Affordable Housing Fund and other housing programs.

The San Mateo County Human Services Agency coordinates programs to address homelessness in San Mateo County.

Partnerships
Foster City works with many local partners to provide and support housing opportunities. Some of these include:
 Bridge Housing: Owns and operates Metro Senior Apartments; City staff serves on the Board of Directors for Metro Senior Apartments.
 CALL Primrose Center: Provides food assistance to low-income individuals, families, and seniors.  LifeMoves: Homeless services provider.
 MidPen Housing: Owns and operates Alma Point Senior Apartments.  Rebuilding Together Peninsula: Home repairs for low-income homeowners.  Samaritan House: Homeless services provider.
6 OPPORTUNITIES FOR ENERGY CONSERVATION
Housing Elements are required by the State of California to include an Energy Conservation section that provides “an analysis of opportunities for energy conservation with respect to residential development” (Government Code Section 65583(a)(8)).

Energy conservation is needed in response to high energy costs that have continued to increase the cost of housing for the past several decades as well as concerns regarding climate change and the need to reduce greenhouse gas (GHG) emissions. Lowered monthly utility costs resulting from energy conservation also has the added benefit of contributing to the long-term affordability of housing. The sections below describe the ways Foster City requires and encourages energy conservation in housing.

6.1 STATE CODES AND GUIDELINES
The State of California is a nationwide leader in sustainable building practices. Written into the State Building Code are several sets of requirements and guidelines to facilitate the production of more environmentally friendly buildings. These requirements are updated every three years. The most recent version, the 2019 California Building Standards Code took effect on January 1, 2020. Title 24, Part 6, of the California Code of Regulations (Building Energy Efficiency Standards for Residential and Nonresidential Buildings) contains building standards that provide for energy efficiency. and focus on four key areas: smart residential photovoltaic systems, updated thermal envelope standards, residential and nonresidential ventilation requirements, and nonresidential lighting requirements.

The California Building Code also includes green building regulations, referred to as CALGreen that requires minimum conservation standards. CALGreen includes some mandatory measures and some voluntary measures which can be adopted locally.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 598
APPENDIX D:HOUSING RESOURCES AND SITES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 D-67
The City has included provisions for enhanced green building standards in development agreements for specific projects, such as LEED Silver or equivalent standards for Gilead Sciences, Pilgrim Triton Master Plan, and Chess/Hatch Offices.

6.2 FOSTER CITY CLIMATE ACTION PLAN
Foster City adopted a Climate Action Plan (CAP) in 2016 and is in the process of updating it in 2022-2023.

The CAP includes targets, strategies, and measures to reduce GHG emissions. The City earned Beason Awards from the Institute for Local Government in 2017 and 2019 for its GHG reduction programs.

Programs specifically related to residential buildings include elimination of some permit fees and expedited processing for solar permits.

6.3 LOCAL AND REGIONAL PROGRAMS
The Bay Area Regional Energy Network (BAYREN) is a coalition of the Bay Area’s nine counties working to promote resource efficiency at the regional level, focusing on energy, water, and greenhouse gas reduction. BAYREN provides rebates and financing for a variety of energy upgrades.

PG&E offers financial and energy-related assistance programs for its low-income customers, including:
 Relief for Energy Assistance through Community Help (REACH). The REACH program helps lowincome qualified customers who experience uncontrollable or unforeseen financial hardships.  Low Income Home Energy Assistance Program (LIHEAP). This federally funded program provides financial assistance to help offset eligible household’s energy costs, including heating, cooling, and home weatherization expenses.
 CARE/FERA Discount Programs. CARE and FEA help eligible customers pay their energy bills. A monthly discount is applied on electricity and/or gas for eligible households.  Medical Baseline Allowance. Customers who are eligible for Medical Baseline receive an additional allotment of electricity and/or gas per month. This helps to ensure that more energy to support qualifying medical devices is available at a lower rate.  Vulnerable Customer Program. The Vulnerable Customer Program was designed to help address the needs of our customers whose life or health would be at risk should their electric or gas service be disconnected. Customers who self-certify that they have a serious illness or condition that could become life threatening if their electric or gas service is disconnected for nonpayment will receive an in-person visit from a PG&E representative before disconnection.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 599
APPENDIX D:HOUSING RESOURCES AND SITES
D-68 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 600
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-i
APPENDIX E | REVIEW OF PREVIOUS HOUSING

ELEMENT

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 601
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-ii CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 602
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-1
Foster City Previous Housing Element Evaluation
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-A Reinforce the City’s Commitment to Meeting Housing Needs: Establish and monitor goals, policies, and programs to address the City's housing needs, encourage public participation in all housing policy matters and promote equal housing opportunities.

H-A-1: City Leadership. Provide an active leadership role in helping to attain the objectives of the City's Housing Element by following through on the actions prescribed in the Housing Element in a timely manner and monitoring progress annually to review housing goals and target achievements.

H-A-1-a: Annual Tracking of
Housing Activity
The City will provide a statistical summary of
residential building activity tied to various
types of housing, household need, income and
Housing Element program targets.

Target: Annually as part of General Plan
Implementation Report and consistent with the
annual monitoring requirements for the Housing
Element
Responsible Agency: Community Development
Department
Annual; included in
General Plan Annual
Report; all Annual
Reports were reviewed by
the Planning Commission
and City Council and
submitted by deadline of
April 1 each year
Successful: Retain Update with new RHNA
H-A-1-b: Construction of New
Units
The Association of Bay Area Governments,
through the San Mateo County sub-region,
has calculated Foster City's regional housing
share at 430 units for the 2015-2023 period.

The City will continue to review residential
proposals as they are received.

Target: Potential for up to 1,752 housing units
between 2015-2023, including sites identified in
Housing Program H-D-2-a, Tier 1 Housing
Opportunity Sites
Responsible Agency: City Council; Planning
Commission; Community Development
Department and Community Development
Agency
2015 – 2023; As indicated
in Table 6-1 811 new
housing units were
completed as of 6/30/22,
including 84 very lowincome (57% of RHNA),
38 low-income (44% of
RHNA), 18 moderate
(24% of RHNA), and 671
above-moderate units.

Not needed because this
program reiterated RHNA
requirements covered
elsewhere
Remove
H-A-1-c: Future Housing
Element Update
The City will update its Housing Element,
consistent with State Law requirements.

Target: Next update by January 2023
Responsible Agency: Community Development
Department
By January 2023 Successful: Update Update with new date H-A-2: Public Participation. Encourage and support public participation in the formulation and review of the City's housing policy, including encouraging neighborhood-level planning and working with community groups and the building and real estate industry to advocate programs which will increase affordable housing supply and opportunities.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 603
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-2 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-A-3: Cooperation with Other Agencies. Continue participation in County-wide housing assistance programs and coordinate with other public and private agencies in the use of available programs to provide lower-cost housing in Foster City.

H-A-3-a: Community
Outreach
The City will improve citizen awareness of
rehabilitation and disaster assistance loan
subsidy programs, code enforcement, energy
conservation programs, fair housing laws and
affordable housing programs by: (1) providing
packets of housing information at City Hall
and the library, with water bill inserts and
through the mail to those who inquire; (2)
contacting neighborhood groups and
associations; (3) providing special
presentations to community groups, service
organizations, and senior citizens periodically;
and (4) providing public information through
articles in the local newspaper, on the City’s
web site and with cable TV public service
announcements. Target: Ongoing
Responsible Agency: Community Development
Agency
Ongoing. Continued to
provide housing
information on website,
printed materials, and
through social media.

Successfully ran Foster
City Community Dialogue
series, parts one and two,
including pop-up tents at
commercial centers and
coffee shops, issuing
surveys, primarily prepandemic. Participated in
21 Elements community
workshops and listening
sessions in Fall of 2021.

Launched housing section
of engagefostercity.org in
October 2021.

Successful: Retain and
expand. Combine Outreach
to Community Service Clubs
and Organizations with
program to Facilitate NonProfit RehabilitationMaintenance Assistance.

Update and move to under new
Policy H-A-2, Community
Engagement, to reflect City’s
expanded outreach programs:

H-A-2-a Community Outreach
to build on previous success and
expand to reach underserved
and/or underrepresented
H-A-3-b: Technical Assistance
to Non-Profits
The City will provide technical assistance to
non-profit groups organized to encourage
provision of affordable housing and sponsors
of affordable housing projects and programs.

The City will facilitate provision of affordable
housing by providing technical assistance in a
liaison role with non-profit housing groups and
managers of affordable housing units in the
city.

Target: Annual and ongoing outreach and when
a unique development opportunity arises
Responsible Agency: Community Development
Department and Community Development
Agency
Annual and Ongoing. The
City worked with MidPeninsula Housing to
develop and implement
the Alma Point Senior
Apartments. Hired HIP
Housing Affordable
Ventures to manage new
22-unit City-owned
affordable housing. The
City works with BMR
property managers on an
ongoing basis to respond
to inquiries and issues.

Successful: Retain and
expand to incorporate update
of existing BMR
Administrative Guidelines.

Update as H-A-3-a and
incorporate update of BMR
Administrative Guidelines

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 604
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-3
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-A-3-c: Water and Sewer
Agency Coordination
Annually review water and sewer procedures
and priority for water and sewer service
allowances for developments with units
affordable to lower-income households.

Target: Upon Housing Element adoption; review
annually
Responsible Agency: Community Development
Department and Public Works Department
Annual and Ongoing.

Priority policy included in
2020 UWMP.

Successful: Retain/update
and coordinate with UWMP
update in 2025
Add new policy re: Adequate
Water Supply and Sewer
Capacity. Update legal
requirements for delivery of
Housing Element to water/
sewer provider; add program to
work with EMID on water
conservation requirements.

H-A-3-d: Outreach to
Community Service Clubs
and Organizations
The City will contact community service clubs
and organizations to determine their interest
in establishing a volunteer labor-assistance
housing improvement program for
homeowners physically or financially unable to
maintain their properties.

Target: By 2015
Responsible Agency: Community Development
Department
2015. One-two cases were
referred and assisted by
service clubs.

Not successful/Remove but
retain H-A-2-b for referrals
with targets included and HB-2-b for rehab rebate
program for very low-income
owners.

Remove
H-A-4: Review Potential Environmental Impacts of New Housing. When a new housing development is proposed, perform a review of potential environmental impacts to ensure that the impacts on existing and prospective residents are considered.

H-A-4-a: Air Quality Impact When site-specific development is proposed and/or a Rezoning application is processed,
potential air quality impacts from project
traffic shall be studied, and mitigation
measures to ensure compliance with the Bay
Area Air Quality Management District
standards in effect at the time shall be
recommended if necessary.

Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing. An Addendum
to a Final EIR was
prepared for Pilgrim
Triton Phase C to study
potential environmental
impacts.

Successful: Retain Retained as H-B-5-a.

H-A-4-b: Geotechnical
Studies
Prior to any residential or retail construction
on the project sites, geotechnical studies
would be required by the City unless a sitespecific study is already on file with the City.

Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing. Geotechnical
studies are required as
part of project
environmental review and
prior to building permit.

Successful: Retain Retained as H-B-5-b.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 605
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-4 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-A-4-c: Uniform Building
Code and Title 24
Buildings shall conform to the requirements of
the latest adopted edition of the California
Building Standards Code to reduce potential
seismic-related hazards.

Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing. Building
permits are reviewed for
conformance with
adopted codes.

Successful: Retain Retain as H-B-5-c, renamed as
Seismic Hazards.

H-A-4-d: Site Consolidation When a site-specific development is proposed for a site that was previously used for
commercial or industrial uses, a Phase I and II
Site Investigation shall be conducted to
identify the extent of contamination and the
clean-up measures necessary to meet the
requirements of the Department of Toxic
Substances Control and the Regional Water
Quality Control Board.

Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing. Site specific
studies were required as
part of the review of
Pilgrim Triton Phase C
prior to conversion to
residential use.

Successful: Retain Retain as H-B-5-d, renamed as
Environmental Site Assessment
H-A-4-e: NDPES
Requirements
All National Pollutant Discharge Elimination
System (NPDES) requirements will be met or
required as mitigation measures when
Rezoning applications are processed for the
subject sites.

Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing. NPDES
requirements are met
through standard
conditions of approval.

Successful: Retain Retain as H-B-5-e.

H-A-4-f: Noise Studies Noise studies shall be undertaken for each site when a site-specific development is proposed
and/or a Rezoning application is processed.

These studies will identify needed mitigation
measures to reduce noise levels to an
acceptable level for residential uses of the sites
as identified in the Noise Element of the
Foster City General Plan.

Target: Ongoing
Ongoing. A noise study
was prepared for Pilgrim
Triton Phase C to mitigate
potential noise impacts.

Successful: Retain Retain as H-B-5-f.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 606
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-5
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
Responsible Agency: Community Development
Department.

H-A-4-g: Traffic Evaluation Traffic evaluations shall be completed when site-specific development is proposed and/or a
Rezoning application is processed. Each sitespecific evaluation will consider intersection and freeway impacts, parking, transit, and
pedestrian/bicycle safety. If necessary,
mitigation measures to ensure compliance
with the Level of Service standards identified
in the City of Foster City General Plan shall be
incorporated in the project.

Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing. An Addendum
to a Final EIR was
prepared for Pilgrim
Triton Phase C to study
potential environmental
impacts, including traffic.

Successful: Retain/update to
include CEQA language
regarding VMT.

Retain as H-B-5-g and add
requirement to evaluate VMT.

H-B Protect Existing Housing, Community Character, and Resources: Maintain the high quality of existing housing and community character and assure energy efficiency in new and existing housing.

H-B-1: Encourage Maintenance of Existing Housing. Encourage maintenance of the existing housing stock by enforcing zoning and property maintenance regulations, housing, and other codes for all types of residential units.

H-B-1-a: Continue Code
Enforcement
Continue the existing Zoning and Building
Code Enforcement and Property Maintenance
programs. In addition, continue the
mandatory fire code inspection program.

Target: Ongoing
Responsible Agency: Community Development
Department; Fire Department
Ongoing. Between 2018-
2021, the Department has
handled between 752-
1044 code enforcement
cases per year, including
191-317 property
maintenance and 13-58
building without permit.

Successful: Retain Retain as H-B-1-a.

H-B-2: Encourage Rehabilitation of Existing Housing. Encourage rehabilitation, to the extent possible and when necessary, for low- and moderate-income homeowners and rental property owners with lower income tenants.

H-B-2-a: Rehabilitation Loans The City will encourage rehabilitation loan and disaster assistance programs to the extent
possible given program funding criteria and
local need.

Target: 20 new loans by 2023
Responsible Agency: San Mateo County
Housing Authority, San Mateo County
Department of Housing and Community
2023. No loans issued. Not successful. County no
longer has this program -
remove OR retain and find
new funding source and
administration capability
Retain as H-B-2-a to provide or
partner with a regional program
to provide loans to lower
income homeowners.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 607
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-6 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
Development and the Community Development
Agency
H-B-2-b: Facilitate Non-Profit
Rehabilitation and
Maintenance Assistance
The City will, if a source of funding can be
found, initiate a program to provide up to
$1,000 in funding for very low-income
households who cannot otherwise afford the
repairs. Eligible repairs include weatherization
of doors and windows, broken windows and
doors, installation of smoke detectors, waterheater replacement, electrical/mechanical work, plumbing repairs and cleaning gutters.

To help the disabled and elderly maintain or
rehabilitate their homes the City will identify
possible non-profit organizations (such as
Rebuilding Together, churches, service clubs,
or Girl or Boy Scouts) that can provide
assistance and will provide information on the
City’s website and handouts at City Hall.

Target: 2016 and ongoing thereafter
Responsible Agency: Community Development
Department
2016 and Ongoing. No
source of funding was
found and therefore no
program established.

Rebuilding Together did
perform repairs for 9 lowincome ownership
households since 2015.

The City contributes
funding indirectly through
a CDBG Cooperation
Agreement with San
Mateo County.

Not successful. Retain/update
with funding.

Retained as H-B-2-b and
Increase funding amount to
$5,000.

H-B-3: Encourage Energy Conservation in Housing. Encourage adoption of energy conservation measures; promote energy conservation programs and City staff training that provide assistance for energy conservation improvements.

H-B-3-a: Energy Conservation
Assistance
Consider adopting measures for new
residential development and rehabilitation
projects to incorporate sustainable
construction and green building practices as
part of a Climate Action Plan or other
program.

Target: 2015
Responsible Agency: Community Development
Department
2015; Solar Rebate
Program adopted in 2016
to provide $1,000 rebate
for solar PV systems. 89
rebates provided between
2016-2022. Adopted new
CalGreen codes.

Successful but funding source
no longer available.

Incorporate assistance for
energy conservation into H-B2-a Lower-Income
Homeowner Rehabilitation
Loans.

Reference waiver of permit fees
for solar; include target in new
H-B-3-a Encourage Energy
Conservation and other
incentives included in
new/revised H-B-3-b and H-B-3-
c. Add H-B-3-d referencing
update of Climate Action Plan
in progress.

H-B-3-b: Increased Energy
Conservation
The City will continue to enforce CALGreen
Energy requirements, consider fee waivers and
fast-track incentives for energy conservation
improvements, and will review its
development ordinances to determine if
Ongoing; The City has
waived building permit
fees for photovoltaic solar
panels and has issued
between 43 and 104 solar
Successful: retain/update. Modify/expand to include
expedited permitting, partner
with regional agencies, and
implementation of Climate
Action Plan update in progress.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 608
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-7
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
zoning, building, subdivision, and others
discourage the use of energy conservation
measures (placement of solar panels, energy
conserving architectural designs, building
orientation, etc.).

Target: Ongoing
Responsible Agency: Community Development
Department
PV permits per year since
2016. The City issued 14
EV charging permits in
2020, 21 in 2021 and 24 in
2022.

H-B-4: Housing Design. Assure excellence in project design consistent with existing community character (architecture, site planning, and amenities).

H-B-4-a: Architectural
Review
Continue the City’s Architectural Review
requirements contained in Chapter 17.58 of
the Foster City Municipal Code to ensure that
development preserves the architectural
character and scale of the neighborhoods and
community and is well designed.

Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing. Multi-family
objective design
standards are being
developed, to be
completed in 2023.

Successful; update to refer to
Objective Design Standards.

Modified H-B-4-a to reference
updating of Architectural and
Solar Guidelines for Single
Family Homes; Added H-D-6-e
to reference completion of
Multi-Family Objective Design
Standards.

H-C Protect the Supply and Affordability of Rental Housing H-C-1: Regulation of Conversions. Regulate the conversion of apartments to condominiums, community apartments and stock cooperatives to preserve the existing stock of rental apartments.

H-C-1-a: Condominium
Conversion Regulation
Continue implementation of the condominium
conversion ordinance linking any conversions
to the development of additional rental
housing within the city. The ordinance
provides for lifetime leases for seniors and
handicapped tenants. Continue the
requirement for deed restrictions on resale
(unless financing is impossible), or 1% of gross
sales must be contributed to the City, and
comparable rental housing must be available
in the Housing Market Area.

Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing. No
condominium
conversions were
proposed.

Retain Retained

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 609
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-8 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-C-1-b: Amend Existing
Conversion Regulation
Amend the existing conversion regulations to
change the percentage of converted units
required to be set aside for qualified low- and
moderate-income owners from ten to up to
twenty percent.

Target: 2016
Responsible Agency: Community Development
Department, Planning Commission, City Council
2016; Amendment not
completed;
No action taken; retain. Retained
H-C-2: Protection of the Rental Housing Stock. Promote the retention of rental units and encourage rental subsidy programs that can be applied to existing housing.

H-C-2-a: Phased
Redevelopment of Existing
Apartments
If a large apartment development is
redeveloped, the project shall be phased so
that displacement of residents is minimized to
the extent feasible. The application for
redevelopment shall include a plan to
minimize displacement of existing residents.

Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing; for the underslab plumbing
replacement at the 88-
unit Tradewinds
Apartments in 2022, a
Resident Relocation Plan
was required as part of
the building permit and
included relocation
assistance that went
beyond State law
requirements. Tenants
were relocated from a 44-
unit building with
assistance in the form of
135 days’ notice, two
months free rent, last
month’s water/sewer/
trash bill, $750 moving
expense, deposits
returned upon move-out,
right of first refusal to
return, relocation
specialist assistance,
offering space at sister
properties, Community
Meeting to answer
questions (and make
Retain/expand to cover
temporary displacements for
repairs; add reference to
State replacement unit
requirements.

Retained and expanded in
H-C-3-a; Replacement unit
requirements addressed n
H-C-2-c; added H-B-3-b AntiDisplacement Strategy.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 610
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-9
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
revisions to the plan in
response), and residents
of the second 44-unit
building were offered
space in the first 44-unit
building upon its
completion.

H-C-3: Moderate Rent: Increases Find ways and means to moderate the percentage, amount, and frequency of residential rent increases in the city.

H-C-3-a: Moderate Rent
Increases
Continue working with the Peninsula Conflict
Resolution Center and the Tri-County
Apartment Association as vehicles to
moderate rent increases and minimize
displacements in the city and to resolve rental
disputes between renters and property
owners.

Target: Ongoing
Responsible Agency: City Council, Community
Development Department
Ongoing Retain
H-C-4: Rent Disputes. Provide for increased use and support of tenant/landlord educational and mediation opportunities.

H-C-4-a: Rental Dispute
Resolution
Continue to encourage residents’ use of the
Peninsula Conflict Resolution Center as a
vehicle to resolve rental disputes between
renters and property owners.

Target: Ongoing
Responsible Agency: City Council, Community
Development Department
Ongoing Retain
H-C-5: Rental Assistance Programs. Continue to publicize and participate in rental assistance programs such as Section 8, Housing Voucher programs, and other available rental programs.

H-C-5-a: Rental Housing
Assistance
Encourage the use of federal, State and Local
rental housing programs. Continue to publicize
programs and work with the San Mateo
County Housing Authority to implement the
Section 8 Rental Assistance Program and, as
appropriate, assist similar non-profit housing
sponsor rental assistance programs.

Target: Emergency Assistance: 15 extremely
Ongoing. Information is
included on the City’s
website, in handouts in
affordable housing
packets, and referrals to
other providers, such as
HIP Housing. Staff
distributed COVID-19
Successful; retain. Retained as H-C-4-a Rental
Housing Assistance Information
to promote other rental
assistance programs.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 611
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-10 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
low- and very low-income households provided
assistance per year (assumes continued funding
of program)
Responsible Agencies: San Mateo County
Housing Authority and non-profit housing
sponsors
related resources
including rental
assistance, food, shelter,
eviction moratorium,
PCRC, Project Sentinel,
etc.

H-C-5-b: City Rental Housing
Assistance Program
If a source of funding can be secured, the City
of Foster City will develop a local housing
rental assistance program and will work with
the owners of existing rental projects in the
city to provide as many subsidized rental units
as possible. As a goal, the City will seek to
provide up to 5% of the available units for
rental subsidy.

Target: An additional 10 extremely low-income,
10 very low-income and 20 low-income
households/units provided rental subsidy by
2022
Responsible Agencies: Community Development
Department
2022; "In 2020, the City
worked with Essex
Properties on an
agreement to set aside
approximately $800,000
in rental assistance for the
tenants at Foster's
Landing to extend the
affordability of the units
for another year. This
was made possible by a
50/50 split between Essex
and the City, to cover the
difference between the
tenant paid rent and
market rate rent for the
below market rate
tenants at Foster's
Landing affected by the
expiration of the
affordable housing
covenant to prevent
homelessness. City
Council approved the
Post BMR Expiration Rent
Agreement on September
18, 2020 and in 2021, the
City in partnership with
Essex Properties,
provided approximately
City does not have the
resources to sustain this type
of program; remove.

Retained as H-C-4-a Rental
Housing Assistance Information
to promote other rental
assistance programs.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 612
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-11
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
$454,626.94 in rental
subsidies.

On January 14, 2021, the
City submitted an
application for the San
Mateo County Grant of
Permanent Local Housing
Allocation (PLHA) Funds.

The $643,636 grant will
be used to assist lowincome tenants facing
displacement find
housing based on their
specific needs and
financial circumstances.

The City was awarded the
grant and intends to use
the grant to provide the
BMR residents of Foster’s
Landing with relocation
and case management
services and rental
assistance.

On September 1, 2021,
the City and the County of
San Mateo Department of
Housing executed an
Agreement to provide
funds for the City's
Emergency Relocation
Assistance and Rent
Subsidies Program. The
City plans to implement
the program for the years
2022-2024.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 613
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-12 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-D Consider Public and Private Redevelopment Opportunities to Increase the Supply of Housing H-D-1: Housing Opportunity Areas. Given the diminishing availability of developable land, the City will identify housing opportunity areas and sites where a special effort will be made to provide affordable housing consistent with other General Plan policies.

H-D-1-a: Defining Housing
Areas
Housing Opportunity Areas should have the
following characteristics:
a. The site has the potential to deliver sales or
rental units at low or below market rate prices
or rents.
b. The site has the potential to meet special
housing needs for local workers, single
parents, seniors, small families or large
families.
c. The City has opportunities, through
ownership or special development review, to
facilitate provision of housing units to meet its
housing objectives.

Target: Ongoing
Responsible Agencies: Multiple
Ongoing; criteria was
used to evaluate
proposed Pilgrim Triton
Phase C change from
office to residential.

Successful; retain and
combine with H-D-2 to
establish criteria for
evaluating housing sites; add
criteria for AFFH &
emergency evacuation.

Included in new H-D-1-a
Selection of Housing
Opportunity Areas.

H-D-2: Selection of Housing Opportunity Areas. The City will use the following criteria in selecting Housing Opportunity sites or areas: Include AFFH a) Potential for adequate and safe internal and external vehicular and pedestrian circulation. b) Convenient access to existing public transportation or the potential for such access as public transportation systems are expanded. c) Convenient access to typical neighborhood services and facilities typically required by residents. d) Convenient access to typical neighborhood recreation facilities, or designed to provide adequate recreation facilities on site. e) Cost effective mitigation of physical site constraints (including geologic hazards, flooding, drainage, soils constraints, wetland limitations, etc.) f) Cost effective provision by the City/EMID of typical residential services and adequate utilities to the site g) Ability to meet internal residential noise standards. h) Adequate size to provide required parking; parking requirements should be flexible based on the expected needs of the project’s prospective residents. i) The development of a specific project on the site will not result in significant adverse individual or cumulative impacts on other properties in the neighborhood or area, unless the City/District adopts a Statement of Overriding Considerations as defined by the California Environmental Quality Act.

H-D-2-a: Tier 1 Housing
Opportunity Sites
The City will work with the developers of Tier 1
Housing Opportunity Sites to assure that the
City’s Regional Housing Needs Allocation
(RHNA) can be met at these designated “Tier
1” housing opportunity sites. The Housing
Element concludes that these sites are
sufficient to meet all of the City’s Regional
Housing Needs Allocation (RHNA) for the
2022. Completed
approvals and permitting
of Foster Square and of
Pilgrim Triton opportunity
sites.

Successful; complete/update
for new RHNA.

Revise as H-D-1-b to list general
plan and zoning actions needed
for RHNA 6 sites.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 614
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-13
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
2015-2023 planning period, including the need
for very-low, low, moderate, and abovemoderate-income housing. Tier 1 Housing Opportunity Sites include:

Pilgrim Triton (Remaining Phases):
a) Triton Pointe
b) The Waverly
c) Phase 3
Foster Square
Harbor Cove
Beach Cove
Franciscan
Sand Cove
Shadow Cove
Target: All approvals within one year of each
application
Responsible Agency: City Council; Planning
Commission; Community Development
Department
H-D-2-b: Affordable Housing
Overlay
Adopt and implement an Affordable Housing
Overlay (AHO) Combining District to
encourage the production of additional
housing units, including affordable units. The
AHO will require a minimum density of 31.25
units per acre (36% increase over the base
density of 23 units/acre) “by right,” subject to
demonstrating compliance with criteria to
ensure compatibility with adjacent uses.

Target: by 2015
Responsible Agency: Community Development
Department, Planning Commission, City Council
2015. AHO combining
district adopted in 2022 in
a different form than
originally envisioned –
requires some extremely
low-income units in
exchange for overall 15%
inclusionary requirement
instead of 20%.

Successful; update to
implement AHO.

Included H-E-2-b to implement
AHO requirements including
extremely low-income units.

H-D-2-c: Rezone Sites with
AHO District
Rezone selected housing sites with the AHO to
encourage redevelopment of existing, older
apartments with additional housing in a
manner appropriate to their neighborhood
and surrounding development.

Target: 2015
2015. AHO rezoning of
sites completed in 2022.

Successful; remove. Included H-E-2-b to implement
AHO requirements including
extremely low-income units.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 615
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-14 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
Responsible Agency: Community Development
Department, Planning Commission, City Council
H-D-2-d: Develop Criteria for
the Review of AHO District
developments
Develop criteria to be used by the Planning
Commission in the review of developments
pursuant to the AHO that ensures:
a) Site plans, landscaping and structures are
developed with a character that is
consistent with the quality of the City’s
neighborhoods.
b) Building scale, setbacks and massing and
other features are utilized to minimize
the impacts on adjacent development.
c) In mixed affordability developments,
affordable units are dispersed and
indistinguishable from market rate units.

Target: 2015
Responsible Agency: Community Development
Department, Planning Commission, City Council
2015. Multi-family
Objective Design
Standards being prepared
2021-2023.

Complete (in 2023)/modify to
reference multi-family
objective design standards.

Added H-D-6-3 Multi-Family
Objective Design Standards.

H-D-3: Encourage Housing as Part of New Development Projects. As opportunities for the redevelopment of property occur, whether financed with public funds or not, evaluate whether the subject site and project could and/or should include multifamily housing units as a part of the overall project, including apartments, condominiums, townhouses, or a mix of housing types.

H-D-3-a: Potential Re-use of
Commercial Sites
The City will reevaluate the land use
designations for the City's neighborhood
shopping centers or other commercial sites if,
at a future date, any of these commercial
activities become not viable. If mixed use
developments including residential uses are
considered, criteria for determining the
appropriate housing types include:
a) The predominate types and densities of
housing on the same block front or on
adjacent blocks to the proposed project.
b) The type of street (major, collector, etc.)
which would provide access to the site
and levels of service on the street in the
morning and afternoon peak hours.

SMFC School District
purchased Charter Square
Shopping Center and
developed a new
elementary school. The
City initiated studies in
2021 to facilitate longrange planning for the
golf course.

Included 1010 Metro Center
Blvd. commercial site in the
Sites Inventory, updated
language in H-D-1-b to
include general plan
amendment and rezoning as
part of HE update.

Modify as H-D-2-a to
incorporate a mid-cycle review
of commercial sites.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 616
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-15
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
c) Availability of public services and
facilities.
d) The ability of the project to provide
landscaping for parking areas, facade
modulation and orientation of buildings
which would ensure privacy for, and
minimize impacts on, any adjacent singlefamily homes, and reduce the perception of density in a multi-family project.

Target: As appropriate
Responsible Agency: Community Development
Department, Planning Commission, City Council
H-D-3-b: Increase Supply of
Rental Units
Work to increase the supply of rental units in
the city by re-planning and rezoning failed,
failing or underutilized commercial properties
to include rental units.

Target: Ongoing
Responsible Agency: City Council, Planning
Commission, Community Development
Department
Ongoing, following
completion of Housing
Element or when a unique
development opportunity
arises.

Redundant; combine with HD-3-a.Combined with H-D-2-a,
H-D-4: Mixed Use Development. Encourage mixed residential/commercial uses on those parcels where a mix of land uses is feasible and appropriate.

H-D-4-a: Mixed Use Housing Encourage mixed residential-commercial uses in areas consistent with the Land Use Plan
through the following and other means, if
appropriate:
a) increased densities
b) reduced unit size
c) incentives for ground-floor retail d.
shared parking
d) reduced parking ratios
e) require the identification of specific parts
of the master plan for housing.

Target: Ongoing
Responsible Agency: Community Development
Department, Planning Commission, City Council
Ongoing. Mixed use
development was
included in Foster Square
and Pilgrim Triton,
including increased
densities, reduced unit
sizes, and reduced
parking ratios
Successful; retain. Included in H-D-1-b program to
amend C-2 and others to
establish allowed densities in
mixed use zoning districts.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 617
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-16 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-D-5: Planned Development Process. Encourage the use of the planned development process to achieve a diversity of housing types and tenure and to provide greater choice for residents and workers in Foster City.

H-D-6: Second Units. The City will continue to allow secondary dwelling units ("granny flats") in R-1 zones, subject to specific development standards and requirements.

H-D-6-a: Second Units Continue implementation of the City's Second Unit Ordinance in single-family (R-1) zones.

Target: 6 units by 2023
Responsible Agency: Community Development
Department
Updated ordinance in
2020; The City permitted
11 ADUs between 2015
and March 2022.

Successful; retain/update the
target to 3/year.

Included additional programs to
incentivize ADUs/JADUs in H-D4-a through H-D-4-h.

H-D-7: School Sites. Assist and support the public school district and private schools with the incorporation of residential uses for faculty and staff along with educational facilities to increase the supply of affordable housing.

H-D-8: Secure Funding for Housing Programs. Identify and/or develop a source of funding for affordable housing programs, including one-time development assistance and on-going programs.

H-D-8-a: Housing Impact Fee Conduct the necessary nexus study to enable the City to consider adoption of housing
impact fees on new development, to provide
funding for affordable housing programs.

Target: By 2015
Responsible Agency: Community Development
Department, City Council
2015. Successful adoption
of commercial linkage
fee, first revenue inflow in
2020.

Successful; update to
reference ongoing fee
collection.

Included H-A-4-a to continue to
implement commercial linkage
fee.

H-D-8-b: Local, State, and
Federal Funding for
Affordable Housing
Monitor the availability of other sources of
local, state, or federal funding that could be
used to provide funding for affordable housing
programs.

Target: Annual and ongoing
Responsible Agency: Community Development
Department
Annual and Ongoing. City
worked with RPPG and
Assemblymember Mullin
on AB 1029. City obtained
PLHA grant for Foster’s
Landing BMR tenant
assistance.

Successful; retain. Included H-A-4-b regarding
Local, State and Federal
Funding for Affordable Housing
and H-A-4-c Expand Sources of
Funds for the City Affordable
Housing Fund.

H-D-9: Reduce Regulatory Constraints. Support the reduction of governmental and regulatory constraints to the production of housing, especially affordable housing.

H-D-9-a: Government
Constraints
The City will review the entire development
process and remove any government and
regulatory constraints to the production of
affordable housing, including a review of ways
to allow more types of projects to be approved
at the staff level.

Target: 2016
Responsible Agency: Community Development
2016. Streamlined ADU
process was adopted in
2020.

Successful but additional
changes should be explored;
retain.

Retained as H-D-6-a and also
Included in H-D-1-b a change to
planned development process
to have residential general
development plans approved by
resolution instead of ordinance;
Included H-D-3-a to Update

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 618
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-17
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
Department and Public Works Department,
Planning Commission, City Council (this would
be zoning requirements, fees, and review
procedures for example)
Planned Development Process;
Provide specific targets.

H-D-9-b: Pre-Permit Review
Process
The City will continue to hold pre-application
reviews of affordable housing projects with all
City departments, to reduce permitting time
and cost for affordable housing projects.

These pre-application conferences will be held
with all City departments to review the
proposal and set clear objectives early in the
process.

Target: Ongoing
Responsible Agency: Community Development
Department, Public Works, and Building
Inspection Division
Ongoing; the City
provides a pre-application
review by the
Interdepartmental
Evaluation Committee,
providing quick (1 week
turnaround) and early
feedback to applicants.

Successful; retain. Changed to evaluate entire
development process and PD
process in H-D-6-a and H-D-1-b.

H-D-9-c: Minimum Density
Requirements
Consider enacting minimum density
requirements in multiple family zones to
prevent use of land zoned for multiple-family
use for lower density housing, to make more
efficient use of the limited opportunity to
provide additional housing. Amend City codes
if necessary.

Target: 2016
Responsible Agency: Community Development
Department, Planning Commission, City Council
2016; included in zoning
amendments proposed
for adoption in January
2023.

Successful; include in list of
zoning amendments to
facilitate housing.

Included in H-D-1-b.

H-D-9-d: Zoning Incentives Evaluate zoning incentives that encourage the development of diverse housing types,
including smaller, more affordable units and
two- and three-bedroom units suitable for
families and children. Amend City codes,
including Chapter 17.56 and others, if
necessary.

Target: 2016
Responsible Agency: Community Development
Department, Planning Commission, City Council
2016. 100 Grand and The
Triton included waivers to
minimum square footage
requirements. Rescinding
Chapter 17.56, Floor
Areas, in zoning
amendments proposed
for adoption in January
2023.

Retain Changed to H-D-6-b Minimize
Zoning Constraints.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 619
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-18 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-D-9-e: Re-evaluate Parking
Requirements
Conduct a study of whether, how, and when to
modify parking requirements to allow higher
densities and reduced housing costs in areas
appropriate for reduced parking requirements.

Amend City codes if necessary.

Target: 2016
Responsible Agency: Community Development
Department, Planning Commission, City Council
2016; parking
requirements were
reduced for specific
developments such as 100
Grand and Triton Apts.

Successful, but changing
minimum parking standards
would provide more
certainty; retain.

Retained as H-D-6-c tp amend
parking standards; Included
reduced parking for special
needs.

H-D-9-f: Development Fee
Waivers
Encourage waivers of development fees where
feasible as a means of promoting the
development of housing affordable to very
low- and low-income households.

Target: Ongoing
Responsible Agency: Community Development
Department, City Council
Ongoing; adopted
waivers for development
impact fees on 6/20/22
Successful; retain. Retained as H-D-6-d and
included specifics about waiver
amounts.

H-D-9-g: Non-conforming
Uses
Reduce or eliminate disincentives to having an
existing non-residential site zoned for housing;
Allow non-conforming uses to continue
indefinitely on sites zoned for housing; also
allow them to be expanded or rebuilt if
destroyed through the continued use of
development agreements or amendment of
Chapter 17.70, Nonconformity Uses, of the
Foster City Municipal Code.

Target: 2016
Responsible Agency: Community Development
Department, Planning Commission, City Council
2016; provisions were
included in Chess and
Pilgrim Triton
Development
Agreements
Successful; remove.

H-E Address Affordable Housing Needs: Meet the City's "fair share" of very-low, low- and moderate-income housing need and the needs of special groups, including the elderly, handicapped, small and large families, extremely low-income households and persons, single parents and local workers.

H-E-1: Create More and Retain Existing Affordable Housing. Utilize a variety of methods to increase and retain the supply of affordable housing.

H-E-1-a: Funding for
Affordable Housing
Conduct the necessary nexus study to enable
the City to consider adoption of housing
impact fees on new development to provide
funding for affordable housing programs.

Target: 2015
Responsible Agency: Community Development
Department
Completed with adoption
of Commercial Linkage
Fee in 2016 and fee
update in 2022.

Successful; update. H-A-4-a included to implement
commercial linkage fee
including periodic review and
update every 5-7 years.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 620
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-19
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-E-1-b: Existing Unit
Purchase Program
 Continue to maintain the existing units
owned by the City as rentals for large very
low- and low-income families.
 If funds are available, purchase existing
older single-family, condominium,
townhouse or duplex units to provide
affordable rental housing.
 Strive not only to avoid a concentration of
affordable units in any one location or area,
but to disperse affordable units throughout
the community to complement and
enhance the diversity that is already found
in the city and that is an important element
of its success.
 Target units that need rehabilitation and
thereby improve the neighborhood in
which they are located.

Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing; City owns six
units that are rented to
lower income families
Successful; Retain / Update to
address need for supporting
housing.

H-E-1-a modifies the program
to prioritize units for supportive
housing . Added H-E-1-b to
purchase additional units if
funds are available.

H-E-1-c: First-Time
Homebuyer Program
Continue to monitor the existing First Time
Homebuyer loans for compliance with their
requirements, including owner-occupancy.

Deposit any payoffs into the City’s Affordable
Housing Fund.

Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing; loans are
gradually being paid off; 2
of original 34 loans
remain active
Successful; retain. H-E-1-c is retained.

H-E-1-d: Homeowner
Rehabilitation Loan Program
Increase use of Community Development
Block Grant rehabilitation loans administered
by the County, through improved promotion
and publicity to residents; target the elderly.

Target: Ongoing
Responsible Agency: Community Development
Department, San Mateo County Department of
Housing
Ongoing; County
discontinued the program
Not successful; remove or
combine with H-B-2-a.

Combined into H-B-2-a LowerIncome Homeowner
Rehabilitation Loans for City to
provide or partner with a
regional program.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 621
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-20 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-E-2: Private Development of Affordable Housing—Inclusionary Requirement.

H-E-2: Encourage the
Provision of Affordable
Housing by the Private
Sector
a) Require that 20% of the units, excluding
bonus units, in residential projects be
affordable (an inclusionary requirement).
b) Require construction or subsidy of new
affordable housing as a condition for
approval of any commercial development
which affects the demand for housing in
the city.
c) Provide incentives to encourage the
provision of affordable housing as
provided in Policy H-E-3.

Target: Ongoing
Responsible agencies: Community Development
Department
Ongoing. Inclusionary
ordinance (Chapter 17.90)
adopted in 2022.

Inclusionary units have
been provided in all new
housing developments in
the RHNA 5 cycle.

Successful; retain/update. H-E-2-a Inclusionary 20%
requirement and H-E-2-b
Affordable Housing Overlay
Inclusionary 15% Requirement
Including Extremely LowIncome is updated with new
AHO requirement to include
extremely low-income units.

H-E-3: Incentives for Affordable Housing. The City shall consider offering development incentives to developers of multifamily housing projects which meet the City’s housing needs, in exchange for an agreement that a minimum of twenty percent (20%) of the total number of units constructed (or another percent, depending upon the project) shall be affordable to very low as defined by State Health and Safety Code Section 50105, low- and moderate-income persons and families as defined by Section 50093 of the State of California Health and Safety Code for a minimum period of 45 years. Incentives to be considered include the following:
a) Financial contributions for the construction of utilities, public road improvements and other traffic improvements, soils remediation, and plan preparation and development.
b) Rent subsidies for the affordable units, if funding is available. c) Density bonuses, as allowed by State law and Chapter 17.86. d) Pre-scheduled, fast-track permit processing.
e) Design flexibility.
f) Reduced or waived fees, if funding is available.
g) Reduced parking requirements and/or use of shared parking. h) h) Assistance and support in securing public financing, such as bonds or tax credits.

H-E-3-a: Density Bonus for
Affordable Housing Projects
Consistent with State Bonus
Density Law
The City will offer density bonuses consistent
with the State Density Bonus Law and Chapter

17.86. Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing. 100 Grand the
Triton utilized reduced
parking ratios provided by
Density Bonus Law.

Successful; retain. H-E-3-a retained.

H-E-3-b: Financing and
Subsidy Programs
Encourage project sponsors to apply for
available federal, state and locally subsidized
new affordable construction programs,
Annual, and when a
unique development
opportunity arises. City
Successful; retain. H-E-3-b retained.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 622
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-21
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
including subsidies for extremely low-income,
very low-income, and low-income housing, by
providing technical assistance on available
programs and supporting data, structuring
development agreements and other
requirements to match program funding
criteria, as appropriate and possible, and
leveraging other financing when possible. The
City will also lobby Federal and State elected
officials for housing legislation that includes
appropriations for low- and moderate-income
housing programs. Examples of programs
include Mortgage Revenue Bonds, Mortgage
Credit Certificates and Redevelopment
Agency Tax Increment Financing.

Target: Annual and ongoing and when a unique
development opportunity arises
Responsible Agency: Community Development
Department
staff makes project
sponsors aware of HEART
loans and County funds.

H-E-3-c: Cooperative
Ventures
Encourage cooperative and joint ventures
between owners, developers, and non-profit
groups in the provision of BMR housing.

Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing. The City has
been an active partner
with Mid-Peninsula
Housing in the
development of Alma
Point and with
SummerHill on the
development of the
Workforce Apartments.

Successful; retain. H-E-3-c retained.

H-E-4: Resale Controls on Owner-Occupied BMR Units. Require resale controls on owner occupied BMR units to ensure that affordable units provided through public assistance or public action are retained for 45 years or more as affordable housing stock.

H-E-4-a: Maintain Existing
Owner-Occupant BMR Units
Administer the agreements for the existing
ownership BMR units to ensure the continued
affordability of these units for the terms of
their agreements.

Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing; owner-occupied
BMR units in Emerald Bay
are reviewed annually for
compliance with
regulatory agreement
Successful; retain. Retained as H-E-4-a.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 623
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-22 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-E-5: Rent and Income Restrictions on Rental BMR Units. Require rent and income restrictions on rental BMR units to ensure that affordable units provided through public assistance or public action are retained for 45 years or more as affordable housing stock.

H-E-5-a: Maintain Existing
Rental BMR Units
Administer the agreements for rental BMR
units, including the review of required reports
and responding to questions and complaints,
to ensure the continued affordability of these
units for the terms of their agreements.

Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing, City staff
reviews annual reports for
446 rental units in 10
properties and responds
to questions and
complaints
Successful; retain. Retained as H-C-2-a and added
to explore ways to improve
efficiency of the process.

H-E-5-b: New Agreements for
Affordability of Existing
Rental Units
If a source of funding can be identified, work
with owners of existing rental units to include
or extend affordability agreements.

Target: 2018
Responsible Agency: Community Development
Department
Ongoing. The City worked
with Essex Properties to
provide several programs
to assist BMR tenants at
Foster’s Landing.

Successful; retain / update. Retained as H-C-2-b Continue to Monitor Expiration of
Affordability Covenants.

H-E-5-c: Adopt Notice
Requirements for At Risk
Units
Adopt an ordinance requiring a one-year
notice to tenants of existing affordable rental
units that affordability restrictions are due to
expire.

Target: 2018
Responsible Agency: Community Development
Department
Notice requirements were
strengthened by State
law.

Remove Removed
H-E-5-d: Minimize Impacts of
Expiration of Affordability
Covenants
Work with landlords, tenants, and other
agencies prior to the expiration of affordability
covenants to minimize the impacts of the
expiration of affordability covenants through
the extension of affordability covenants, use
of rental vouchers, preference at other
affordable housing sites, or other means.

Target: 2018
Responsible Agency: Community Development
Department
2018. The City
successfully worked with
Foster’s Landing to
incentivize tenant
relocation and extended
affordability of expiring
BMR units.

Successful; Retain and modify
to work with landlords at
least 5 years prior to
expiration.

Added to H-C-2-b Continue to
Monitor Expiration of
Affordability Covenants.

H-E-5-e: Affordable Housing
Preference for Displaced
Residents
Consider an amendment of the affordable
housing preferences adopted by City
Resolution 2000- 123 to include tenants
displaced by termination of affordability
2018. Preferences for
BMR units were amended
in 2020 to put tenants at
Completed/remove.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 624
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-23
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
restrictions.

Target: 2018
Responsible Agency: Community Development
Department
risk of displacement in the
top tier.

H-E-6: House Sharing. Encourage and facilitate house sharing in appropriate locations where it would provide housing for low- and moderate-income residents and not significantly impact the neighborhood (parking, access, etc.).

H-E-6-a: Homeshare Program Continue to work with HIP Housing to expand the existing outreach program for the
Homeshare Program for both rental and
ownership housing, including outreach to
extremely low- and very low-income persons.

Target: 15 new matches per year
Responsible Agency: Community Development
Department, HIP Housing
Annual;
Since FY 2007-08 through
2021, HIP has placed 129
people from Foster City
into shared housing
arrangements; provided
information and
counseling to 547 Foster
City residents or workers,
and helped 11 families
complete the selfsufficiency program.

Successful; retain as ongoing. H-E-6-a retained.

H-E-7: Housing for New Employees and their Families. Given the amount of commercial and retail development expected through build-out of the city, encourage an adequate supply and variety of rental and ownership housing that meets the needs of new employees and their families.

H-E-8: BMR Eligibility Priorities. To meet a portion of the City's local housing need, consistent with Association of Bay Area Governments (ABAG) Housing Need Determinations, and as a traffic mitigation measure, the City will, to the extent consistent with applicable policy, offer a portion of the BMR units in a project for City employees and people working in the City of Foster City.

H-E-8-a: BMR Eligibility
Guideline
Implement BMR selection guidelines based on
the BMR Eligibility Priorities in Policies H-E-6
and H-E-8, including City Resolution 2000- 123
that give priority to people who live and work
in the community, teachers and local
government and public safety employees.

Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing. Staff continues
to audit Property Status
Reports to ensure
eligibility guidelines are
followed.

Successful; retain. H-E-8-a retained.

H-E-9: Room Additions. The City will continue to allow room additions to smaller homes that are compatible with the neighborhood, subject to the requirements of the Architectural and Solar Guidelines. These room additions provide affordable housing opportunities by allowing families to meet their needs more economically than by moving and purchasing a new home.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 625
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-24 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-F Address Special Housing Needs
H-F-1: Equal Housing Opportunity. The City will ensure provision of housing opportunities for all people and will take appropriate actions when necessary, to ensure that the sale, rental, or financing of housing is not denied to any individual on the basis of race, sex, national origin, religion, age, or other arbitrary factors.

H-F-1-a: Non-Discrimination To ensure that the sale, rental, or financing of housing is not denied to any individual on the
basis of race, sex, national origin, religion, age,
marital status, disability, or other arbitrary
factors, Foster City will ensure that state and
federal laws are adhered to regarding fair
housing. The City, through its Community
Development Department, will refer
discrimination complaints to the appropriate
legal service, county, or state agency. The City
will assist local nonprofit organizations, as
appropriate, to provide public information and
education services in a variety of locations,
including but not limited to the City’s website,
City Hall, public library, Recreation Center and
Senior Center.

Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing. Staff continues
to audit Property Status
Reports for nondiscriminatory practices
as well as investigates
allegations of
discrimination.

Successful; retain. H-G-1-a retained.

H-F-1-b: Anti-Discrimination
Zoning and Ordinance
Definitions
Provide information to landlords advising
them of the City’s Anti-Discrimination
Ordinance for existing tenants to prohibit
discrimination based on the source of a
person’s income or the use of rental subsidies,
including Section 8 and other rental programs
that provide extremely low-, very low-, and
low-income housing assistance.

Target: 2015
Responsible Agency: Community Development
Department
2015 / Ongoing. Staff
continues to provide the
City's Anti-Discrimination
Ordinance to landlords
and tenants.

Successful; retain. Expanded as H-G-2-a AntiDiscrimination Regulations to Include programs to provide fair
housing information and
education and added H-G-2-b
Fair Housing Training for
Landlords and Tenants; H-G-2-c
Information Specific to Fair
Housing; and H-G-2-e Rental
Registry.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 626
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-25
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-F-2: Special Needs. Encourage a mix of housing units throughout the city including those for lower income seniors, families with children, single parents, young families, victims of domestic violence, and the disabled.

H-F-2-a: Facilities and
Services for Special Needs
Support housing that incorporates facilities
and services to meet the health care, transit or
social service needs of households with special
needs, including seniors, extremely lowincome households and persons, and persons with disabilities.

Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing; the City
contributed funding for
the 66-unit Alma Point
Senior Apartments
completed in 2016 which
includes 65 very lowincome and extremely
low-income units, 5 units
for persons with specified
health care needs, and 2
units for homeless. The
City approved the 131-
unit/24 bed Atria Assisted
Living facility completed
in 2016. The City included
4 accessible units in the
22-unit Workforce
Apartments completed
in2022. Senior market
rate condominiums (200
units) at Foster Square
were completed. In
addition, there are 4
licensed Adult Residential
care homes and 6 licensed
Assisted Living care
homes in the City.

Successful; retain. Retained as H-F-1-a; also added
H-E-1-a to provide a preference
in the City-owned Existing Unit
Purchase Program units for
supportive housing.

H-F-2-b: Assistance and
Housing for Victims of
Domestic Abuse
Assist victims of domestic violence by
coordinating with and providing referrals to
existing service agencies providing legal
assistance, hotline, and emergency housing
and prevention services to victims of domestic
violence. Continue to coordinate with existing
service providers, determine any other actions
the City can take to assist persons in Foster
Ongoing; Police
Department provides
coordination with other
service providers.

Successful; retain. Retained as H-F-1-b.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 627
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-26 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
City.

Target: Ongoing
Responsible Agency: Community Development
Department and Police Department
H-F-2-c: Density Bonuses for
Handicapped Access
The City may allow a one-for-one density
bonus, up to 25% of the number of units
otherwise allowed, for developers who provide
actual handicapped access features and
fixtures.

Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing; not used. Not successful; remove. Removed
H-F-2-d: Adaptable /
Accessible Units for the
Disabled
The City will ensure that new housing multifamily includes units that are accessible and adaptable for use by disabled persons in
conformance with the California Building
Code. Target: 2% of the units built
Responsible Agency: Community Development
Department
Ongoing; Accessible and
adaptable units are
required in new
developments. Four
accessible units in the
Workforce Apartments
were affirmatively
marketed to
people/groups with
disabilities. Between
2015 and 2022 161
accessible and 234
adaptable units were
constructed.

Successful; retain. Update H-F-1-c to include
requirement for affirmative
marketing.

H-F-2-e: Reasonable
Accommodation
Utilize the adopted Chapter 17.84, containing
a review process to provide individuals with
disabilities reasonable accommodation in
rules, policies, practices and procedures that
may be necessary to ensure equal access to
housing. The purpose of these procedures and
an ordinance is to provide a process for
individuals with disabilities to make requests
for reasonable accommodation with respect to
relief from the various land use, zoning, or
building laws, rules, policies, practices and/or
Ongoing; no requests
were submitted.

Retain Retained as H-F-1-d with
language added to provide
information on the City’s
website.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 628
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-27
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
procedures of the City.

Target: Ongoing (implement when requests are
made)
Responsible Agency: Community Development
Department
H-F-2-f: Home Sharing
Program
Support the HIP Housing Home Sharing
Program as part of a collection of policies
programs and practices for addressing special
housing needs, including seniors, those living
with disabilities, those at risk of homelessness
and female head of households.

Target: Ongoing
Responsible Agency: Community Development
Department, City Council
Ongoing; Since FY 2007-
08 through 2021, HIP has
placed 129 people from
Foster City into shared
housing arrangements;
provided information and
counseling to 547 Foster
City residents or workers,
and helped 11 families
complete the selfsufficiency program.

Successful; retain but
consolidate with H-E-6-a.

Included H-F-1-e Home Sharing
for Special Needs Population in
addition to H-E-6-a Home
Sharing Program.

H-F-2-g: Support Services for
Special Needs
Work with service providers to facilitate the
provision of support services to enable people
to receive services in their homes, including
persons at risk of homelessness, seniors,
persons with mental or physical disabilities,
substance abuse problems, HIV/AIDS, physical
and developmental disabilities, multiple
diagnoses, veterans, and victims of domestic
violence.

Target: 2016 and ongoing
Responsible Agency: Community Development
Department
2016 and Ongoing; The
City Parks and Recreation
Department provides
activities and resources
for seniors; the City
supports the Foster City
Village, a nonprofit
providing mobility,
practical assistance,
access to services, social
connections and
educational
opportunities. The City
supports Ombudsman
Services of San Mateo
County.

Retain Retained as H-F-1-f; Included
target to host roundtable with
service providers.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 629
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-28 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-F-2-h: Expansion of BMR
Eligibility for Disabled
Persons
Consider expansion of the BMR Eligibility
Priorities adopted by City Resolution 2000-123
to include persons with disabilities.

Target: 2016
Responsible Agency: Community Development
Department, City Council
2016; no action taken Merge with H-F-1-c. Updated H-F-1-c to require affirmative marketing for
accessible units.

H-F-3: Housing for the Homeless. The City of Foster City recognizes the need for and desirability of emergency shelter housing for the homeless and has adopted Chapter 17.82 to allow emergency shelters as a permitted use in areas zoned Neighborhood Business (C-1), Central Business (C-2), and at churches/synagogues in the Public Facilities (PF) Zoning District based on the following considerations:
a) The City will encourage a dispersion of facilities to avoid an over-concentration of shelters for the homeless in any given area. An over-concentration of such facilities may negatively impact the neighborhood in which they are located and interfere with the “normalization process” for clients residing in such facilities. b) The City of Foster City shall encourage positive relations between neighborhoods and providers of permanent or temporary emergency shelters. Providers or sponsors of emergency shelters, transitional housing programs and community care facilities shall be encouraged to establish outreach programs within their neighborhoods and, when necessary, work with the Peninsula Conflict Resolution Center or other mediation service. c) It is recommended that a staff person from the provider agency be designated as a contact person with the community to review questions or comments from the neighborhood. Outreach programs may also designate a member of the local neighborhood to their Board of Directors. Neighbors of emergency shelters shall be encouraged to provide a neighborly and hospitable environment for such facilities and their residents.

Development standards for emergency shelters for the homeless included in Chapter 17.82 will ensure that shelters would be developed in a manner which protects the health, safety and general welfare of nearby residents and businesses, while providing for the needs of a segment of the population as required by State law.

Shelters shall be subject only to development, architectural review and management standards that apply to residential or commercial development in the same zone, except for the specific written and objective standards as contained in Chapter 17.82.

H-F-3-a: Emergency Housing
Assistance
To the extent that funds are available,
participate and allocate funds, as appropriate,
for County and non-profit programs providing
emergency shelter and related counseling
services.

Target: Annual participation, if feasible
Responsible Agency: City Council
Annual; funding was
provided to CALL
Primrose, HIP Housing,
Samaritan House, and
LifeMoves
Successful; retain. Retained as H-F-2-a.

H-F-3-b: Emergency Shelter
Uses
To the extent funds are available, the City will
contribute non-profit agencies involved in
providing housing for the homeless in San
Mateo County. The City will also review
proposals for emergency shelter uses based on
the policies in the General Plan and other City
development standards and requirements.

Target: Ongoing
Ongoing; funding was
provided to CALL
Primrose, HIP Housing,
Samaritan House, and
LifeMoves
Successful; retain. Retained as H-F-2-b.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 630
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-29
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
Responsible Agency: Community Development
Department
H-F-3-c: Multi-Jurisdictional
Emergency Shelter
Pursuant to State law requirements, and as
the opportunity arises, the City will consider
participation in a multi-jurisdictional
emergency shelter, should one be proposed in
the future.

Target: Based on the opportunity and feasibility
of a multi-jurisdictional emergency shelter
Responsible Agency: Community Development
Department, City Council
Ongoing; no multijurisdictional shelter
proposed
Retain Retained as H-F-2-c.

H-F-3-d: Emergency Shelter
Zoning
The City will allow emergency shelters as
provided in Chapter 17.82 that allows a yearround emergency shelter as a permitted use in Neighborhood Business (C-1), Central Business
(C-2), and at churches/synagogues in the
Public Facilities (PF) Zoning District. In
addition, the City has established written and
objective standards, as allowed in State law,
for the following:
a) Maximum number of beds.
b) Off-street parking based upon
demonstrated need.
c) Size and location of on-site waiting and
intake areas.
d) Provision of on-site management.
e) Proximity to other shelters.
f) Length of stay.
g) Lighting.
h) Security during hours when the shelter is
open.

Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing; updates to
Chapter 17.82 proposed
for adoption in January
2023. No emergency
shelters were proposed.

Retain Retained as H-F-2-d..

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 631
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-30 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-F-4: Transitional and Supportive Housing. The City of Foster City recognizes the need for and desirability of transitional and supportive housing and will treat transitional and supportive housing as a residential use that will be subject only to the same restrictions that apply to other residential uses in of the same type in the same zone.

H-F-4-a: Transitional and
Supportive Housing Zoning
Enforce the existing zoning regulations that
allow transitional and supportive Housing, as
required by State law, so they are treated as a
residential use that will be subject only to the
same restrictions that apply to other
residential uses of the same type in the same
zone.

Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing; updates to
zoning regulations
proposed for adoption in
January 2023. Permits
were issued for a
transitional care home.

Successful; retain. Retained as H-F-3-a; added H-F3-b Supportive Housing.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 632
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-i
APPENDIX F | PUBLIC PARTICIPATION

TABLE OF CONTENTS
PUBLIC ENGAGEMENT SUMMARY....................................................................................................................... 1 COMMUNITY DIALOGUE SERIES.......................................................................................................................... 3 21 ELEMENTS / LET’S TALK HOUSING..................................................................................................................4 CITY-WIDE COMMUNITY WORKSHOPS ............................................................................................................... 5 AFFH COMMUNITY ENGAGEMENT INPUT........................................................................................................... 7 HOUSING PREFERENCES AND PRIORITIES SURVEY............................................................................................ 7 HOUSING SITES MAP FEEDBACK ....................................................................................................................... 35 PUBLIC MEETING COMMENTS...........................................................................................................................42 ADDITIONAL PUBLIC COMMENTS .....................................................................................................................46 Housing Element Public Comments Received 11/19/2021 – 4/25/2022 ..........................................................46 Housing Element Public Comments Received 5/5/2022 – 6/3/2022 ................................................................ 85 Housing Element Public Comments Received 6/10/2022 – 2/14/2023 ...........................................................133 Housing Element Public Comments Received 2/23/23 – 5/4/2023 ................................................................ 189 Housing Element Public Comments Received 5/5/23 – 5/22/2023 ................................................................ 214 Housing Element Public Comments Received 8/14/2023 ............................................................................. 222

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LIST OF TABLES
Table F-1: Housing Sites Map Feedback............................................................................................................35 Table F-2: Housing Sites Map Comments..........................................................................................................37

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PUBLIC ENGAGEMENT SUMMARY
Foster City believes that community input is a critical aspect of developing a Housing Element that promotes a community-based vision for housing and responds to community needs and preferences.

While the Housing Element provides an opportunity to have a community conversation about how to address local housing challenges, develop policies, and find solutions, in Foster City we ensure that the community engagement process is ongoing throughout the 8-year RHNA cycle.

In addition to conversations focused on Foster City, the 21 Elements working group provided additional opportunities for community input. 21 Elements is a multi‐year, multi‐phase collaboration between all San Mateo County jurisdictions, along with partner agencies and stakeholder organizations, that aims to support jurisdictions in developing, adopting, and implementing local housing policies and programs.

Let's Talk Housing is a collaborative effort between all 21 jurisdictions in San Mateo County focused on increasing awareness of and participation in the Housing Element update process. The 21 Elements working group organized an additional series of introductory meetings about the Housing Element update attended by more than 1,000 community members countywide, an All About RHNA webinar, four Stakeholder Listening Sessions that convened more than 30 groups, and a four-part Creating an Affordable Future webinar series to help educate community members about local housing issues.

The City held a number of public meetings to discuss various aspects of the Housing Element Update.

These meetings were advertised in a variety of ways, including the Housing Element email ListServ, posted notices, newspaper notices, FCTV, Leo Ryan Park marquee, social media, City website, and City e-news. Public meetings related to the Housing Element Update included the following:
 January 9, 2023 | City Council Public Hearing for Zoning Amendments  December 1, 2022 | Planning Commission Public Hearing for Zoning Amendments  November 15, 2022 | Joint Study Session
 May 17, 2022 | Joint Study Session
 April 21, 2022 | Joint Study Session
 March 2, 2022 | Joint Study Session
 February 17, 2022 | Planning Commission Meeting (EIR Scoping)  February 7, 2022 | City Council Meeting (Award EIR contract)  December 13, 2021 | City Council (RFP for EIR)
 November 1, 2021 | City Council Meeting - Report on Community Workshops  November 1, 2021 | 21 Elements Countywide Listening Session #3 (Builders/Developers)  October 18, 2021 | 21 Elements Countywide Listening Session #2 (Housing Advocates)  October-December 2021 | 21 Elements 4-part Let’s Talk Housing Webinar  September 28 and 30, 2021 | Community Workshops
 September 27, 2021 | 21 Elements Countywide Listening Session #1 (Fair Housing)  July 15, 2021 | Planning Commission Study Session
 June 7, 2021 | City Council Meeting (RHNA appeal)
 April 22, 2021 | Countywide Community Meeting)
 April 14, 2021 | City Council and Planning Commission Joint Special Meeting

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 April 13, 2021 | Countywide Community Meeting
 March 24, 2021 | City Council and Planning Commission Special Meeting  September 21, 2020 | City Council and Planning Commission Joint Special Meeting  October 7, 2019 | City Council Meeting (RHNA and subregion) In 2020, the City launched a Housing Element Update webpage with basic information and an invitation for people to sign up for a notification list to stay involved. In February 2022, the City launched an updated community engagement website for the Housing Element Update, including a combination of tools from Bang The Table and MapSocial, to provide opportunities for community engagement and feedback on the Housing Element Update. Both the Housing Element Update website and the Foster City main website provide translation options. The Housing Element Update website is available here:
https://engagefostercity.org/
housing-element and automatically redirects from the main City website’s page for the Housing Element Update. The website includes links to:
 Housing Preferences and Priorities Survey (closes March 21, 2022)  Interactive Map with opportunities to provide feedback on sites (closes March 21, 2022)  Share your Foster City Housing Story
 Link to subscribe to project updates
 Background information on the Housing Element
 Links to related documents and related websites
 Links to agenda packets for previous meetings
During the Joint Study Session on March 2, 2022, staff demonstrated how to take part in the survey and use the interactive map.

The Draft Housing Element was posted on the City’s website and distributed to stakeholders on May 4, 2022 for a 30-day review period. During this time, the draft Housing Element was advertised for public review and comment.

The Draft Housing Element submitted to HCD on July 5, 2022 was posted on the City’s website.

Summary of How Public Input is Incorporated
Public input gathered through the public engagement efforts influenced the development of the Housing Element, including the selection of sites as well as the housing policies and programs. Key themes and strategies are summarized below.

Housing Sites:
 Focus on sites that do not impact single-family neighborhoods and parks/open spaces. The Sites Inventory is predominantly apartment sites from the previous RHNA 5 Housing Element and similar sites including existing low-density apartment properties with potential to add housing units.  Preserve existing neighborhood commercial sites, such as Edgewater Shopping Center but look for other sites to convert, such as office buildings. The 1010 Metro Center Boulevard commercial site was included in the Sites Inventory as a mixed use site, which has excellent access to major roadways and

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transit. Program H-D-2-a to evaluate potential re-use of commercial sites was retained with a mid-cycle evaluation of RHNA progress by December 2026.
 Focus on sites with access to major roads and highways due to the limited evacuation routes. The majority of the sites in the Sites Inventory are located on major arterial roadways.

Housing Policies and Programs:
 Housing cost is too high. Lack of affordability impacts health, economic equity, environmental and racial justice. Programs were included/modified to add affordable units through inclusionary requirements (H-E-2-a Inclusionary 20% Requirement, H-E-2-b Affordable Housing Overlay Inclusionary 15% Requirement Including Extremely Low-Income, expanded incentives for ADUs in programs under H-D-4). Programs expanded support for low-income homeowners with H-B-2-a Lower Income Homeowner Rehabilitation Loans and H-B-2-b Facilitate Non-Profit Rehabilitation/Maintenance Assistance.
 Increase affordable housing supply, protect renters and vulnerable households by providing stability, fill the gaps with subsidies.
 The use of existing apartment sites for new housing increases the risks of displacement for existing apartment residents. Tenant protections were included in H-C-3-a Phased Redevelopment of Existing Multi-family Developments, H-C-3-b Anti-Displacement Strategy, and H-C-3-d Facilitate Tenant Protection Act of 2019.
 Housing discrimination disproportionately impacts people with disabilities and people trying to use housing vouchers. Program H-C-4-a Rental Housing Assistance Information was expanded. Several programs were included under H-G-2 Improved Access to Fair Housing Information.  There is a lack of housing options for people with special needs/disabilities, including supportive housing. Program H-E-1-a Existing Unit Purchase Program Opportunities for Supportive Housing was included to facilitate use of City-owned units for supportive housing. Program H-E-2-b Affordable Housing Overlay Inclusionary 15% Requirement Including Extremely Low-Income will provide extremely low-income units. Several programs were included under H-F-1 Special Needs.

COMMUNITY DIALOGUE SERIES
The Community Dialogue Series (CDS), a series of conversations that brings together community members that live and work in Foster City to discuss the challenges facing Foster City, held dialogues on land use, affordable workforce housing, transportation, traffic and commercial retail. Foster City community members were first invited to participate in the "CommUNITY Dialogue Series" community engagement program from May through December 2017. The four-session series brought people together to learn and share views and ideas about some of the key issues facing Foster City. The results of the four dialogue sessions were reported out to a joint meeting of the City Council and Planning Commission and incorporated into discussions around policies that could be developed to best address these issues.

Home is Foster City is a continuation of those conversations that took place from 2019 to early 2020, concluding with two pop-up events at Foster Square (2/2/2020) and Metro Center (3/3/2020).

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The main takeaways identified during the CDS dialogues are listed below:

Topic(s)
Housing cost is too high
People value that Foster City is close to their work, and is community oriented Need more playgrounds and open space
No more low income housing, it brings in the wrong people Congested housing takes away green spaces for children
Source: Foster City Community Development Department.
21 ELEMENTS / LET’S TALK HOUSING
21 Elements organized a Let’s Talk Housing series of countywide meetings about the Housing Element update and provided community members with an introduction of the Housing Element update and why it matters. These meetings were attended by more than 1,000 community members. Additionally, Let’s Talk Housing held an All About RHNA webinar and a countywide four‐part webinar series to help educate and inform San Mateo County residents and stakeholders on regional and local housing issues. The four‐ part series took place on Zoom in fall of 2021, focusing on the following topics and how they intersect with the Bay Area’s housing challenges and opportunities:
 Why Affordability Matters
 Housing and Racial Equity
 Housing in a Climate of Change
 Putting it All Together for a Better Future
The series included speaker presentations, audience Q&A, breakout sessions for connection and debrief discussions. The sessions were advertised and offered in Spanish, Mandarin and Cantonese, though participation in non‐English channels was limited.

In addition, Let’s Talk Housing sponsored four “listening sessions” with city and county staff and key stakeholders, that convened more than 30 groups. These stakeholders represented organizations that focused on:
 Building market‐rate or affordable housing
 Addressing fair housing issues
 Advocating for affordable housing
 Providing housing services
The main takeaways identified during the Let’s Talk Housing dialogues are listed below:

Topic(s)
Housing affordability is a public health issue: Where we live impacts our health, economic equity, environmental and racial justice
The Three S’s: Supply, Stability and Subsidy: Increase housing supply, protect renters and vulnerable households by providing stability, fill the gaps with subsidies
Implement strategies to promote climate‐ready housing
Source: 21 Elements.

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CITY-WIDE COMMUNITY WORKSHOPS
In order to engage directly with the community, the City held two (2) community workshops – one virtual workshop on September 28, 2021, and one in-person workshop at the Foster City Recreation Center Lagoon Room on September 30, 2021, to provide greater accessibility and flexibility for members of the community to participate. These community workshops were part of an ongoing engagement plan to seek the community's input in Foster City's 2023-2031 Housing Element Update process.

The following outreach tools/efforts were utilized to spread the word about the (2) Community Workshops:
 A Press Release inviting residents to join the Community Workshop and learn more about the future of housing in Foster City was published on September 9th, and was shared with local newspapers, promoted on social media and distributed to the Foster City Press Release listserv.  Community Workshop Flyers were created and distributed through various channels as outlined below. See Attachment 2 for Workshop Flyer.
 Events were promoted in the Islander on September 15th and 22nd.  Promotional graphics ran on the City’s website homepage from September 13th through 30th, with the flyer featured in the top banner from the 21st through 30th.  A social media outreach campaign started on September 9th and ran through the 30th. In all, there were 15 posts spread across Facebook, Instagram, Twitter and Nextdoor. Posts were boosted for additional promotion on Facebook from the 27th through 30th. Posts were also shared by the Police Department and Parks and Recreation social media accounts.  The events were promoted three (3) times in the weekly City newsletter on September 9th, 16th and 23rd.
 The events were promoted through the Mayoral Minute video on September 23rd.  The events were circulated twice to the City Council, Committees and Planning Commission listservs.  The events were promoted on various Planning and Housing listservs.  Workshop flyers were distributed by CERT volunteers at the popular drive-through Shred event on September 18th.
 The workshop flyer was posted on a billboard in City Hall front lobby.  Workshop flyers were also distributed to residents at the front counter.  Planners spread the word about the workshops in their day-to-day interactions with residents and customers leading up to the two (2) workshops.
 A PowerPoint on the Housing Element Update was played on loop on the TV display at the City Hall front lobby.
 There was a posting on the digital marquee from the September 17th through 30th.  The events were promoted with the Foster City Chinese American Association, Filipino-American Association of Foster City, Baybasi, Foster City Association of Black Residents, the Foster City Parents’ Club and the Chamber of Commerce.

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 The events were posted on the digital posting board at the Council Chambers and Recreation Center from the 17th through 30th.
 Some members of the City Council, Planning Commission and Foster City residents also spread the word through their social media accounts.
 A slide ran promoting the events on FCTV from September 16th through 30th.  Multiple tabling events to spread the word about the two (2) community workshops were held including two (2) at Off The Grid, one (1) at the Farmers Market and one (1) at the Rubber Ducky Race event.
 Posting at public places - Library, Recreation Center, Sea Cloud Park, Safeway/Metro Center The outreach yielded 97 registrants for the virtual workshop and 37 registrants for the in-person workshop. Of the 97 registrants, approximately 50+ attended the virtual workshop. The in-person workshop had approximately 30+ attendees. These approximate numbers exclude staff, consultants, elected and appointed officials.

The format for both workshops were the same. The Community Development Director provided an extensive background and overview of the Housing Element Update during the first half of the workshop.

Attendees had an opportunity to learn about the Housing Element Update, the State mandate for the City to plan for approximately 1,896 new housing units, get informed on the next steps to analyze sites available for future housing, and participate in small breakout groups to discuss the future of housing in Foster City including discussing challenges and potential solutions.

Staff prepared a list of five (5) questions to guide the breakout group discussions. The questions are listed below:
 What are most important aspects Foster City should consider in planning for state-mandated approximately 1,896 homes?
 When you think of the needs for improvement in the existing housing stock in Foster City, what comes to mind?
 What type of housing would you prefer in Foster City when planning for state-mandated 1,896 homes?
 Where would be most appropriate places to accommodate state-mandated 1,896 homes in Foster City?
 What concerns do you have about housing in Foster City? Each breakout group had a facilitator and a note taker. Following the breakout group discussion, the note taker from each group reported out on the discussion that took place within their respective groups.

Refer to Attachment 3 that includes a compilation of the feedback received from residents from the two (2) community workshops in response to the questions listed above.

Following the two workshops, staff received positive feedback from some members of the community.

Residents appreciated the opportunity to engage at the workshops. The San Mateo Daily Journal covered the virtual discussion in their October 4th newspaper edition. Posts were also published following the

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events, thanking the attendees and sharing links to the virtual workshop video as well as the workshop PowerPoint that were posted on the City’s website.

AFFH COMMUNITY ENGAGEMENT INPUT
A resident survey was conducted by Root Policy Research for the jurisdictions in San Mateo County to support the AFFH analysis of Housing Elements. It explores residents’ housing, affordability, and neighborhood challenges and experiences with displacement and housing discrimination. See Chapter 3, Affirmatively Furthering Fair Housing and Appendix B, Foster City Fair Housing Assessment, for a discussion of the survey findings.

City staff met with the Equity Advisory Group (EAG) facilitated by 21 Elements on May 2, 2022. The EAG expressed concerns about the potential for tenant displacement, how identified constraints are addressed, and how the City could take additional steps to promote one hundred percent affordable developments.

HOUSING PREFERENCES AND PRIORITIES SURVEY
The Foster City Housing Preferences and Priorities Survey, opened from February 23, 2022 until March 28, 2022 allowed the City to gain a better understanding of community values and priorities, which will be used as a foundation for future conversations about possible solutions and housing policies. Feedback from the survey helped the City identify trends on housing preferences, needs, and future housing opportunities in the City. 188 responses were collected. The results are shown below.

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Q12 Please write below any ideas you may have and/or locations where additional housing could be located in the city which were not covered in the previous question.

No Space for New Housing – Too Much Pressure on Infrastructure (18)  Foster City was a planned community. It was not designed to accommodate the number of housing units you are planning to add to the city. I think you should try to get that number lowered.

Office Spaces and Other Underutilized Buildings (11)
 Include school admin building even though it is owned by SMFCSD. Very underutilized.  Since we have no real space on the land we have and our infrastructure cannot support multi unit housing, you should consider building on the water of the bay outside of the levy where you can create additional planned community with proper access to freeways, etc.  Re-develop current apartments and multi-family homes into higher density, larger (taller) structures that can accommodate a higher density of people.
 Under or non-utilized State property, such as the Caltrans yard on Foster City Blvd, or the State land on Third Avenue
 Beach Park Gilead area could have been all houses
 Old Orchard Supply site (+4)
 The abandoned, dilapidated church property at Gull Ave. and Beach Park (closest to the levee).

Attempts to rezone were once proposed, but that obscenity would have added far too many highdensity units.  That place where garden Center used to be is totally be converted into nice modern mixed housing.  Gilead/Ilumina/Biomed partnerships.
 waterfront property not currently being utilized for housing  There are quite a few sizeable parking lots in the Metro Plaza area(Safeway) that are heavily underutilized - the Wells Fargo lot, the BoA lot, and several lots near the old Orchard store. These parking lots can be rezoned and converted to build housing. The office park in the Chess Street neighborhood can also be used to develop housing.
 Vacant area next to Seacloud Park (+1).

Near Freeway Access (8)
 Understanding the need for more affordable housing as mandated by the state, build new housing near Highway 101/92 entrance/exits and on 4 lane roads to handle the additional traffic. This is for safety reasons. The now closed OSH would be perfect, infrastructure already in place, a high rise building near Metro Tower and Visa buildings. (Q. Has anyone talked to Visa about building availability?)
 On 4 lane roads, near Highway entrance/exit. Close to our excellent Police and Fire departments, who would use the units. Near City Hall, think of a large Welcome to Foster City sign in front of the building. Much nicer than a Costco Gas Station! Also, a lot of open office space north of Hillsdale Blvd., close to 3rd Avenue. 4 lane roads, close to amenities, and access to Highways 101 and 92. Avoid

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locations such as Lantern Cove, which are far from Highway 101,without appropriate infrastructure (on 2 lane roads) for the additional traffic, will affect all neighborhoods between there and Highway 101,Port Royal Ave., western part of Beach Park Blvd., Polaris Ave., behind Foster City School, Edgewater Park, Boothbay Park, residential neighborhoods with a lot of children, pedestrians and bicyclists. Safety is a real issue there, and a liability for the city.

Not in Single Family Neighborhoods (3)
Mixed-Use Shopping Areas (2)
 Please do not get rid of restaurants/shopping centers etc. Those of us who live here need those services. Foster City's dining scene is virtually nonexistent. Zoning should be modified if necessary to allow duplexes and structures where multiple families can live on lots currently zoned for single families.
 Please NOT at our few remaining shopping centers. Especially not Edgewater. Most of us moved to FC for open space, large lots, quiet streets, and waterfront homes and shops. If I wanted an urban life, I would have bought a house in the City, or downtown SM.  Many of the older shopping center/commercial retail areas should be look at for mixed use developments. I would not want to decrease the amount of retail space, however I believe residential could be added through redevelopment of the sites. (+2) Mixed Opinions About the Golf Course (3)
 Please do not use the existing golf course (Mariners Point) for any housing. Seniors like me need this local site which provides access to recreation, promotes physical and mental health.  Redevelop the golf course with townhomes/condos and a new park.

Other (1)
 Near public transportation
 Prices for new homes being built at laguna vista should be more inline with affordability.  Should lower property tax and use the funds that we have already to help the existing residents. The ones who are suffering are the ones who work outside of Foster City because we need to afford the high costs of property tax, utility bills and groceries. We all have children and want them to thrive in  Foster City may not have much space for building. Areas ripe for development are San Mateo, by 101.

Discourage senior living because, the older folks have to move out. To keep the place economically vibrant, the focus should be towards younger and middle age folks. This place is not for low-income.

So, it is not worth thinking about it. The economics would not work out for them.  Foster City must comply with the law and should not invest its resources trying to find ways around the law. I have been dismayed to see the inaccurate and misleading information that has come to our doorstep.
 Rent is so high already in the Peninsula that it's hard to find affordable rental housing. Also, the cost to own is so competitive and high that despite being a high income earning household, we can’t compete with the cost to buy a house and are still renting. We would love to stay in Foster City long

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term but it gets more and more expensive each year. For the renters in FC, it would be great to get rent control in place. Our rent has gone up between 10-20% per year, and that's insane since companies don't increase salaries by even that much.
 If person unable to afford housing, encourage them to seek housing elsewhere. State can subsidize people to commute from more affordable areas. Subsidize rent to essential workers...teachers, police, fire
 FC should consider allowing the redevelopment of single-family homes and allow for building of more dense townhomes and apartments designed for walkability and mixed used. FC should consider reducing fill in more of the bay, foster city did.

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Q16 Are there other strategies that you believe the City should consider? If yes, please provide examples or context of the strategy that should be considered to accommodate new housing in Foster City?
Summary of Responses
Push Back on State Requirements – No Space for New Housing (17)  “A two-prong strategy should first include a moratorium on residential and commercial developments. City leaders need to communicate, engage, and incorporate indicators created by the culture of its constituents' requirements for quality of life. It is time to begin serving the publics' need over placating the developers' greed. Secondly, City leaders must acknowledge that the principles of the housing elements are functionally outdated and more importantly lacks measures for public health and safety, and environmental protection. Lastly, if Foster City leaders are to be taken seriously about improving the quality of life for its citizens then it needs to promote engagement and activism with the culture of its people. Too many City sponsored events are staged events invested with backroom deals and overriding outside interests leaving its citizens feeling as they are second class citizens behind arrogant developers and antiquated legislators.” Converting Office Buildings Into Affordable Housing (11)  The city can purchase these and have more control over rent for low-income families.  Encourage or incentivize large employer (e.g., Gilead, Visa, Illumina) housing programs incl employer-built developments (a la Google’s Mtn View plans, Facebook’s Menlo Park plans)  Utilize potentially available office space. There seem to be a lot available north of Hillsdale Blvd. all the way to 3rd Ave. Infrastructure already in place, on 4 lane roads, close to Highway 101/92. A new high rise at the now closed OSH, one or more of the Visa buildings? San Mateo Centre (corner of Metro Center Blvd/Edgewater Blvd) fora high rise. Convert open office spaces north of 92 to 3rd Ave.

FC is one of the least walkable cities in the peninsula. Housing planning should be geared towards high density, high-value urbanization, inspired on the urban policies of Northern Europe. These policies emphasize high-density, low-rise, small-accommodation buildings, centered around access to public transportation and alternative transportation methods. The Baymeadows community built around the new Hillsdale Caltrain station is a great example of what FC should aspire to become in the next 20 years.
 Encourage owners of vacant and underutilized office buildings to develop their property into something productive that will enhance the community. Start with Orchard Supply and other vacant buildings.

Other Ways to Utilize Space (7)
 Bring in complementary businesses instead – use vacant for light business, restaurants, shopping, health services, childcare etc. (+2)
 Family oriented spaces - playgrounds, educational aspects, childcare.  Need another middle school, a high school (+3)
 Keep open spaces and single family homes. They are very important to any community.

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APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-31
Transportation (6)
 Extend to the wider bay area
 Walkability and biking to shopping centers, parks, other amenities  Any addition of resident population would increase car traffic if that was the main way for residents to travel. A strong plan for public transport / first-last mile options and non-car mobility needs to be developed in parallel. Such transport options should connect to retail, work and transport hubs.

Preserving Open Space and Single-Family Character (5)
 Consider 1 or 2 large (tall) high density buildings to accommodate lower cost needs and then focus on maintaining single family housing and open areas
 Quality of life amenities need to be preserved, such as parks, golf course, grocery options, public water access.

Homeownership Opportunities/Affordability (4)
 First time home buyer down payment assistance or no down payment program for frontline workers/healthcare/teachers to live and work in the area they serve.  City should prevent people from buying homes in FC for investment (people that don't plan on living here).

Infrastructure Needs to Be Addressed Alongside New Housing (4)  Any additional new housing must be addressed with transportation and safety of this city. I know so many neighbors and friends in Foster City who selected this area because the schools are good; neighborhood is not as crowded and is safe. I know there is a lot of concerns about the implication of new housing and what it means to the safety of this region--this could impact housing price and reputation of this region.

Convert smaller/older rentals to larger (3)
 Replace older 2-story rental properties with 4 story rental units.  The older apartment houses would be a good place to start. They have been here since the city's inception and are showing their age.

Other
 Verify eligibility for low cost housing. Ban short term rentals  give preferences to those who work in Foster City
 Do not use golf course for housing
 Redevelop the golf course.
 Read the Foster City master plan and follow it.
 Streamlining ADU process would really help in all existing single-family areas, to allow larger families to live together or to provide rental income to current residents. Encouraging speedy approval of

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 665
APPENDIX F: PUBLIC PARTICIPATION
F-32 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
mixed-use and housing redevelopment of existing shopping centers, particularly with affordable and accessible apartments, with transit incorporated would be huge for seniors and disabled  To the extent that we are required to add new units, consider re-purposing under-utilized parking lots and other non-residentially-zoned areas for development.  Do not redevelop existing shopping centers unless the retail space is accommodated as the lower level of a mid-rise building. As an example, do not remove Edgewater Place; make it midrise with all the retail maintained on the lower level. Too late for Port O'Call which was converted to only apartments.
 All affordable housing should be near transit as it defeats the purpose otherwise, I.e., the cost of owning a vehicle and paying for it and insurance and maintenance will offset any savings or advantage of affordable housing. An example is the low income housing that San Mateo is building near the new Cal Train Station. Also, more vehicles on Foster Cities roads causes more pollution, roadway repair and traffic. ANY HOUSING should be built so as not to impede leaving the city in case of earthquake, fires, or other emergencies. That is why IOPPOSE THE OVERLAY of LANTERN COVE.

There is no alternative to Edgewater that can hold traffic in an emergency evacuation in the South and Southwest areas of the city. Nor would it allow for easy entrance and exit of emergency vehicles.  With all the housing commercial space for shopping needs to stay. Updated to be attractive aka Edgewater Plaza -this use to be the place to meet up with friends - owner is driving out good family friendly businesses and it looks horrible just saw he can try to redevelop. Never ever replace Edgewater Plaza with housing.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 666
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-33
Q17 Do you have any other comments or is there anything else the City should consider as part of its Housing Element Update?
Summary of Responses
Take Time to Analyze Impacts of new Housing on infrastructure and traffic (29)  I'm extremely concerned with the infrastructure we have related with the incremental housing we are bringing in the city. Also related to the extremely limited entry/exit points of the city.  Traffic and evacuation routes with more people
Convert Office Buildings (9)
Don’t want single family homes demolished, maintain character (5)  Concerned about the current push to demolish older apartment/condo buildings to be replaced by high-rise, high-density buildings directly adjacent to single family home neighborhoods.

Maintain parks and open space (6)
 Do not take away our parks!!
 Maintain the parks we have and open spaces. Welcome to put it to vote and let everyone know. Pretty soon we will have house boats because of running out of space.  Do not use golf course for housing (+4)
Need retail (5)
 Current shopping centers under consideration (Beach Park, Edgewater Place) are successful and needed by their neighborhoods and the city; please keep them, or IF required, make them mixed-use (housing above) but KEEPING all the existing businesses/restaurants with LEAST impact to them and patrons.

Affordability (3)
 Consider capping rent increases each year to a reasonable percentage. At present, property owners have no limit to what they can charge for rent.
 Priority should be to maintain the existing quality of life in FC. There’s been too much emphasis on low-income housing. We do have an affordability problem. Low/middle-income housing should be built near transportation hubs, not Foster City. The current new housing projects in FC are anything but affordable. $1.5M-3M is not affordable. When does the couple who makes $150-250k a year get any consideration??? They do not qualify for low, middle, upper middle income when it comes to addressing affordability, yet they cannot afford any of the new housing being built.

Need new housing for special needs groups and low-income families (2)  Need low-income housing for disabled people (i.e., with autism.) Need public transportation for those who don’t drive.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 667
APPENDIX F: PUBLIC PARTICIPATION
F-34 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
 No matter what or where you build, there will be opposition, but we need more housing badly. Please consider everyone's needs (including those who don't live here yet) and not just the loudest people Other
 Force Shopping Center Landlords to keep up their property. i.e., parking lots etc.  I am disappointed that your survey is so negative. You clearly have an agenda in this and it is not an unbiased survey.
 Emphasizing these small units results in high turnover and people moving to where they can get larger apartments and housing – recently FC friends moved to San Diego, Arizona, North Carolina and placed in Bay Area like San Mateo and South San Francisco. There is less of a neighborhood feel.

Lumping these small unit developments together would reduce the impact on neighborhoods.  Make it more difficult for investors and foreigners to purchase property in Foster City especially if it will be used as a rental property and not primary residence  Provide plans for small, ATTACHED ADUs, since many properties have small yards.  high rise apartments facing the Bay
 We should focus on the high property tax, helping the middle class and homeowners and not worry about building things that will bringing crime. Lower income housing brings in crime  pollution, and by decreasing loss of open habitat, any city will be able to achieve their GHG reduction goals. Yes, the Housing Element needs to be updated, but it won't be.  For the Valley to be economically vibrant, younger folks need to be able to find affordable housing.

Best is to build rental units – multi-story. Focus should not be towards seniors or low-income. Both have to move out. The economics will not support them. So, replace older 2-story rental units with 4-5 story units.
 Advocate for Bay Area cities to be able to trade/purchase/sell their housing allocations — cities with limited space (like FC) could purchase “offsets” from other cities that have surplus of avail space (e.g., SSF?, RWC?)
 I have been a long-time resident of Foster City and Lantern Cove Apartments and would really like to not have to relocate my family if it gets re-developed. It will also be hard to find new housing that isn’t astronomically expensive and in a highly competitive market if everyone suddenly has to move.  New high-density housing will be built. That's a fact and there's no way we can fight that, no matter how much the great majority of us do not want it. But if you are going to build it, build it in areas where it's not going to screw over those of us who live in the neighborhoods trying to get to the freeways for our commutes. It seems like some proposals believe the fairy tales that people will take public transportation and thus the added cars to the morning/evening commute will not be bad. This is laughable. Public transportation access to FC is terrible and is never going to be an option. We all need to drive and adding units like the big Pilgrim development is screwing the commutes of thousands of us who live in neighborhoods 1-3.
 FC needs to re-evaluate its own image as a bastion of American-style sub-urbanism.

Overemphasizing single-home ownership has resulted in un-walkable long avenues like FC Blvd. and

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 668
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-35
Hillsdale Blvd., 100% car-dependent neighborhoods like Islands, and failing retail plazas like Edgewater Shopping Center.
 We need another grocery store in Foster City, preferably a higher end store.

HOUSING SITES MAP FEEDBACK
The website for the Housing Element Update provided an interactive map where people could post a “Thumb Up” or “Thumb Down” vote for specific sites as well as post comments about sites. Table F-1 has arranged the vote by their sum, i.e., the number of “Thumb Up” minus the number of “Thumb Down” votes so that the sites with the most net positive votes are at the top. (Note: because the mapping software allowed votes to be tagged to any location, if the user did not zoom in first, it appears votes were misplaced and a few of the intended sites could not be identified. These are highlighted in yellow.) Table F-1: Housing Sites Map Feedback
Site Thumb Up Thumb Down
Sum (Thumb Up -
Thumb Down)
Gilead: 1153-1195 Chess Dr. 65 9 56
Sand Cove Apartments-901-973 Shell Blvd 54 1 53
3233-3247 E 3rd Ave - Caltrans 54 12 42
Foster's Landing Apartments: 736 Bounty Dr 49 12 37
Schooner Bay - Cutwater Ln 78 44 34
Beachcomber Apartments/Beach Park Plaza: 1432-1468 Beach Park Blvd 60 31 29
San Francisco Bay Trl (vacant church) 33 4 29
Eaves Apartments 34 6 28
Mariners Point Golf Center 31 5 26
Shadow Cove Apartments 30 4 26
former El Torito: 388 Vintage Park Dr 24 1 23
5A Rent-A-Space: 1221 E Hillsdale Blvd 23 2 21
Lantern Cove - 244 Rock Harbor Ln 53 32 21
Island United Church: 1111 Balclutha Dr 20 0 20
Beach Cove Apartments: 703 Catamaran St 23 3 20
Marketplace Shopping Center-W Parkway Ln/E. Hillsdale Blvd. 32 12 20 Bowditch Middle School/Teacher Housing 19 1 18
Sea Island Townhomes: 1601 Beach Park Blvd 32 15 17
Edgewater Place Shopping Center: 973-987 Edgewater Blvd 29 12 17 Visa: Metro Center Blvd 18 1 17
Spinnaker Cove tennis court parking 18 2 16
LDS church - Shell Blvd. 16 1 15
VISA Hotel Site: 972-988 Metro Center Blvd 16 1 15
Korean Young Nak Presbyterian 18 3 15
The Lagoons Apartments: 611 Bounty Dr 17 2 15
Foster City Pediatric Medical Group: 1295 E Hillsdale Blvd 17 3 14

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 669
APPENDIX F: PUBLIC PARTICIPATION
F-36 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Site Thumb Up Thumb Down
Sum (Thumb Up -
Thumb Down)
823 Magellan Ln 16 1 15
746 Ranger Cir 15 2 13
Moonsail Ln 15 2 13
Foster City Medical Pavilion: 1241 E Hillsdale Blvd 15 3 12 OSH: 1010 Metro Center Blvd 22 11 11
Foster City Quick and Cool: 1111 Triton Drive 11 0 11
KinderCare: 1006 Metro Center Blvd 10 0 10
Water's Edge Apts: 1200 E Hillsdale Blvd 13 3 10
Commerce Park Dental Car: 1289 E Hillsdale Blvd 10 0 10 Laguna Vista Condos 10 0 10
Life Stages Insurance and Financial Services: 989 E Hillsdale Blvd 14 5 9 1261 E Hillsdale Blvd 8 0 8
Hillbarn Theatre: 1285 E Hillsdale Blvd 12 5 7
Chess Drive Office Park: 333 Hatch Dr 7 0 7
751-799 Widgeon St 4 0 4
915 Flying Fish St 4 0 4
Tradewinds Apartments: 1110 Polynesia Dr 10 7 3
39 E Court Ln 2 0 2
611 Bahama Ln 3 1 2
825-833 Arcturus Cir 4 3 1
CA-92 W, San Mateo 1 0 1
Sea Cloud Park 23 22 1
410 Bodega St 1 1 0
Foster Square: 709 Eppleton Ln 1 1 0
Franciscan Apartments: 888 Foster City Blvd 8 8 0
Edgewater Place Shopping Center-Lucky Pharmacy 27 28 -1 919 E Hillsdale Blvd 12 14 -2
Harbor Cove Apartments: 746-789 Edgewater Blvd 10 12 -2 Existing apt buildings on Altair Ave 1 4 -3
Water's Edge Apartments: 1208-1228 E Hillsdale Blvd 7 12 -5 1998 Beach Park Blvd 6 12 -6
Shell Cove parking lot: 606 Aquarius Ln 20 60 -40
Source: Foster City Community Development Department.

Individual comments provided on specific sites are provided in Table F-2, organized into “Housing Pros” and “Housing Cons” for each site. (Note: because the mapping software allowed comments to be tagged to any location, if the user did not zoom in first, it appears some comments were misplaced.)

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 670
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-37
Table F-2: Housing Sites Map Comments
Site Housing Pros Housing Cons
Gilead: 1153-1195 Chess Dr  This has been a travesty and blighted property in town. Unacceptable Behavior
by a Corporate Citizen. They have sat on
it for years driving small businesses out
of Foster City. The gym used to be there,
shooting star video was there. Now
nothing. How many people were forced
into retirement here. So sad. It better be
mixed used and Gilead better have a
PLAN.
 Unions like housing: How about the
union work with us to house some key
union workers?
Sand Cove Apartments: 901-
973 Shell Blvd
 Fix the waterfront. Encourage them to
upgrade to mixed use.
 Incentivize water front use. Should try to
work with them to add a community use
to water front. Mixed use. Anything to
engage our waterfront in Foster City.

Port of Call was a loss and we want to
encourage more of that use. It is what
makes FC special.

Caltrans: 3233-3247 E 3rd Ave  Why not here?
Foster's Landing Apartments:
736 Bounty Dr
 Vacant land for development
 Would be nice to have mixed use. Protect
the low income tenants from
displacement.

Schooner Bay: Cutwater Ln  yes if they will commit to doing it then do it but if they won't commit that is an
issue. get a commitment to an 8 year
timeline.
 First this is open space, parklike. That is
precious in FC. Respect it as park if you
respect others. Respect the original
Master Plan, this space is supposed to be
used to connect to Redwood Shores and
with the Redwood Life project in the
works FC should be working to complete
that vision.
 There is some concern that Schooner Bay
and Lantern Cove are too far from retail to
easily support more housing. Some light
mixed retail (e.g. a 7-11) could help
alleviate that, especially if a bridge
(vehicular or pedestrian) was made to the
Redwood LIFE Campus to serve the
workers there. ++ First this is open space,
parklike. That is precious in FC. Respect it
as park if you respect others. Respect the
original Master Plan, this space is
supposed to be used to connect to
Redwood Shores and with the Redwood
Life project in the works FC should be
working to complete that vision.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 671
APPENDIX F: PUBLIC PARTICIPATION
F-38 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Site Housing Pros Housing Cons
Beachcomber Apartments/
Beach Park Plaza: 1432-1468
Beach Park Blvd
 Redevelopment
 Wall goes up, housing goes up. The Sea
Wall necessitates higher housing here.

Give people a view of the bay! Protect
the existing Tenants
 Height limit. Good candidate for
redevelopment, but without increasing
the height limit on Beach Park there's
not much gain in housing.
 You will never get revitalized businesses
when any landlord believes that they can
turn it into all housing. Mixed use perhaps
but protect our few remaining
restaurants.

San Francisco Bay Trl (vacant
church): 1130 Balclutha
 City has discussed this in past. If not
environmentally possible something
should be done with it to make it usable
space by the community.
 Repurpose for housing
Eaves Apartments
Mariners Point Golf Center  How much is this worth 1 Billion? 2 Billion? Such opportunity. here. The
city should not sell the land. Long term
land lease with revenue generation.

World class kiteboarding. All buildings
designed to use, route and work with the
wind. The golf course is run by a family
that runs all the local 'public' golf
courses. They have HUGE mansions in
Hillsborough. This is a waste. It should be
a towering jewel by the bay for Foster
City. Not a sad water hungry elitist
paradise.
 Try 3233-3247 E 3rd Ave or 2431-2499 E
3rd Ave instead. Not golf.

Shadow Cove Apartments
former El Torito: 388 Vintage
Park Dr
 Save our Restaurants. Don't subsidize
biotech land speculators. Build housing
with restaurant.
5A Rent-A-Space: 1221 E
Hillsdale Blvd
 Nothing should be built on the water that
isn't mixed use. If rebuilt it must embrace
the water with mixed use, finished spaces.

No empty 1st floors like at the Triton.

Build as much density as you want to pay
for the 1st floor mixed use that needs to
be finished and occupied before the
residential gets occupancy
Lantern Cove: 244 Rock Harbor
Ln
 There are 4 million square feet of offices
being built at Redwood Life. This is the
best and most safe place to get to
Caltrain in all of Foster City by bike. Will
their water features help pay the water
needed for development? It should be
more. Would be nice to provide the
community in the area some community
benefit to get local buy in.
 Not near major roadways or other
businesses in the city, and the access road
is only two-lane for a long stretch and
lined with houses.
 Sufficiently dense already. Adding more
housing to this area will increase traffic on
Port Royal and make Biscayne even
busier. There are already cars that treat
Biscayne like a drag strip.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 672
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-39
Site Housing Pros Housing Cons
Island United Church/Korean
Young Nak Presbyterian: 1130
Balclutha Dr
 These are poorly cared for and ugly. Poor
use of space with the parking. Densify
here.
 Empty Lot, walking distance to services
and transit, work with Church to make
something here and give the church a
permanent source of funding and
perhaps clergy housing.

Beach Cove Apartments: 703
Catamaran St
 Redevelopment
Marketplace Shopping Center:

W Parkway Ln/E. Hillsdale Blvd
 Vacant/underutilized office buildings.

Repurpose for housing
 Metro Center needs to be encouraged to
re-envision the area. It is absurd to have
this much lagoon front parking. There is
opportunity to dream big here. Perhaps
listen to former council candidate Mark
Farren on it.

Bowditch Middle School/
Teacher Housing
 As long as it is being rebuilt how about
making it MUCH bigger and having some
teacher housing? We need teachers in
our community.

Sea Island Townhomes: 1601
Beach Park Blvd
 This proposal is low density <15dua. the
existing use is supposed to be public
benefit. the density should be at
minimum equal to other sites in town
and have a public benefit such as what
former mayor Catherine said about a
pre-school
Edgewater Place Shopping
Center: 973-987 Edgewater Blvd
 Failing Center. Needs to be rebuilt. Keep
the small business but it needs to be a
crown jewel of foster city. A boardwalk
on the water. Housing above. The owner
needs to improve it. So sad this space.

Build it in sections to minimize impact to
businesses.
 Don't destroy successful and well used
local businesses for housing. We rejected
previous development ideas. Keep
businesses here
 Recently remodeled. Unreasonable to
think they will tear it all down to build
housing. Perhaps parking under housing,
lots of parking lots!
 Low capacity, long distance from
resources, high opportunity cost in
shutting out the possibility of linking FC
with Redwood Shores. There are better
options elsewhere.
 Preserve the last commercial waterfront.

For a preview of what Edgewater
Shopping Center could be like, just look at
the space where Port O'Call shopping
center use to be. Dense housing within a
sidewalk's distance to Hillsdale. Public
access to the lagoon edge only by going
through the residences. Businesses here
and all around Foster City need to be
supported by non-residents to be

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 673
APPENDIX F: PUBLIC PARTICIPATION
F-40 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Site Housing Pros Housing Cons
successful. Edgewater Place has a much
nicer setting that where the Fish Market
is, and they do well.

Visa: Metro Center Blvd  Could FC do something to entice Visa to better use this parking? San Mateo has
the buildings next to it to become all
housing.

Spinnaker Cove tennis court
parking
 Why not approach this parking lot about
better use?
LDS church: Shell Blvd.

VISA Hotel Site: 972-988 Metro
Center Blvd
 If it doesn't become hotel get started
with plan B. Nothing seems to be
happening. If Hotel is failure then
streamline a plan B FAST
The Lagoons Apartments: 611
Bounty Dr
Foster City Pediatric Medical
Group: 1295 E Hillsdale Blvd
 Tenant has already said they have no
intention of ending use on a long term
lease. This makes it not suitable for
housing per state law.
823 Magellan Ln  Parking < People. Approach the church perhaps work with them to use this
parking better?
746 Ranger Cir  Work with School District to densify
school and build some teacher housing.

Use this exit for cars in and out.

Moonsail Ln  So much parking. Is it used? could church use revenue? Perhaps housing to help
them make ends meet?
Foster City Medical Pavilion:
1241 E Hillsdale Blvd
 Repurpose or development.

Underutilized office buildings.

OSH: 1010 Metro Center Blvd  It is my understanding this owner is uninterested in housing and want to do
grocery high end exp with the large
amount of parking under the power lines.
natural use and location. If anything it
must be mixed use.

Foster City Quick and
Cool:1111 Triton Dr.
 Has a for lease sign; isn’t it empty?
KinderCare: 1006 Metro Center
Blvd
 Daycare must be protected. We need
more daycare in FC. Desperate.

Water's Edge Apts: 1200 E
Hillsdale Blvd
 This complex is updated recently, it is
unreasonable to expect them to rebuild
over the next 8 years.

Commerce Park Dental Care:
1289 E Hillsdale Blvd
Laguna Vista Condos
Life Stages Insurance and
Financial Services: 989 E
Hillsdale Blvd
 Metro Center a Sea of Parking with a
Lagoon View
 These buildings have tenants, have recent
remodels, and to do housing would
require a full gut. Bedrooms need

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APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-41
Site Housing Pros Housing Cons
windows and commercial buildings are
not well suited.
1261 E Hillsdale Blvd
Hillbarn Theatre: 1285 E
Hillsdale Blvd
 Use vs benefit: Perhaps time to consider
housing here?
Chess Drive Office Park: 333
Hatch Dr
 Repurpose for housing
751-799 Widgeon St  Near Gull Park. Also perfect for "missing middle housing" so middle-class families
can raise their children here, even if they
can't afford a $2 million home.
915 Flying Fish St  Quiet street that is walking distance to Gull Park and a playground. This is the
perfect place for townhomes and plexes,
so that children can walk to amenities.

Tradewinds Apartments: 1110
Polynesia Dr
39 E Court Ln  Outstanding location. Central location
surrounded by retail, recreation, transit,
jobs. Great candidate for mixed use
retail. My hunch is that the few tenants
can be incentivized to relocate to one of
the several office buildings that are less
than a block away. One of my favorite
locations for housing.
611 Bahama Ln  Good place for kids to live and walk to the fields.
825-833 Arcturus Cir  Townhomes here would be a lot more affordable than detached homes and
would let more children walk to the park.

CA-92 W, San Mateo
Sea Cloud Park  Better use? Could we have housing here? 410 Bodega St  Near great playground. Great place for
townhomes and plexes so children can
walk to the park.

Foster Square: 709 Eppleton Ln
Franciscan Apartments: 888
Foster City Blvd
 FC uses Neighborhood 1 for all housing
development. FC has a duty to AFFH.

Putting everything in one neighborhood is
a failure at that.

Edgewater Place Shopping
Center-Lucky Pharmacy
 don't destroy successful and well used
local businesses for housing. We rejected
previous development ideas. Keep
businesses here
919 E Hillsdale Blvd
Harbor Cove Apartments: 746-
789 Edgewater Blvd
Existing apt buildings on Altair
Ave
 Redevelopment
Water's Edge Apartments:
1208-1228 E Hillsdale Blvd

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 675
APPENDIX F: PUBLIC PARTICIPATION
F-42 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Site Housing Pros Housing Cons
1998 Beach Park Blvd
Shell Cove parking lot: 606
Aquarius Ln
 Boat parking < People living. Seems like
a waste to have this parking here. Good
place for more people.

Source: Foster City Community Development Department.

PUBLIC MEETING COMMENTS
The first community workshops on September 28, 2021 (virtual) and September 30, 2021 (in-person) utilized breakout rooms and small in-person group discussions to gather community feedback.During breakout rooms discussions, participants were encouraged to give feedback on Foster City’s key housing needs and challenges. Participants answered five questions after receiving a presentation about the Housing Element update. The feedback received during these discussion groups is listed below.

1. What are most important aspects Foster City should consider in planning for state-mandated approximately 1,896 homes?
 Green Spaces: Some residents expressed that it was important to them to consider green space when deciding where to allocate housing. Climate change, quality of life, spaces for children at parks, and protecting wetlands are all reasons that Foster City residents prioritize preserving parks. Some mentioned building along the edge of Foster City or building “up” was preferred over building over green spaces.
 Building Near the Coast: Building near the coast, near the levee, is an important thing Foster City residents want to consider, especially if people build on the golf course. The City may run into issues where you can only build so high. Building near coast can also interfere with the existing wind conditions.
 Infrastructure: Residents expressed how Foster City has a limited amount of space, and not as much buildable land compared to the neighboring cities. Some feel the existing infrastructure cannot support the increase of population in Foster City. As we add more homes, it will be important to fulfill the water needs of new developments, and consider the impact on schools, traffic, safety, utilities, sewage facilities, parks, shared recreational areas like libraries, traffic, emergency services, and roads. Residents want “smart growth” and sustainability. Some mentioned wanting to slow down and wait to see impacts of ongoing development before planning more and assess whether the development accomplished intended goals.
 Safety: Some residents are also concerned about a levee breach, evacuation routes, the impact of new development on emergency services, and congestion in traffic for evacuation routes.  Transportation and Traffic: Traffic access to the city is also important to consider. There are only two ways to get in and out of the city, and Foster City is land-locked with the bay making transportation in emergencies challenging. There is not sufficient public transportation, and residents expressed a desire for more transit capacity to match new housing, including diverse mobility options and prioritizing new housing near transit. Reliable, fast, and safe buses are desired.

Specific areas of traffic congestion and unsafe driving practices such as rolling stops that were

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mentioned include the golf course, and the redevelopment at Lantern Cove– Edgewater and Port Royal.
 Space Availability: Some said they moved to Foster City because they wanted more space per person. Foster City is an island with limited space, and some feel the City is “build out” with limited room for growth beyond into the open spaces and parks.
 Culture: Residents want to rehabilitate existing land and grow, but without changing the core values of what makes Foster City special. Residents mentioned that green space, existing amenities, family values, suburban culture, beautiful housing designs, and a master planned community feel is what makes Foster City feel like home. However, others mentioned it is important to be specific when using terms like character, and Foster City should think about who they want to welcome to the community within 5-10 years (targeting existing residents, people who grew up here and would like to move back or stay, or incoming residents). Some felt is was important to optimize the diversity of people that can stay in the city and help resist the drop-off for longtime residents or people who grew up in Foster City. There was a general concern that Foster City will lose local control over the state’s priorities.
 Walkability andAccessibility: Many want to maintain walkability and ensure accessibility to all parts of the City as part of the character of a suburban family-friendly walkable city.  Housing Development: Affordable housing is important to Foster City residents and targeting sensitive population groups is a crucial part of that. Foster City residents mentioned several ideas for how to meet RHNA targets, including using existing houses and renting out empty rooms, and converting commercial buildings or vacant offices to housing. Beyond meeting RHNA plans, Foster City residents expressed concern about the likelihood of development, especially affordable housing.

Some hoped the City could explore creative financing strategies to make affordable housing development pencil out for developers. Some felt it was difficult to meet RHNA with limited local funding following the dissolution of redevelopment agencies.  Jobs: Some residents hoped that the costs brought by additional development could be offset by employers to achieve more equitable cost sharing. They suggested additional development fees could be a way to address infrastructure issues. But it was also noted that there is a need to balance those costs to businesses in the effort to remain competitive in the local economy. Others worried about a loss of jobs: adding units may take away jobs located in the city, which alters the City’s tax base. One resident told the group that due to rent decreases from the pandemic, their family and others were able to be closer to their worksite in Foster City and reduce cars on the road commuting; affordable housing in the city has benefitted her family.

2. When you think of the needs for improvement in the existing housing stock in Foster City, what comes to mind?
 Affordability: The need to consider who we’re building housing for, and what price points. Special needs groups should be prioritized, including seniors. Homes near El Camino Real in particular are not affordable enough.
 Tradeoffs: What are we willing to give up to make up for lack of housing for specific housing demographics? Residents know it will be difficult to address low and extremely low when the market is growing exponentially. Affordable housing needs to be subsidized and Foster City will need to add more infrastructure with every new home. Specific areas that residents are willing to trade off for

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new housing are underutilized commercial and office space, using vacancy taxes to lower vacancy rates especially for office buildings, utilizing existing low-density retail for mixed use development and adding more units to existing multi-family developers, and building housing vertically rather than expanding into open space.
 Safety and Sustainability: Both should not be an afterthought, especially with earthquake risks and limited ways to exist the City. Existing neighborhoods also need code enforcement.  Aesthetics: Residents don’t necessarily want to stop building, but want growth in a fashion that respects local character and is aesthetically pleasing. Specifically, some were disappointed with the aesthetics of housing near El Camino and felt it looks like prisons; would like to see more creativity in how the buildings/homes look. Designs meant to fit as many people as possible looks tacky to some and some suggest more townhouse styles, more variety, less high density, and restricted heights.  Constraints: A lack of land, insufficient space, and lack of infrastructure all make it challenging to construct or develop new homes.

3. What type of housing would you prefer in Foster City when planning for state-mandated 1,896 homes?
 Density: To meet RHNA, many felt the only way would be to build higher density housing in a high rise format. Apartments, workforce housing, and mixed use buildings are needed, and higher densities make developers more likely to include affordable units. Five or six stories seemed ideal to some, with amenities added to high-rises. Some felt we should add height to existing two story buildings. However, some fear that developers will buy the single family houses and turn them into multi-family houses.
 Preserve Community Character: Residents want to preserve the neighborhoods we have and ensure that the type of building matches the neighborhood and are distinguishable from other parts of the Bay Area.
 ADUs: Residents hope that ADUs can help supplement RHNA, but there is a lack of knowledge and education about ADU feasibility overall in Foster City.  Condos, Townhomes, and Missing Middle: These are all forms of housing that many Foster City residents would prefer, due to the ability to build equity increased pride and ownership in the community in owner-occupied units, and a general fit with the existing community. Duplexes, triplexes, fourplexes, and other missing middle housing types are also likely to fit in with the neighborhood and are a good opportunity for workforce housing.  Mixed Use: Mixed-use developments were mentioned several times as a way to ensure residents have amenities and due to the opportunity to convert underutilized nonresidential uses to mixed use residential and create a better jobs/housing match.
 Other: Other priorities people mentioned were wanting overall variety in housing types, transitoriented development, concern for overpopulated schools, investors purchasing single family units to convert to multi-family, renting out rooms in existing homes, ensuring that essential workers have the option to live in Foster City, and some disagreement with the RHNA numbers being too high.

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4. Where would be most appropriate places to accommodate state-mandated 1,896 homes in Foster City?
 Parks or Golf Course: Many did not want to build on the golf course, as it is far out from the city, no wind shelter, and is well-used recreation for all (especially seniors). Most also did not want to build on parks or green spaces, although some felt it would be appropriate to consider some green space as developable.
 Repurposing Commercial: Especially with more people working from home or hybrid, many feel that repurposing office and commercial buildings is the best bet for Foster City. There could be opportunities for mixed use: shopping or offices on the bottom, and housing on top. Additionally, residents felt that some large companies should be providing housing for their employees. Specific sites mentioned include near the Safeway, the Lucky shopping center, Visa offices, and Parkside towers.
 Infill/Upzoning Existing Residential: Residents don’t want to build housing so far out of the city that they’re not part of the city. Many hope the City will add more housing on existing housing sites, and intensify residential uses in existing neighborhoods (e.g., more duplexes/triplexes, other subdivisions, ADUs, and adding more floors to underutilized multifamily units).  OSH/Costco Area: Many mentioned that this would make a good site, although someone mentioned that the OSH property is owned by Ace who is not likely to sell. This area is close to freeways and public transit, and the hotel site across from Costco should be reevaluated for housing.  North of 92: A private property north of 92 was also mentioned by a few people.  Other: There was general concern about displacement, not enough focus on homeless, a lack of shopping centers in the city, and using a gas station as a potential site, as well as adding homes to Lantern Cove or Schooner Bay, or building a bridge to Redwood Shores.

5. What concerns do you have about housing in Foster City?  Safety and Sustainability: Density and the challenges that can present in emergency response are a concern, as well as sea level rise.
 Parking: Wanting to maintain parking requirements while still increasing transit opportunities.

Stacked parking garages are needed.
 Infrastructure and City Services: Increasing density, pay attention to increasing public accessibility to water, school quality and capacity, the need for additional police and firefighters, the community, parks, safety, and good schools, and ferry service for mass transit.  Affordability: There is a need for workforce housing. The City should partner in the development of units (e.g., mixed-income housing with City supplementing finances using any remaining budget) and buy up both market- and affordable units and subsidize at a profit  Community Character and Local Control: Some felt that decisionmakers are not listening to community members at both the state and local level, especially in regards to the vote held on housing at the golf course.

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ADDITIONAL PUBLIC COMMENTS
Emails and letters received throughout the Housing Element Update process are included or summarized below.

HOUSING ELEMENT PUBLIC COMMENTS RECEIVED 11/19/2021 – 4/25/2022 2021-11-19: Gita Dev, Loma Prieta Sierra Club, letter
2022-02-25: Helen Schwab email
2022-03-02: Helen Collins email
2022-03-02: Mary DeLong email
2022-03-02: Eva Hess email
2022-03-02: G.H. Dababo email
2022-03-02: Kalisha Webster, Housing Choices, email
2022-03-02: Housing Choices letter
2022-03-02: Amit Saini email
2022-03-02: Colin Gould email
2022-03-21: Wendy Gifford, Gilead, letter
2022-03-24: Greg M. Galli, Woodmont Companies, letter
2022-04-06: Thomas Leach, Essex Property Trust, Inc., letter 2022-04-08: Vincent Curci letter
2022-04-08: Resham Haddox, Caltrans, email
2022-04-11: Housing Choices, Developmental Disabilities Comments for Foster City Housing Element 2022-04-11: Resham Haddox, Caltrans, email
2022-04-25: YIMBY Greenbelt Alliance letter

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1 Leslie Carmichael
From: Marlene Subhashini
Sent: Friday, February 25, 2022 12:37 AM
To: Leslie Carmichael
Cc: Monica Ly
Subject: Fw: 🔷🔷 Lantern Cove and/or Schooner Bay Apartment Homes Complexes ~ Proposal to Tear Down buildings & build new Housing
Leslie - This would be relevant to include in the public comments for the March 2 Joint PC/CC meeting. Instead of attaching to the staff report, we can attach it to public comments. Can you also please respond to Ms.

Schwab and cc me in your response? Thanks.

Marlene Subhashini
Community Development Director | City of Foster City
Planning/Code Enforcement and Building Division
650-286-3239 | www.fostercity.org | CDD
610 Foster City Boulevard | Foster City, CA 94404
Subhashini <[email protected]>
From: Helen Schwab
<[email protected]>
Sent: Tuesday, February 22, 2022
5:52 PM
To: [email protected]
<[email protected]>; Marlene
Subject: ♦ Lantern Cove and/or Schooner Bay Apartment Homes Complexes ~ Proposal to Tear Down buildings & build new Housing
Good evening,
Thank you for your recent return phone call to me. It was much appreciated where we discussed there are no current plans to redevelop the Schooner Bay property at the end of Edgewater.

I have since looked at the City's housing plan/ development map that seems to include the Schooner Bay property for redevelopment, even though Equity Residential has not submitted plans regarding same.

I tried to make a comment objecting to this on the City's new interactive map, but was unable to do so, even though I was signed in. I also could not see anyone else's comments.

Please accept my comments and objections on these proposals as set forth below, since I could not get them to the City's website.

To the City's Planning Committee & the Foster City, City Council:
"Please stop any housing projects aimed at destroying/redeveloping the communities at Schooner Bay or Lantern Cove where thousands of residents stand to be displaced by tearing down many apartment buildings at both locations. The beauty of these living areas already accommodates multiple family housing buildings, but still affords green spaces and a high quality of life. Traffic; safety; years of construction; displacement of many hundreds of residents; and significant increases in water usage when our area is in extreme drought, are all primary issues of great importance. "The same analysis that is under consideration for Lantern Cove changes to that community, applies to prospective similar changes at Schooner Bay where hundreds more residents would be displaced;significantly increased traffic, huge

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water usage increases, years of construction, negative impacts on children and other residents would be the same result.
"Equity Residential owns both Lantern Cove & Schooner Bay properties. We all live in Foster City for the quality of life here, not because anyone desires a more densely populated city with residents living in concrete boxes stacked on top of one another to accommodate a 25% increase in population. Foster City has already built too many of these stacked apartment buildings. Any further dense population plans should only be considered near the commercial centers in Foster City (e.g., Orchard Supply area) and not in well established residential neighborhoods here (such as Sea Cloud; Schooner Bay; Port Royal; Alden Crossing; Lantern Cove; Sea Colony; Williams Landing.) There are hundreds of residents objecting to these plans for the same reasons as service forth herein above." Thank you,
Helen S.

Schooner Bay Resident

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From: HELEN COLLINS
To: Foster City Public Comment
Cc: HELEN COLLINS; [email protected]; Yelena Cappello; Priscilla Schaus; Laurie Rith; Rob Lasky; Aaron Siu; Austin Walsh Subject: Apartments for Seniors immediately
Date: Wednesday, March 2, 2022 5:30:58 AM
Hello
Foster City has two Senior Housing apartment complexes, Metro Center and Alma Point. Both waitlists are closed and have been for 10 to 6 years respectively
Seniors who live in Metro pay 30% of theirsocialsecurity income for rent, Alma Point charges 50% ofseniors meager social security check.

The only options FC Seniors have now is to apply for BMR apartments and hope to get selected from the lottery.

The lottery has a priority list but does not give any benefit to FC Seniors who love Foster City and call Foster City their home.

The BMR apartments charge about $1600 a month for a one bedroom. Seniors can not afford this rent even if they are selected to apply.

Come on Foster City, we can do better for our Senior population.

It has been suggested that Seniorslook in other citiesto live, however, if they do that they are placed on the bottom of that cities waitlist, the lowest tier.

I suggest that FC put Senior Citizens as a priority on the lottery for BMR unitsso they can possibly continue to live in Foster City and charge 30-50% of their monthly socialsecurity especially those displaced by the ending of BMR at one of the complexes in FC.

I’ve been on BMR for 25 years and would love to remain in Foster City since it’s my home.

Hopefully. My information is correct but I’m sure you willsee Seniors are unable to afford the high rents. Seniors who are alone and struggling. It’s very stressful.

Thank you for the opportunity to voice my concerns
. Helen C

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From: Mary Delong
To: Foster City Public Comment
Cc: [email protected]; Yelena Cappello; Priscilla Schaus; Laurie Rith; RobLasky; Aaron Siu; Austin Walsh
Subject: Comments from Kids Connection for the May 2nd meeting Date: Wednesday, March 2, 2022 1:02:55 PM
Dear Members of the Committee,
I am the Executive Director (and owner) of Kids Connection which is located at 1998/1970 Beach Park Blvd in Foster City. I noticed that the building at 1291 E. Hillsdale is up for discussion at tonight's meeting. I also currently lease 2 spaces (units 207 & 209) in that building. So my comments are as a tenant as well as a neighbor of one of the buildings under consideration.

I have a 5 year lease, with an option to renew for an additional 5 years at the 1291 space. ThusI have the option to continue to use the space through 2029. We actively use that space, and are sincerely hoping to for years to come. So thus, I plan to use it throughout the full option, and would expect to wish to renew after that. Additionally, I have spoken to the landlord multiple times about potential expansion opportunities to use more of the space going forward.It is the building directly next to our school, and thus is it the ideal spot for us to have additional space as allowable. Currently we use it for administrative space, but are open about using it for more as improvements are made.

Additionally, the impact of a major housing construction project immediately next to our school would be significant. We have elementary and preschool students who would have their learning interrupted by noise, debris, dust, parking limitations and all of the things that would come with a project of this nature. It is our sincerest hope that for both of these reasonsnoted above, that the site at 1291 E.

Hillsdale not be part of the future housing plans.

As the committee is planning for the future, we would also like to include consideration of allowing Kids Connection Elementary (1998 Beach Park Blvd.) to expand the allowable lot coverage. The last couple of years have been monumental in education, as we all know. As aprivate elementary school, the demand for what we offer has grown significantly. If we were able to just square off the building (adding the size of 1 classroom to our footprint) we could increase our offerings to our students, the majority of which reside in Foster City.

I want to thank the committee for listening to our input and I welcome the opportunity to provide additional information and answer any questions you may have.

Sincerely,
Mary DeLong
Executive Director
Kids Connection
1998 Beach Park Boulevard
Foster City, CA 94404 Office:
650.578.6691
Direct: 650.542.7863
Fax: 866.306.8855
Meeting: https://calendly.com/mdelong

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From: Eva Hess
To: Foster City Public Comment
Cc: [email protected]; Yelena Cappello; Priscilla Schaus; Laurie Rith; RobLasky; Aaron Siu; Austin Walsh
Subject: Joint Council - Planning Commission Meeting: 3/2/2022 Date: Wednesday, March 2, 2022 1:53:37 PM
Foster City has the highest density in our area (see figure 2 chart) https://www.towncharts.com/.../Foster-City-city-CA...

Foster City politicians claim that the reason they refused to challenge the State HousingMandates and are trying to cram 1,896 more units into our over-built city is to create affordable housing. If this is true, then why is the Planning Commission proposing that the Council:

1. Lower the percentage of affordable units?*

2. Allow developers to pay a fee instead of providing affordable housing?** * It looks like the Affordable Housing Overlay (AHO) *Reduces* the percentage of affordableunits from 20% to 15%.

The City's response to a resident's comments from the meeting: "The AHO allows the developer to provide 15% Below Market Rate Units (4% Extremely Low, 4% Very Low and7%Low units) whereas the City’s standard policy would require the developer to provide 20%Below Market Rate units (10% Very Low, 5% Low and 5%
Moderate)."
~See Public Comments, page 29~
https://fostercityca.civicclerk.com/Web/Player.aspx...
** It appears our Planning Commission is asking the Council to allow developers to pay a fee in lieu of providing affordable housing. Is the fee low = favorable to developers? https://www.fostercity.org/.../2022-03-07_ahoz-iz-fee_cc...

City politicians 'Talk' about affordable housing, but your *Actions* say: "We work for developers."
Eva Hess
Alden Crossing

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From: G. Dababo
To: Foster City Public Comment; Marlene Subhashini
Cc: [email protected]; Yelena Cappello; Priscilla Schaus; Laurie Rith; RobLasky; Aaron Siu; Austin Walsh
Subject: 1601 Beach Park Blvd. Site
Date: Wednesday, March 2, 2022 2:13:58 PM
Hello and Good Afternoon;
My name is G. H. Dababo. I represent the owners of 1601 Beach Park Blvd., the former church facility. We agree and support staff recommendation on the site selection as a potential location for housing.

We are happy to help.

G. H. Dababo

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From: Kalisha Webster
To: Foster City Public Comment
Cc: Jan Stokley; [email protected]; Yelena Cappello; Priscilla Schaus; LaurieRith; Rob Lasky; Aaron Siu; Austin Walsh
Subject: Public Comment for Discussion on the Preparation of the Housing Element Update for the 2023-2031 Planning Period
Date: Wednesday, March 2, 2022 4:00:46 PM
Attachments: Foster City Public Comment 3.2.22.pdf
Please find attached Housing Choices submission for public comment for tonight's joint Planning Commission and City Council Housing Element study session.

Thank you,
We have moved! Please note the new office address!
This e-mail message is intended only for the named recipient(s) above and is covered by the Electronic Communications Privacy Act 18 U.S.C. Section 2510-2521. This e-mail is confidential and may contain information that is privileged or exempt from disclosure under applicable law. If you have received this message in error please immediately notify the sender by return e-mail and delete this e-mail message from your computer.

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March 2, 2022
Re: Public Comment on Discussion on the Preparation of the Housing Element Update forthe 2023-2031 Planning Period
Dear Council Members and Commissioners,
On behalf of Housing Choices, I am submitting public comments on potential programs andpolicies that the city can adopt to meet the housing needs of Foster City residents with developmental disabilities as required by the Department of Housing & Community Development Housing Choices provides housing retention and navigation services for San Mateo County residents with developmental and other disabilities who require supportive services funded bythe Golden Gate Regional Center in order to live independently.

While the main component ofincreasing accessibility for a person with a developmental disability is supportive services another major barrier to housing access for a person with a developmental disability is cost.

Foster City has a responsibility not simply to assess the housing needs of people with developmental disabilities but also to create policy, zoning, program and other changes that makeit more feasible for affordable housing developers to include people with developmental disabilities in their housing in coordination with the supportive services available from the Golden Gate Regional Center. Currently, only 2 of the nearly 100 adults with developmental disabilities living in Foster City have been able to transition into independent living. The City’s lack of progress in meeting the housing needs of people with developmental disabilities since thelast Housing Element demonstrates the need for policies and programs that specifically incentivize inclusion of people with developmental disabilities in affordable housing with coordinated services provided by the Golden Gate Regional Center. ● Establish and monitor a quantitative goal. Tracking the City’s success in housing people with developmental disabilities is essential to determine whether policies and programs are having an

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● effect in overcoming historic patterns of discrimination and exclusion of people with developmental disabilities from affordable housing. A goal of 25 new Extremely Low-Income housing units for Foster City residents with developmental disabilities over the period of the2023- 2031 Housing Element would represent meaningful progress towards the total unmet housing need of this growing special needs population.
● Target City-Owned Land, Land Dedicated to Affordable Housing under the Inclusionary Ordinance and City Housing Funds to Meet City-Specific Priorities. City-owned land, land dedicated to affordable housing in lieu of providing affordable units under the inclusionary ordinance, and city housing funds are often essential to the development of affordable housingthat is financially feasible in high-cost Foster City. In creating guidelines for the scoring of any competitive request for proposals for these scarce resources, the City should grant additional points to affordable housing projects that address the housing needs of Foster City residents who are most difficult to house under existing state and federal housing finance programs--for example, by prioritizing proposals with a higher number of extremely low income units or that make a percentage of units subject to a preference for identified categories of special needs people who would benefit from coordinated onsite services, including but not limited to people with developmental disabilities who benefit from services of the Golden Gate Regional Center. ● Offer Developers Additional Alternatives Under the Inclusionary Ordinance. Most adults with developmental disabilities and other special needs groups on fixed incomes, are unable to satisfy minimum income requirements for the Lower Income units currently required under the city’s inclusionary ordinance. California law (AB 1505, the “Palmer Fix”) explicitly allows cities to adopt inclusionary housing ordinances that address a range of income levels from moderateincome to extremely low-income. The City should take advantage of this authority to make its ordinance more responsive to local needs by offering developers of market rate housing an alternative means of compliance with the city’s BMR program if deeper levels of affordabilityare targeted, such as by allowing a lower percentage of units to be set aside if they are affordable to Extremely Low Income households. This same alternative can be extended to projects that make a percentage of units subject to a preference for identified categories of special needs people who would benefit from coordinated onsite services, including but not limited to people with developmental disabilities who benefit from services of the Golden Gate Regional Center. Such a menu would address a broader range of Foster City housing needs, while giving developers more options for meeting the inclusionary requirement.
● Reduce Parking Requirements for People with Developmental and Other Disabilities. Adults with developmental disabilities have reduced parking needs because they rarely have a driver's license or own a car. This may also be true of other categories of people with disabilities. The City should revise its ordinances to limit parking required for affordable units for people with developmental disabilities to .5 space for each affordable studio or 1 bedroom unit and 1 space for an affordable 2 bedroom unit or larger. A similar reduction should be considered for physically accessible units required to be included in affordable housing. ● Local Density Bonus Concessions. The state density bonus law incentivizes the production of housing at the Low and Very Low Income level. But in counties like San Mateo County, with the highest Area Median Income in the state, these incentives reward the targeting of income levels

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that effectively exclude the many people with disabilities and seniors living on fixed incomes well below the Very Low Income target. Above and beyond the density bonus guidelines mandated by state law, the City should provide additional concessions and incentives to enable affordable housing developers to address the city’s most difficult to achieve housing priorities, including for example, projects with a percentage of extremely low-income units and/or projects that make a percentage of units subject to a preference for identified categories of special needs people who would benefit from coordinated onsite services, including but not limited to people with developmental disabilities who benefit from services of the Golden Gate Regional Center. ● Affirmative Marketing of Physically Accessible Units: Developers are allowed to affirmatively market accessible units to disability-serving organizations in San Mateo County (i.e. Golden Gate Regional Center, Housing Choices Coalition for Person with Developmental Disabilities, Center for Independence of Individuals with Disabilities and others) but rarely take this step. Affirmative marketing is particularly needed by people with developmental disabilities who, because of cognitive, communication and social impairment, may rely on housing navigation services funded by the Golden Gate Regional Center to learn about and apply for affordable housing. ● Extremely Low-Income Accessory Dwelling Units. As part of a larger plan to increase the supply of Accessory Dwelling Units (ADUs), the City should consider creating a financing program for homeowners who build ADUs and rent them for at least 15 years at Extremely Low Income rent levels or that are subject to a preference for identified categories of special needs people who would benefit from coordinated onsite services, including but not limited to people with developmental disabilities who benefit from services of the Golden Gate Regional Center. ● Affirmatively Further Fair Housing. Not only is disability the highest-ranked source of Fair Housing complaints, a growing body of San Mateo County data indicates that Black, Indigenous and other People of Color (BIPOC) with disabilities experience higher rates of housing discrimination and severe rent burden than either BIPOC without disabilities or whites with disabilities. Currently Foster City offers its residents exceptional employment, educational and social opportunities but the severe shortfall of Extremely Low Income units means that Black, Indigenous and People of Color--particularly those with disabilities--are too often excluded from enjoying those community assets. Multiple barriers including high land and construction costs and limited funding make it difficult for developers to produce Extremely Low Income units that will overcome such disparities. Policies that lead to increased production of Extremely Low Income units, as well as city staff dedicated to implementing and overseeing those policies, will Affirmatively Further Fair Housing in Foster City and decrease displacement and homelessnessness for the most at-risk Daly City residents Sincerely,
Kalish Webster
Kalisha Webster, Housing Advocate
email: [email protected]

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 693
APPENDIX F: PUBLIC PARTICIPATION
F-60 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
From: Amit Saini
To: Foster City Public Comment; City Council
Cc: Marlene Subhashini; Priscilla Schaus; Kevin Miller; [email protected]; Yelena Cappello; Laurie Rith; Rob Lasky; Aaron Siu; Austin Walsh
Subject: Feedback on housing element plan
Date: Wednesday, March 2, 2022 4:39:49 PM
Dear Councilmembers & Planning CommissionThank you for your service to our city.

You have before you some of the most important changes that Foster City will undergo sinceits founding.

Rather than comment on the choice of specific sites, I urge the council & planning commission to form some guidelines and principles on how each site should be evaluated and scored, which includes variables such as:

1. Proximity to exists, larger-sized roads or transit

2. Ability to eliminate parking minimums from certain sites (each unit = 2 cars on our streets)

3. Potential to establish park & ride facilities near a logically arranged group of sites

4. Potential to run city shuttles

5. Potential to establish more retail, downtown-type facilities near grouped sites

6. Impact on mitigating middle school overcrowding (Bowditch is running at 1100+ students - larger than a HS)

7. Impact of neighborhood disruption
I believe it will be a mistake to look at each site in isolation in an attempt to maximize usage. This will not only lead to unplanned traffic but also a deterioration in resident quality of life. Rather, consider groupings and find creative ways to link these groupings that do not involve driving. In this process, we may find ways to add amenities that are currently missing in Foster City.

Finally, please encourage staff to work with visualization specialists that can produce 3D renderings of the proposed changes. It is very hard to imagine a future Foster city on a 2-D colored map. ArcGIS City Engine is a good software that is frequently used for this purpose.

Regards,
Amit Saini
1050 Hatteras

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 694
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From: Colin Gould
To: Foster City Public Comment
Cc: [email protected]; Yelena Cappello; Priscilla Schaus; Laurie Rith; RobLasky; Aaron Siu; Austin Walsh
Subject: Re: re Housing Element Update 3/2/2022
Date: Wednesday, March 2, 2022 6:45:05 PM
PS I read the agenda and realized I was too late after 4pm deadline :) ,so I attended and spoke on the zoom, thank you!
Didn't want to duplicate. Below was my updated text. Thank you so much! I wanted to comment on the Housing Element update map, specifically about #4 EdgewaterPlace Shopping Center.

Please vote NO for housing here.

This is a successful, well-used center with many varied businesses and restaurants, very low vacancy, that is a key resource for neighborhood residents.

Removing businesses to add housing here makes no sense, and would hurt not just the small businesses that are succeeding there, but also residents who have come to count on them, especially within walking distance. No others are close.

Previously Chevys and Martial Arts tried to push housing redevelopment for this center, and rightfully, it was rejected.

Please reject any housing here again... it does NOT make sense.

Similarly, #2 Beach Park Plaza, has recently reached success with many restaurants andsmall businesses, just finished remodeling, and makes no sense to redevelop as the only shopping center in that neighborhood.

Both are not currently zoned for residential, and are part of Foster City's neighborhood- focussed development plan model (which I LOVE!), keeping parks and shopping resources close to residents.

I walk to Lucky's for groceries at least half the time vs driving, my bank isthere, eat at restaurants, and frequently patronize restaurants at Beach Park Plaza.

IF this is made mixed-use, with housing above (all retained) businesses, that may be acceptable, but should not impact or hurt the existing businesses and their patrons.

Colin Gould, neighborhood 6 / Halsey/Farragut
On 3/2/2022 6:23 PM, Colin Gould wrote:

I wanted to comment on the Housing Element update map, specifically about #4Edgewater Place Shopping Center.

Please vote NO for housing here.

This is a successful, well-used center with many varied businesses and restaurants, very low vacancy, that is a key resource for neighborhood residents.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 695
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F-62 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Removing businesses to add housing here makes no sense, and would hurt not justthe small businesses that are succeeding there, but also residents who have come to count on them, especially within walkingdistance. No others are close.

Previously Chevys and Martial Arts tried to push housing redevelopment for thiscenter, and rightfully, it was rejected.

Please reject any housing here again... it does NOT make sense.Colin Gould, neighborhood 6 / Halsey/Farragut

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 696
APPENDIX F: PUBLIC PARTICIPATION
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4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 697
APPENDIX F: PUBLIC PARTICIPATION
F-64 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

WOODMONT COMPANIES
March 24, 2022
Ms. Marlene Subhashini
Community Development Director
City of Foster City
610 Foster City Blvd.

Foster City, CA 94404
RE: Potential Residential Additional Development
Beach Cove Apartments (416 units)
Sand Cove Apartments (168 units)
Shadow Cove Apartments (164 units)
Dear Marlene:

Woodmont Companies is the current owner of the above properties. We purchased these from the original developer in the early 1970's and have owned and managed each asset since that time. We (clearly) are very long-term owners and plan to remain such for many years to come.

We constantly seek ways to add value to our holdings in addition to renovation of our existing units. Of particular interest is that of possibly developing additional units in areas of our properties that may allow for such (unused laundry rooms, excess carport areas, and open spaces).

The purpose of this letter is to let you know that we would be extremely interested in working together with the City to create a plan that works for all and could make this a reality. We would please like each of our properties to be included in the Housing Element Sites Inventory if possible. We are very focused on maintaining the character of each site, adding units that do not require removal of any existing units, and helping to address much needed housing.

We welcome the opportunity to talk with you and/or anyone you would recommend at the City to take next steps.

Sincerely,
C: Leslie Carmichael
1050 Ralston Avenue
Belmont, California 94002
650-592-3960
Fax: 650-591-4577
Greg M. Galli
-------<-.::;Executive Vice President

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 698
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Thomas Leach

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 699
APPENDIX F: PUBLIC PARTICIPATION
F-66 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Ma rlene Subha shini April 8, 2022
Leslie Ca rmicha el
Leslie Pa rks
Foster City – City Ha ll
610 Foster City Blvd.

Foster City, CA 94404
RE: 1010 Metro Center Blvd., Foster City
Ma rlene, Leslie a nd Leslie,
Tha nk you for rea ching out a nd considering the referenced property for possible inclusion in the current Housing Element upda te for Foster City. I understa nd a nd a pprecia te the need for housing a nd believe tha t the property could, potentia lly, ma ke a mea ningful contribution towa rds the Sta te’s housing requirement.

Given its size, a ccess a nd loca tion within the community, I believe tha t the property could a ccommoda te a first-in-cla ss multifa mily renta l or other residentia l type of community tha t would a dd to the housing options in Foster City a nd compliment the surrounding mix of neighborhood uses . I a m currently a na lyzing residentia l development scena rios to ensure tha t residentia l zoning offers a n economica lly via ble a lterna tive to the existing development options a nd current improvements. I hope to be a ble to complete the a na lysis in the nea r future. Mea nwhile, I welcome the opportunity to be included in the process by a dding residentia l zoning a s a n option for the property a s long a s the existing commercia l zoning a nd a llowed uses rema in in pla ce.

Some of the residentia l developers I ha ve spoken with suggest tha t given the qua ntity of housing required a nd the limited supply of loca tions either va ca nt la nd or

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developed tha t the City, a s pa rt of this Housing Element upda te, reeva lua te its historic a llowa nce of 35 units per a cre a nd consider a llowing up to 75 units per a cre on selected sites, depending on the property specifics a nd loca tion. The subject pa rcel due to its s ize, loca tion a nd rela tively low impa ct on surrounding property (fronting on two ma jor bouleva rds with only two sides sha ring common property lines) would, provided its is economica lly fea sible, be a prime ca ndida te to a ccommoda te higher density with minima l impa ct on the community.

Tha nk you a ga in for a ll of your efforts a nd I look forwa rd to working together towa rd a mutua lly successful outcome.

Sincerely,
Vincent Curci

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 701
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F-68 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
From: Haddox, Resham@DOT
To: Marlene Subhashini; Leslie Carmichael; Suleiman, Mohammad@DOT Cc: Louis Sun; Singh, Jas@DOT
Subject: RE: Caltrans Sites in Foster City
Date: Monday, April 11, 2022 9:04:38 PM
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Hello Everyone,
Regarding location #1, this location is being held for environmental mitigation.

Regarding locations #2 and #3, Caltrans does not have any intentions of consolidating those two locations.

Thanks,
Resham Haddox
510-681-4160
From: Marlene Subhashini <[email protected]>
Sent: Friday, April 8, 2022 12:47 PM
To: Haddox, Resham@DOT <[email protected]>; Leslie Carmichael <[email protected]>; Suleiman, Mohammad@DOT <[email protected]>
Cc: Louis Sun <[email protected]>
Subject: Re: Caltrans Sites in Foster City
Thanks, Resham. We are working against a very tight timeline here in order to meet the State deadline. So, please let us know as soon as you hear back. Thanks.

Regards,
Marlene Subhashini
Community Development Director | City of Foster City
Planning/Code Enforcement and Building Division
650-286-3239 | www.fostercity.org | CDD
610 Foster City Boulevard | Foster City, CA 94404
From: Haddox, Resham@DOT <[email protected]>
Sent: Wednesday, April 6, 2022 8:34 PM
To: Leslie Carmichael <[email protected]>; Suleiman, Mohammad@DOT <[email protected]> Cc: Marlene Subhashini <[email protected]>; Louis Sun <[email protected]> EXTERNAL EMAIL. Links/attachments may not be safe.

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Subject: RE: Caltrans Sites in Foster City
Hi Leslie,
I have approached Caltrans’ Division of Maintenance regarding questions 2 and 3. I will let you know the availability of these locations after consulting with that Division.

Thanks,
Resham Haddox
510-681-4160
From: Leslie Carmichael <[email protected]>
Sent: Tuesday, April 5, 2022 8:10 PM
To: Suleiman, Mohammad@DOT <[email protected]>; Haddox, Resham@DOT <[email protected]>
Cc: Marlene Subhashini <[email protected]>; Louis Sun <[email protected]> Subject: Caltrans Sites in Foster City
Hi Mohammad and ReshamFoster City is currently working on its Housing Element update. As you might imagine, finding housing sites in Foster City is very difficult. Our City Council has asked us to try to find out what Caltrans’ long-term plans are for their properties in Foster City and whether any of them might become surplus and available for housing in the future. There are three areas we’d like to ask about.

1. East Third Avenue adjacent to Mariners Point Golf Center. Can you tell me what Caltrans’ long range plans are for the property between the Mariner’s Point Golf Course and East Third Avenue, including the piece to the east across from the end of Foster City Boulevard? Are any of these areas being used for wetland mitigation? Do you think this property will ever be declared surplus?

2. The maintenance facility at 380 Foster City Blvd. Does Caltrans have any plan to consolidate maintenance facilities that would mean leaving this site?
EXTERNAL EMAIL. Links/attachments may not be safe.

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F-70 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

3. The maintenance area at the base of the San Mateo Bridge. Are any changes anticipated for this site? Thanks,
Leslie
Leslie Carmichael
URBAN PLANNING PARTNERS, INC.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 704
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388 17th Street, Suite 230
Oakland, CA 94612
650.468.7890
[email protected]

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F-72 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

DEVELOPMENTAL DISABILITIES COMMENTS FOR FOSTER CITY HOUSING ELEMENT

4.11.22 Introduction to Developmental Disabilities
People with developmental disabilities have a disability that emerged before age 18, is expected to be lifelong, and is of sufficient severity to require a coordinated program of services and support in order to live successfully in the community. Developmental disabilities include intellectual disability, autism, Down syndrome, epilepsy, cerebral palsy, and other disabling conditions similar in their functional impact to an intellectual disability. Under California’s Developmental Disabilities Services Act and the U.S. Supreme Court’s 1999 decision in Olmstead v. L.C., people with developmental disabilities are entitled to receive community-based services that allow them to live in the least restrictive community setting. This shift to de-institutionalization has led to the closure of the most restrictive segregated settings and to the requirement that local jurisdictions in their Housing Elements assess and plan specifically for the housing needs of people with developmental disabilities who receive services from the Regional Center in order to live in their home community.

Demographic and Other Trends Affecting the Housing Needs of People with Developmental Disabilities
Faster Growth than the General Population. Foster City is home to 169 people with developmental disabilities of whom 94 are adults and 75 are under age 18. This represents a 13% increase over the 149 people with developmental disabilities living in Foster City reported in the 2015-2023 Housing Element and shows faster growth as compared to a 10% increase in the general population of Foster City during that same time period. Growth in the population of adults with developmental disabilities has significant implications for the Housing Element because many of the adults will need housing outside the family home in the coming years.

Table ___ Increase in People with Developmental Disabilities in Foster City Age 2014 2021 % Change
Under age 18 70 75 7%
18 and older 79 94 19%
Total 149 169 13%
Note: The 2014 data were submitted by Golden Gate Regional Center for inclusion in the Foster City Housing Element 2015 to 2023. To calculate the number under age 18 in 2014, the number of people 15, 16, and 17 years of age was estimated to be a pro rata share of the group reported in 2014 to be between ages 15 and 29. This adjustment was necessary in order to compare the 2014 data that is specific to Foster City to the currently available data published in June 2021 at the zip code level for zip code 94404 by the California Department of Developmental Services.

Submitted by Housing Choices

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Living Arrangements of Foster City Adults. The family home is the most prevalent living arrangement for Foster City’s adults with developmental disabilities, with 64% of adults continuing to live in the family home in 2021, an increase of 12% since last reported in the 2015-2023 Housing Element, when only 52% of Foster City adults with developmental disabilities lived in the family home. Only 2.1% of Foster City adults with developmental disabilities have successfully transitioned to living in their own apartment compared to 11% in San Mateo County. And although the number of adults with developmental disabilities has increased 19% since the 2015-2031 Housing Element, the number living in licensed care facilities has declined. Only 32% of Foster City adults with developmental disabilities were living in licensed care facilities in 2021 as compared to 43% in 2014. As discussed below, opportunities for adults to live in a licensed facility are declining in San Mateo County, fueling the need for Foster City to increase opportunities for adults with developmental disabilities to live in affordable housing with supportive services.

Table ___ Changes in Living Arrangements of Foster City Adults with Developmental Disabilities Living Arrangements
2014
Number
2014
Percent of Total
2021
Number
2021
Percent of Total
Change in
Percent of Total
In the family home 41 52% 60 64% 12%
Own apartment with
supportive services 2 2.5% 2 2.1% -0.4%
Licensed Facilities 34 43% 30 32% -11%
Other (including homeless) 2 2.5% 2 2.1% -0.4%
Total 79 94
Source: The 2013 data were reported by Golden Gate Regional Center for the Foster City Housing Element for 2015 to 2023. To calculate the number under age 18 in 2014, the number of people 15, 16, and 17 years of age was estimated to be a pro rata share of the group reported in 2014 to be between ages 15 and 29. This adjustment was necessary in order to compare the 2014 data that is specific to Foster City to the currently available data published in June 2021 at the zip code level for zip code 94404 by the California Department of Developmental Services.

Note: These data assume that all people with developmental disabilities under age 18 live in the family home. The impact of this assumption, if incorrect, is to underestimate the number of adults living in the family home who may need other residential living options.

Decline in Licensed Care Facilities. The California Department of Developmental Services reports that between September 2015 and June 2021, San Mateo County lost 5% of its supply of licensed care facilities for people with developmental disabilities (including Community Care Facilities, Intermediate Care Facilities, and Skilled Nursing Facilities), thereby increasing the need for affordable housing options coordinated with supportive services funded by the Regional Center. The countywide loss of supply of licensed care facilities increases the likelihood that Foster City adults with developmental disabilities will become homeless or will be displaced from the county when they lose the security of their family home.

Increase of Autism Diagnosis Reflected in Increase in Adults in their 20s and 30s. Growth in the Foster City adult population with developmental disabilities correlates with a significant annual increase in the diagnosis of autism that began in the mid-1980s and did not level out until after 2015. The cumulative impact of this trend is already seen in the growth in the San Mateo County population age 18 to 41 with developmental disabilities. This trend will continue into the future and is the reason for projecting significant growth in housing needs among Foster City adults during the period of the 2023 to 2031 Housing Element.

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Table __ Changes in Age Distribution of Adult Population in San Mateo County Age 2015 Number 2021 Number % Change
18 to 31 1023 1189 16%
32 to 41 397 457 15%
41 to 52 382 335 -12%
52 to 61 385 348 -10%
62 plus 327 435 33%
Total adults 2514 2764 10%
Source: Department of Developmental Services data reported at the county level in June 2021 and September 2015.

Longer Life Spans. Between September 2015 and June 2021, the California Department of Developmental Services reports that the number of San Mateo County residents with developmental disabilities age 62 and older grew by 33% (Table __). This is not due to migration of senior citizens with developmental disabilities to high-cost San Mateo County, but rather to well-documented gains in life span among people with developmental disabilities. With longer life expectancy, more adults with developmental disabilities will outlive their parents and family members who are the single largest source of housing for adults with developmental disabilities in Foster City. Longer life spans also slow the pace of resident turnover in the county’s limited supply of licensed care facilities, which further reduces opportunities for people with developmental disabilities to secure a space in a licensed care facility.

Displacement. The California Department of Developmental Services has documented a 12% decline in the age group 42 to 51 and a 10% decline in the age group 52 to 61 in San Mateo County between September 2015 and June 2021. (Table __). In light of gains in life expectancy, this loss can reasonably be attributed to displacement from the county because of the lack of residential living options (either licensed facilities or affordable housing) when an elderly family caregiver passes away or becomes unable to house and care for the adult. Displacement takes a particular toll on adults with developmental disabilities who depend on familiarity with transit routes and shopping and services, as well as support from community-based services and informal networks built up over years of living in Foster City.

Higher Rates of Physical Disabilities. People with developmental disabilities are more likely than the general population to have an accompanying physical disability. Twenty-seven percent (27%) of San Mateo County residents with developmental disabilities have limited mobility, and 13% have a vision or hearing impairment. The need for an accessible unit coupled with the need for coordinated supportive services compounds the housing barriers faced by those with co-occurring intellectual and physical disabilities.

Ineligibility for Many Affordable Rental Units. Some adults with developmental disabilities depend on monthly income of around $1,000 from the Supplemental Security Income (SSI) program, pricing them out of even the limited number of Extremely Low Income affordable housing units in Foster City. Those

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with employment tend to work part-time in the lowest paid jobs and also struggle to income-qualify for many of the affordable housing units for rent in Foster City.

Transit-Dependent. Most adults with developmental disabilities do not drive or own a car and rely on public transit as a means to integration in the larger community.

Best Practices for Inclusion of People with Developmental Disabilities in Typical Affordable Housing
As demonstrated by a growing number of inclusive affordable housing developments in neighboring jurisdictions, Foster City can meet the housing needs of people with developmental disabilities by adopting policies and programs to promote their inclusion with coordinated services in typical affordable housing. The following considerations should guide Foster City in this pursuit:
● Integration in typical affordable housing is a priority in order to affirmatively further fair housing for a group that has historically experienced no alternatives to segregated living and also to counter the displacement of adults with developmental disabilities out of San Mateo County. ● Coordination of housing with onsite supportive services funded by the Golden Gate Regional Center should be encouraged. These fully funded coordinated services provide a supported pathway for people with developmental disabilities to apply for and retain an affordable apartment and are often as essential to a person with a developmental disability as a physically modified unit is to a person with a mobility, vision, or hearing impairment. ● A mix of unit sizes at inclusive housing properties would address the needs of those who require live-in aides, want to live with roommates or partners, or have children. ● Location near public transit would accommodate the transit-dependency of most adults with developmental disabilities.
● Deeply affordable housing is needed, targeting incomes not more than 30% of Area Median Income and taking advantage of Housing Authority Project Based Vouchers or HUD 811 Project Rental Assistance when available to create housing opportunities for those who cannot meet minimum income requirements for units priced at 30% of Area Median Income.

Policy and Program Recommendations
Foster City has a responsibility not simply to assess the housing needs of people with developmental disabilities but also to create and implement policy, zoning, program and other changes that make it more feasible for affordable housing developers to include people with developmental disabilities in their housing plans. Opportunities for adults with developmental disabilities to live outside the family home declined in Foster City since the last Housing Element even as the population grew by 13%. The City’s lack of progress in meeting the housing needs of people with developmental disabilities since the last Housing Element demonstrates the need for policies and programs that explicitly promote inclusion of people with developmental disabilities in affordable housing with coordinated services provided by the Golden Gate Regional Center.

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● Establish and monitor a quantitative goal. Tracking the City’s success in housing people with developmental disabilities is essential to determine whether policies and programs are having an effect in overcoming historic patterns of discrimination and exclusion of people with developmental disabilities from affordable housing. A goal of 50 new Extremely Low-Income housing units for Foster City residents with developmental disabilities over the period of the 2023-2031 Housing Element would represent meaningful progress towards the total unmet housing need of this special needs group.

Sample Language: The City of Foster City shall monitor progress towards a quantitative goal of 50 new Extremely Low Income housing units that are subject to a preference for people with developmental disabilities needing the coordinated services provided by Golden Gate Regional Center to live inclusively in affordable housing.
● Target City-Owned Land, Land Dedicated to Affordable Housing under the Inclusionary Ordinance, and City Housing Funds to Meet City-Specific Priorities. City-owned land, land dedicated to affordable housing in lieu of providing affordable units under the inclusionary ordinance, and city housing funds are often essential to the development of affordable housing that is financially feasible in Foster City. In creating guidelines for the scoring of any competitive proposals for these scarce resources, the City should grant additional points to affordable housing projects that address the housing needs of the Foster City residents who are most difficult to house under existing state and federal housing finance programs--for example, by prioritizing proposals with a higher number of Extremely Low Income units or that make a percentage of units subject to a preference for identified categories of special needs people who would benefit from coordinated onsite services, including but not limited to people with developmental disabilities who benefit from services of the Golden Gate Regional Center.

Sample Language: In publishing requests for competitive proposals for any city-owned land, land dedicated to affordable housing under the city’s inclusionary ordinance or city housing funds, the City of Foster City shall grant additional points to proposals that address the city’s most difficult to achieve housing priorities, by, for example, providing a greater number of Extremely Low-Income units or committing to make a percentage of the units subject to a preference for people with special needs who will benefit from coordinated onsite services, such as people with developmental disabilities who receive services from the Golden Gate Regional Center. ● Target City-Owned Below Market Rate Units to Meet City-Specific Priorities. The City of Foster City is the owner of several Below Market Rate units. These units present a unique opportunity to meet the housing needs of the city’s most vulnerable populations, including but not limited to people with developmental disabilities. As these units turnover for occupancy the city should explore opportunities for creating shared housing for special needs populations with the provision of on-site supportive services. These units should also be made affordable to individuals earning less than 30% AMI who are at greatest risk of homelessness or displacement and are not served by typical affordable housing. By renting individual rooms at deeper levels of affordability the city is able to create housing opportunities for Extremely Low Income residents while earning higher rental income than would be generated by the individual units if priced at Extremely Low Income rent levels. For example if the city were to rent out each room in a 5 bedroom unit at

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$500 the total rental income generated by all 5 bedrooms would be $2500 or more than 40% AMI.

Sample Language: As city-owned Below Market Rate units turnover for occupancy the city shall publish requests for competitive proposals for service providers to provide on-site supportive services to special needs populations in shared housing. The city should also commit to renting rooms at rates affordable to people earning below 30% AMI who are not served by typical affordable housing, such as people with developmental disabilities who receive services funded by Golden Gate Regional Center.
● Reduce Parking Requirements for People with Developmental and Other Disabilities. Because most adults with developmental disabilities do not drive or own a car, the City of Foster City should revise its ordinances to limit parking required for affordable units for people with developmental disabilities to .5 space for each affordable studio or 1 bedroom unit and 1 space for an affordable 2 bedroom unit or larger. A similar reduction is recommended for affordable, physically accessible units.

Sample Language: The City of Foster City shall encourage the inclusion of people with developmental and other disabilities in affordable housing by recognizing their transit dependence and establishing lower parking ratios for units targeted to people with developmental and other disabilities than would otherwise be required for affordable housing. ● Affirmative Marketing of Physically Accessible Units: Developers are allowed to affirmatively market accessible units to disability-serving organizations in San Mateo County (i.e. Golden Gate Regional Center, Housing Choices Coalition for Person with Developmental Disabilities, Center for Independence of Individuals with Disabilities and others) but rarely take this step. Affirmative marketing is particularly needed by people with developmental disabilities who, because of cognitive, communication and social impairment, may rely on housing navigation services funded by the Golden Gate Regional Center to learn about and apply for affordable housing.

Sample Language: As a condition of the disposition of any city-owned land, land dedicated to affordable housing under the city’s inclusionary ordinance, the award of city financing, any density bonus concessions, or land use exceptions or waivers for any affordable housing project, the City shall require that the housing developer implement an affirmative marketing plan for physically accessible units which, among other measures, provides disability-serving organizations adequate prior notice of the availability of the accessible units and a process for supporting people with qualifying disabilities to apply.
● Extremely Low-Income Accessory Dwelling Units. As part of a larger plan to increase the supply of Accessory Dwelling Units (ADUs), the City should consider creating a financing program for homeowners who build ADUs and rent them for at least 15 years at Extremely Low Income rent levels or that are subject to a preference for identified categories of special needs people who would benefit from coordinated onsite services, including but not limited to people with developmental disabilities who benefit from services of the Golden Gate Regional Center.

Sample Language: Subject to funding availability, the City shall devise a program of financing for Accessory Dwelling Units subject to rent restrictions for at least 15 years at Extremely Low-Income

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 711
APPENDIX F: PUBLIC PARTICIPATION
F-78 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
rent levels and/or target special needs populations, such as people with disabilities who will benefit from coordinated onsite services provided by the Golden Gate Regional Center. ● Affirmatively Further Fair Housing by Producing More Extremely Low-Income Housing. Not only is disability the highest-ranked source of Fair Housing complaints in San Mateo County, a growing body of San Mateo County data indicates that Black, Indigenous and other People of Color (BIPOC) with disabilities experience higher rates of severe rent burden than either BIPOC without disabilities or whites with disabilities. This is attributable to the lack of housing priced to be affordable to Extremely Low Income (ELI) households with incomes below 30% of Area Median Income. Foster City offers its residents exceptional employment, educational and social opportunities but the severe shortage of Extremely Low Income rental units means that BIPOC-- particularly those with disabilities--may be excluded from enjoying those community assets.

Multiple barriers including high land and construction costs and limited funding make it difficult for developers to produce Extremely Low Income units that will overcome such disparities.

Policies that lead to increased production of Extremely Low Income units, as well as city staff dedicated to implementing and overseeing those policies, will Affirmatively Further Fair Housing in Foster City and decrease displacement and homelessnessness for the most at-risk Foster City residents.

Sample Language: The City of Foster City's plans to Affirmatively Further Fair Housing for Black, Indigenous and other People of Color, particularly those with disabilities, shall include policies designed to increase the production of Extremely Low Income units, as well as adequate staff capacity to implement and monitor the impact of these policies.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 712
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-79
Hi Leslie,
From: Haddox, Resham@DOT
To: Marlene Subhashini; Leslie Carmichael; Suleiman, Mohammad@DOT Cc: Louis Sun; Singh, Jas@DOT
Subject: RE: Caltrans Sites in Foster City
Date: Monday, April 11, 2022 9:04:38 PM
Attachments: image004.png
image005.png
image006.png
image007.png
image008.png
image009.png
image010.png
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image012.png
image013.png
Hello Everyone,
Regarding location #1,this location is being held for environmentalmitigation.

Regarding locations #2 and #3, Caltrans does not have any intentions of consolidating those two locations.

Thanks,
ReshamHaddox
510-681-4160
From: Marlene Subhashini <[email protected]>
Sent: Friday, April 8, 2022 12:47 PM
To: Haddox, Resham@DOT <[email protected]>; Leslie Carmichael <[email protected]>; Suleiman, Mohammad@DOT <[email protected]>
Cc: Louis Sun <[email protected]>
Subject: Re: Caltrans Sites in Foster City
Thanks, Resham. We are working against a very tight timeline here in order to meet the State deadline. So, please let us know as soon as you hear back. Thanks.

Regards,

MARLENE SUBHASHINI
Community Development Director | City of Foster City
Planning/Code Enforcement and Building Division
650-286-3239 | www.fostercity.org | CDD
610 Foster City Boulevard | Foster City, CA 94404
From: Haddox, Resham@DOT <[email protected]>
Sent: Wednesday, April 6, 2022 8:34 PM
To: Leslie Carmichael <[email protected]>; Suleiman, Mohammad@DOT <[email protected]> Cc: Marlene Subhashini <[email protected]>; Louis Sun <[email protected]> Subject: RE: Caltrans Sitesin Foster City
EXTERNAL EMAIL. Links/attachments may not be safe.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 713
APPENDIX F: PUBLIC PARTICIPATION
F-80 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
I have approached Caltrans’ Division of Maintenance regarding questions 2 and 3. I will let you know the availability of these locations after consulting with that Division.

Thanks,
Resham Haddox
510-681-4160
From: Leslie Carmichael <[email protected]>
Sent: Tuesday, April 5, 2022 8:10 PM
To: Suleiman, Mohammad@DOT <[email protected]>; Haddox, Resham@DOT <[email protected]>
Cc: Marlene Subhashini <[email protected]>; Louis Sun <[email protected]> Subject: Caltrans Sites in Foster City
Hi Mohammad and ReshamFoster City is currently working on its Housing Element update. As you might imagine, finding housing sites in Foster City is very difficult. Our City Council has asked us to try to find out what Caltrans’ long-term plans are for their properties in Foster City and whether any of them might become surplus and available for housing in the future. There are three areas we’d like to ask about.

1. East Third Avenue adjacent to Mariners Point Golf Center. Can you tell me what Caltrans’ long range plans are for the property between the Mariner’s Point Golf Course and East Third Avenue, including the piece to the east across from the end of Foster City Boulevard? Are any of these areas being used for wetland mitigation? Do you think this property will ever be declared surplus?

2. The maintenance facility at 380 Foster City Blvd. Does Caltrans have any plan to consolidate maintenance facilities that would mean leaving this site?
EXTERNAL EMAIL. Links/attachments may not be safe.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 714
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-81

1. The maintenance area at the base of the San Mateo Bridge. Are any changes anticipated for this site? Thank
s,

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 715
APPENDIX F: PUBLIC PARTICIPATION
F-82 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Leslie
Leslie Carmichael
URBAN PLANNING PARTNERS, INC.
388 17th Street, Suite 230
Oakland, CA 94612
650.468.7890
[email protected]

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 716
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-83
April 21, 2022
Dear Foster City City Council:

We are writing on behalf of YIMBY Law and Greenbelt Alliance regarding Foster City’s 6th Cycle Housing Element Update. YIMBY Law is a legal nonprofit working to make housing in California more accessible and affordable through enforcement of state law. Greenbelt Alliance is an environmental nonprofit working to en‐
sure that the Bay Area’s lands and communities are resilient to a changing climate.

We are writing to remind you of Foster City's obligation to include sufficient sites in your upcoming Housing Element to accommodate your Regional Housing Needs Allocation (RHNA) of 1,896 units.

In the Annual Progress Reports that Foster City submitted to HCD, we observe the following trend of housing units permitted in the last four years:

Year Housing units permitted
2018 0
2019 22
2020 34
2021 45
Average, 2018-2021 25
To meet the 6th cycle RHNA target, the rate of new housing permits in Foster City would need to increase from 25 units per year in 2018-2021 to 237 units per year in the next 8 years. This is a 839% increase from re‐ cent years. If the current pace were to continue, Foster City would meet only 11% of its new housing target.

Based on these trends, it is unlikely that Foster City’s existing realistic zoning capacity is sufficient to meet its 6th cycle RHNA target. According to HCD’s Housing Element Site Inventory Guidebook , housing elements must analyze the realistic capacity of their sites, which may include considerations of “[l]ocal or regional track records”, “past production trends”, and “the rate at which similar parcels were developed during the previous planning period”. A housing element that does not include a significant rezoning component is therefore un‐ likely to be compliant with state law.

We urge Foster City to include a majorrezoning component in its Housing Element—a rezoning large

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 717
APPENDIX F: PUBLIC PARTICIPATION
F-84 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
enough to close the gap between recent housing production trends and the RHNA target. The rezoning should be within existing communities and should comply with the city’s obligation to Affirmatively Further Fair Hous‐ ing. We also urge Foster City to ease any other constraints, such as discretionary approval processes orimpact fees, that may impede the rate of development on your city's housing sites.

Thank you,
Sid Kapur, East Bay YIMBY ([email protected])
Rafa Sonnenfeld, YIMBY Law ([email protected])
Zoe Siegel, Greenbelt Alliance ([email protected])

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 718
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-85
HOUSING ELEMENT PUBLIC COMMENTS RECEIVED 5/5/2022 – 6/3/2022 2022-05-05: Bill Fried
2022-05-06: Budman
2022-05-13: YIMBY
2022-05-13: Greg Sweat
2022-05-17: Housing Leadership Council
2022-05-26: Loopylolos
2022-05-27: Connie Vial
2022-06-02: Michael Innes
2022-06-02: Carpenters Union Local 217
2022-06-03: Housing Choices
2022-06-03: Eva Fok
2022-06-03: G.H. Dababo
2022-06-03: Feng Meng

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 719
APPENDIX F: PUBLIC PARTICIPATION
F-86 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 720
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-87

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 721
APPENDIX F: PUBLIC PARTICIPATION
F-88 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 722
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-89

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 723
APPENDIX F: PUBLIC PARTICIPATION
F-90 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 724
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-91

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 725
APPENDIX F: PUBLIC PARTICIPATION
F-92 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 726
APPENDIX F: PUBLIC PARTICIPATION
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4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 727
APPENDIX F: PUBLIC PARTICIPATION
F-94 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 728
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-95

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 729
APPENDIX F: PUBLIC PARTICIPATION
F-96 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 730
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-97

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 731
APPENDIX F: PUBLIC PARTICIPATION
F-98 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 732
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-99

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 733
APPENDIX F: PUBLIC PARTICIPATION
F-100 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 734
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-101

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 735
APPENDIX F: PUBLIC PARTICIPATION
F-102 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 736
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-103

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 737
APPENDIX F: PUBLIC PARTICIPATION
F-104 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 738
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-105

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 739
APPENDIX F: PUBLIC PARTICIPATION
F-106 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 740
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-107

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 741
APPENDIX F: PUBLIC PARTICIPATION
F-108 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 742
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-109

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 743
APPENDIX F: PUBLIC PARTICIPATION
F-110 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 744
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-111

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 745
APPENDIX F: PUBLIC PARTICIPATION
F-112 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 746
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-113

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 747
APPENDIX F: PUBLIC PARTICIPATION
F-114 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 748
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-115

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 749
APPENDIX F: PUBLIC PARTICIPATION
F-116 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 750
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-117

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 751
APPENDIX F: PUBLIC PARTICIPATION
F-118 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 752
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-119

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 753
APPENDIX F: PUBLIC PARTICIPATION
F-120 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 754
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-121

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 755
APPENDIX F: PUBLIC PARTICIPATION
F-122 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 756
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-123

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 757
APPENDIX F: PUBLIC PARTICIPATION
F-124 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 758
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-125

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 759
APPENDIX F: PUBLIC PARTICIPATION
F-126 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 760
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-127

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 761
APPENDIX F: PUBLIC PARTICIPATION
F-128 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 762
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-129

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 763
APPENDIX F: PUBLIC PARTICIPATION
F-130 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 764
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-131

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 765
APPENDIX F: PUBLIC PARTICIPATION
F-132 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 766
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-133
HOUSING ELEMENT PUBLIC COMMENTS RECEIVED 6/10/2022 – 2/14/2023 2022-06-10: Housing Leadership Council
2022-06-27: Chester Congdon, Agate Partners
2022-10-13: Letter from Bay Area Housing Element Working Group 2022-11-09: Emails to/from G. Dababo re: 1601 Beach Park Blvd. 2022-11-09: Letter from G. Dababo to HCD
2022-11-09: Letter from San Francisco Golf Alliance re: Mariners Point 2022-11-11: Letter from G. Dababo re: 1601 Beach Park Blvd. 2022-11-15: Letter from M. Watson re: Marina Site
2023-02-08: Email from G. Dababo
2023-02-08: Email from A. Saini
2023-02-09: Email from O. Mace
2023-02-13: Email from Carpenters Union
2023-02-13: Email from G. Dababo
2023-02-14: Email from L. Needle

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 767
APPENDIX F: PUBLIC PARTICIPATION
F-134 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 768
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-135

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 769
APPENDIX F: PUBLIC PARTICIPATION
F-136 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 770
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-137

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 771
APPENDIX F: PUBLIC PARTICIPATION
F-138 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 772
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-139

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 773
APPENDIX F: PUBLIC PARTICIPATION
F-140 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 774
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-141

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 775
APPENDIX F: PUBLIC PARTICIPATION
F-142 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 776
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-143

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 777
APPENDIX F: PUBLIC PARTICIPATION
F-144 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 778
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-145
1370 Masonic Ave., San Francisco, CA 94117 • 415-290-5718 • [email protected] November 9, 2022
By e-mail: [email protected]
City of Foster City
City Council
Planning Commission
Community Development Department
Attn: Marlene Subhashini, Director
610 Foster City Blvd.

Foster City, CA 94404
Re: CITY COUNCIL, PLANNING COMMISSION JOINT MEETING, NOV. 15, 2012, RE: FOSTER CITY HOUSING ELEMENT
PUBLIC COMMENT: SAN FRANCISCO PUBLIC GOLF ALLIANCE
SUPPORTS GOLF AND OPPOSES HOUSING AT MARINERS POINT.

Dear Foster City Council and Planning Commission Members and Director Subhashini, The San Francisco Public Golf Alliance urges the City of Foster City and its departments and agencies to preserve the existing golf and other public recreational uses at Mariners Point. We are a non-profit, all-volunteer, public benefit corporation with over 7,000 members, mostly public course golfers primarily in San Francisco and the mid- and north Peninsula, including many Foster City residents. Our members are of all ages, genders, persuasions, colors, ethnicities, languages, and economic and social strata, including large numbers of seniors and students. 1 4.1
Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 779
APPENDIX F: PUBLIC PARTICIPATION
F-146 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 780
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-147

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 781
APPENDIX F: PUBLIC PARTICIPATION
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4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 782
APPENDIX F: PUBLIC PARTICIPATION
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4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 783
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4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 784
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4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 786
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4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 788
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4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 792
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4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 793
APPENDIX F: PUBLIC PARTICIPATION
F-160 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 794
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-161

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 795
APPENDIX F: PUBLIC PARTICIPATION
F-162 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 796
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-163

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 797
APPENDIX F: PUBLIC PARTICIPATION
F-164 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 798
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-165

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 799
APPENDIX F: PUBLIC PARTICIPATION
F-166 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 800
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-167

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 801
APPENDIX F: PUBLIC PARTICIPATION
F-168 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 802
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-169

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 803
APPENDIX F: PUBLIC PARTICIPATION
F-170 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 804
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-171

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 805
APPENDIX F: PUBLIC PARTICIPATION
F-172 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 806
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-173

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 807
APPENDIX F: PUBLIC PARTICIPATION
F-174 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 808
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-175

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 809
APPENDIX F: PUBLIC PARTICIPATION
F-176 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 810
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-177

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 811
APPENDIX F: PUBLIC PARTICIPATION
F-178 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 812
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-179

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 813
APPENDIX F: PUBLIC PARTICIPATION
F-180 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 814
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-181

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 815
APPENDIX F: PUBLIC PARTICIPATION
F-182 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 816
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-183

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 817
APPENDIX F: PUBLIC PARTICIPATION
F-184 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 818
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-185

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 819
APPENDIX F: PUBLIC PARTICIPATION
F-186 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 820
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-187

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 821
APPENDIX F: PUBLIC PARTICIPATION
F-188 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 822
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-189
HOUSING ELEMENT PUBLIC COMMENTS RECEIVED 2/23/23 – 5/4/2023 2023-02-23: Letter from G.H. Dababo
2023-03-03: Email from Helen Schwab
2023-03-13: Email from Connie Vial
2023-03-13: Email from Xingbo Yu
2023-03-14: Email from Connie Vial
2023-03-14: Email from Norm Lin
2023-03-15: Email from An
2023-03-15: Email from Andrea Wright
2023-03-15: Email from Chia-Kang Wang
2023-03-15: Email from Don Carlson
2023-03-15: Email from Karen Tunnell
2023-03-15: Email from Kathleen Foiles
2023-03-15: Email from Li Yi
2023-03-15: Email from Lorne Needle
2023-03-15: Email from Song Ge
2023-04-17: Email from John Hyjer
2023-05-04: Email from V. Curci
2023-05-04: Email from G.H. Dababo

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 823
APPENDIX F: PUBLIC PARTICIPATION
F-190 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 824
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-191

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 825
APPENDIX F: PUBLIC PARTICIPATION
F-192 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 826
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-193

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 827
APPENDIX F: PUBLIC PARTICIPATION
F-194 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 828
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-195

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 829
APPENDIX F: PUBLIC PARTICIPATION
F-196 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 830
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-197

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 831
APPENDIX F: PUBLIC PARTICIPATION
F-198 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 832
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-199

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 833
APPENDIX F: PUBLIC PARTICIPATION
F-200 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 834
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-201

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 835
APPENDIX F: PUBLIC PARTICIPATION
F-202 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 836
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-203

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 837
APPENDIX F: PUBLIC PARTICIPATION
F-204 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 838
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-205

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 839
APPENDIX F: PUBLIC PARTICIPATION
F-206 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 840
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-207

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 841
APPENDIX F: PUBLIC PARTICIPATION
F-208 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 842
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-209

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 843
APPENDIX F: PUBLIC PARTICIPATION
F-210 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 844
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-211

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 845
APPENDIX F: PUBLIC PARTICIPATION
F-212 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 846
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-213

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 847
APPENDIX F: PUBLIC PARTICIPATION
F-214 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
HOUSING ELEMENT PUBLIC COMMENTS RECEIVED 5/5/23 – 5/22/2023 2023-05-10: Evan Adams
2023-05-21: Eva Hess
2023-05-21: Prash Chopra (#1)
2023-05-21: Prash Chopra (#2)
2023-05-21: Prash Chopra (#3)
2023-05-22: Nagender Bandi
2023-05-22: Ramiya Iyer
2023-08-14: John Hyjer

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 848
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-215

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 849
APPENDIX F: PUBLIC PARTICIPATION
F-216 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 850
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-217

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 851
APPENDIX F: PUBLIC PARTICIPATION
F-218 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 852
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-219

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 853
APPENDIX F: PUBLIC PARTICIPATION
F-220 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 854
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-221

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 855
APPENDIX F: PUBLIC PARTICIPATION
F-222 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
HOUSING ELEMENT PUBLIC COMMENTS RECEIVED 5/5/23 – 5/22/8/14/2023 2023-08-14: John Hyjer

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 856
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-223

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 857
APPENDIX F: PUBLIC PARTICIPATION
F-224 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 858
G-1 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
APPENDIX G | GLOSSARY

DEFINITIONS OF HOUSING TERMS
 Above Moderate-Income Households: Defined by California Housing Element law households earning over 120% of the median household income. As of June 2021, a family of four earning more than $179,500 per year in San Mateo County was considered above moderate-income.  Accessible Housing:As defined by HCD, units accessible and adaptable to the needs of the physically disabled.
 Accessory Dwelling Units (ADUs) and Junior ADUs (JADUs): Generally defined as a dwelling unit on a residential lot in addition to a primary dwelling. A secondary dwelling unit provides independent living facilities for one or more persons and includes permanent provisions for living, sleeping, cooking, and sanitation. Accessory dwelling units are also called granny units, in-law units, or secondary dwelling units. JADUs are units of no more than 500 square feet, located entirely within the walls of an existing or proposed single-family residence.  Affordable Housing: Affordable housing, for the purposes of the Housing Element, refers to housing that is affordable to households at extremely low-income, very low-income, low-income, and moderate-income levels. Generally, housing that costs less than 30% of household income is considered affordable to these groups.
 Developmental Disability: As defined by the California Code of Regulations (Title 17, Section 54000), a developmental disability is attributable to any of the following conditions: mental retardation, cerebral palsy, epilepsy, autism; or other disabling conditions found to be closely related to mental retardation or to require treatment similar to that required for individuals with mental retardation. In addition, the disability must originate before an individual becomes 18 years old and can be expected to continue, indefinitely, and constitutes a “substantial disability” for that individual as defined by the California Code of Regulations (Title 17, Section 54001).  Emergency Shelter. As defined by Health and Safety Code Section 50800-50806.5, emergency shelter is housing with minimal supportive services for homeless persons and is limited to occupancy of 6 months or less for each individual. No individual or household may be denied emergency shelter because of an inability to pay.
 Extremely Low-Income Households: Government Code Section 65583(a)(1) requires local housing elements to provide “Documentation of projections and a quantification of the locality's existing and projected housing needs for all income levels, including extremely low-income households.” Extremely low-income are households earning less than 30% of the median household income, as defined by the U.S. Department of Housing and Urban Development’s (HUD) income limits. An extremely low-income family of four in San Mateo County as of June 2021 would earn less than $54,800 per year. In Foster City, 7.9% of households make less than 30% of AMI (1008 households), which is considered extremely low-income. Regionally, more than half of all households make more than 100% AMI, while 15% make less than 30% AMI. Many households with multiple wage earners— including food service workers, full-time students, teachers, farmworkers and healthcare professionals—can fall into lower AMI categories due to relatively stagnant wages in many industries.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 859
APPENDIX G. GLOSSARY
G-2 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
 Housing Affordability: Housing is generally considered affordable if a household spends no more than 30% of its gross household income on housing costs, including utilities, principal, and interest.

The following examples illustrate housing affordability:
o A cook earning $29,247 per year can afford $731 per month for housing; o A two-wage-earner household with a cook earning $29,247 and a retail salesperson earning $28,327 can afford $1,440 per month for housing;
o A schoolteacher earning $66,590 per year can afford $1,665 per month for housing; o A police officer or fire fighter earning $97,487 per year can afford up to $2,437 per month for housing.
o None of these example households would be able to afford to purchase the San Mateo County median condominium, costing $925,000 or the median single-family home, costing $1,700,000 (San Mateo County Association of Realtors [SAMCAR] 2020 Annual).  Housing Density: The number of dwelling units per acre of land. Gross density includes all the land within the boundaries of a particular area and excludes nothing while net density excludes certain areas such as streets, open spaces, easements, water areas, etc.  Housing First: “Housing First” is an approach that centers on providing homeless people with housing quickly and then providing services as needed. What differentiates a “Housing First” approach from other strategies is the immediate and primary focus on helping individuals and families quickly access and sustain permanent housing. The “Housing First” model offers an alternative to emergency shelter or transitional housing for homeless individuals but does not eliminate the City’s need to zone for such uses.
 Income Limits: Income limits establish a schedule to determine eligibility for subsidized housing and define the categories used in regional housing needs allocations. Income limits are updated annually by the HCD and the HUD for San Mateo County, with “Extremely Low-Income”, “Very Low-Income” and “Low-Income” schedules published by both agencies. For additional information, see the HUD website at www.huduser.org/dataset/il.html and San Mateo County Department of Housing website at:
http://www.co.sanmateo.ca.us/portal/site/housingdepartment/.

TABLE 1: SAN MATEO COUNTY 2021 HOUSEHOLD INCOME SCHEDULE Number of Persons in Household 1 2 3 4 5 6 7 8
San Mateo
County Area
Median
Income:
$149,600
Acutely Low 15,700 17,950 20,200 22,450 24,250 26,050 27,850 29,650 Extremely Low 38,400 43,850 49,350 54,800 59,200 63,600 68,000 72,350 Very Low-Income 63,950 73,100 82,250 91,350 98,700 106,000 113,300 120,600 Low-Income 102,450 117,100 131,750 146,350 158,100 169,800 181,500 193,200 Median-Income 104,700 119,700 134,650 149,600 161,550 173,550 185,500 197,450 Moderate-Income 125,650 143,600 161,550 179,500 193,850 208,200 222,600 236,950 Source: California Department of Housing and Community Development (HCD).

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 860
APPENDIX G: GLOSSARY
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 G-3
 Jobs/Housing Balance: This refers to the ratio of the number and types of jobs in a community with the availability and affordability of housing. There are three different measures that can be used: 1) jobs-households ratio; 2) jobs-housing units ratio; and 3) jobs-employed residents ratio. Employed residents in a jurisdiction is counted by place of residence (they may work elsewhere) while jobs in a jurisdiction are counted by place of work (they may live elsewhere). An appropriate balance is commonly thought to be between 1.0 to 1.5 jobs for every housing unit. However, the issue is more complex when a community strives to reduce in-commuting and provide a more suitable fit of jobs to local residents. Other factors include the types of jobs and the salaries paid, number of employed people in the community, affordability of housing relative to the income of people working in local jobs, and household size and income. Affordable housing strategies strive to create opportunities for local workers, especially those employed in service and retail jobs, to find local housing which fits their household needs in terms of type, affordability, amenities, and location. According to the U.S.

Census Bureau’s Longitudinal Employer-Household Dynamics data, Foster City has a jobs/employed residents ratio of approximately 1.16 (20,090 jobs and 17,347 employed residents); Foster City is a net importer of workers.
 Low-Income Households: Households earning 50% to 80% of the median household income, adjusted for family size, are considered low-income. As of June 2021, a family of four earning between $91,350 and $146,350 per year in San Mateo County was considered low-income.  Lower-Income Households: Households earning up to 80% of area median-income, adjusted for family size, are considered lower-income. Lower-income is used to include extremely low-, very low-, and low-income households.
 Median Household Income: The middle point at which half of the households earn more and half earn less. Income limits are updated annually by the HUD for San Mateo County. For many State and local programs, HCD income eligibility limits are used. HCD income limits regulations are similar to those used by HUD. In 2021, the HCD median household income for a family of four in San Mateo County was $149,600.
 Moderate-Income Households: Households earning 80% to 120% of the median household income, adjusted for family size, are considered moderate-income. As of June 2021, a family of four earning between $149,351 and $179,500 per year was considered moderate-income.  Overpayment for Housing or Cost Burden: HUD considers housing to be affordable for a household if the household spends less than 30% of its income on housing costs. A household is considered “cost-burdened” if it spends more than 30% of its monthly income on housing costs, while those who spend more than 50% of their income on housing costs are considered “severely cost-burdened.” In Foster City, 18% of households spend 30% to 50% of their income on housing, while 13.3% of households are severely cost burdened and use the majority of their income for housing.  Persons per Household: Average number of persons in each household.  Regional Housing Needs Allocation (RHNA): Within each Housing Element, the State mandates that local governments plan for their share of the region’s housing need for all income categories.

For the 2023–2031 Housing Element Update, the Association of Bay Area Governments allocated the following RHNA for Foster City:

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 861
APPENDIX G. GLOSSARY
G-4 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
TABLE 2: REGIONAL HOUSING NEEDS ALLOCATION (RHNA) FOR FOSTER CITY: 2023–2031 Income Group Foster City Units
Very Low-Income (<50% of AMI) 520
Low-Income (50% to 80% of AMI) 299
Moderate-Income (80% to 120% of AMI) 300
Above Moderate-Income (>120% of AMI) 777
Total 1,896
Source: Association of Bay Area Governments.
 Residential Care Facilities: There are a variety of residential care facilities that address the needs of special segments of the population, including special care for the chronically ill, seniors, special need adults or youths, etc. The California Department of Social Services, Community Care Licensing Division, issues licenses for residential facilities that provide 24-hour non-medical care for children, adults, and the elderly.
 Senior Housing. Defined by California Housing Element law as projects developed for and used as housing for senior citizens. Senior housing is based on: 1) if HUD has determined that the dwelling is specifically designed for and occupied by elderly persons under a Federal, State or a local government program; 2) if it is occupied solely by persons who are 62 or older; or 3) if it houses at least one person who is 55 or older in at least 80 percent of the occupied units, and adheres to a policy that demonstrates intent to house persons who are 55 or older. Under Federal law, housing that satisfies the legal definition of senior housing or housing for older persons described above can legally exclude families with children.
 Supportive Housing. Defined by California Housing Element law as permanent rental housing linked to a range of support services designed to enable residents to maintain stable housing and lead fuller lives. This housing type targets persons with low incomes who have one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health condition; or individuals eligible for services provided pursuant to the Lanterman Developmental Disabilities Services Act (Division 4.5 (commencing with Section 4500) or the Welfare and Institutions Code).

This type of housing has no limit on length of stay and is linked to on-site or off-site services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.  Transitional Housing. Defined by California Housing Element law as buildings configured as rental housing developments but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than 6 months. The time limits on transitional housing are intended to facilitate the movement of homeless individuals and families to permanent housing. A homeless person may live in a transitional apartment for up to 2 years while receiving supportive services that enable independent living.  Very Low-Income Households: Households earning up to 50% of the area median household income, adjusted for family size, are considered very low-income. As of June 2021, a family of four

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 862
APPENDIX G: GLOSSARY
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 G-5
earning between $54,800 and $91,350 per year in San Mateo County would be considered very lowincome.  Workforce Affordable Housing: According to the Urban Land Institute (ULI), workforce housing is defined as housing affordable to households earning between 60 and 120 percent of area medianincome. The term is also used to generally refer to housing that is affordable to the workforce in the community who is earning a moderate-income or below.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 863
APPENDIX G. GLOSSARY
G-6 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 864
CITY OF FOSTER CITYHOUSINGELEMENT 2023-2031 H-1
APPENDIX H | LINKS TO ACTIONS TAKEN TO IMPLEMENT PROGRAMS OF THE

HOUSING ELEMENT PROGRAM IMPLEMENTATION PRIOR TO AND UPON

ADOPTION OF HOUSING ELEMENT

ORDINANCE OR

RESOLUTION
DATE

ADOPTED AMENDED LINK PAGES
Resolution
No. 2022-138
12/5/22 Amend Land Use
Element: Town Center
Land Use Designation
https://engagefostercity.org/13162/widgets/39130/documents/43002 4 Resolution
No. 2023-3
1/9/23 Amend preferences for
tenant selection for
Existing Unit Purchase
Program
https://engagefostercity.org/13162/widgets/39130/documents/39774 3 Ordinance 657 1/17/23 Amend Municipal Code
Chapters:

17.18 R-3

17.20 R-4

17.26 C-2

17.36 PD

17.94 By Right Housing
Overlay

17.12 R-1

17.14 R-2

17.16 R-T

17.22 C-0

17.24 C-1

17.28 C-M

17.55 Replacement Units

17.70 Non-conformity
Uses

17.78 Accessory Dwelling
Units
https://engagefostercity.org/13162/widgets/39130/documents/39962 Redline of Exhibits A - Q:
https://engagefostercity.org/13162/widgets/39130/documents/43018 76 REDLINE:
70 4.1
Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 865
APPENDIX H: LINKS TO ACTIONS TAKEN TO IMPLEMENT PROGRAMS OF THE HOUSING ELEMENT H-2 CITY OF FOSTER CITYHOUSING ELEMENT 2023-2031

ORDINANCE OR

RESOLUTION
DATE

ADOPTED AMENDED LINK PAGES

17.82 Emergency Shelters
Ordinance 658 1/17/23 Amend Zoning Map:

RHNA 5 Sites
https://engagefostercity.org/13162/widgets/39130/documents/39346 12 Ordinance 660 1/17/23 Rescind Municipal Code
Chapter 17.56 Floor Area
Standards
https://engagefostercity.org/13162/widgets/39130/documents/39347 5 Resolution
No. 2023-48
5/22/23 Certify Final EIR https://engagefostercity.org/13162/widgets/39130/documents/43001 72 Resolution
No. 2023-49
5/22/23 Adopt Housing Element;
amend Land Use Element
descriptions; and amend
land use designations for
Foster’s Landing and 1601
Beach Park Blvd.
https://engagefostercity.org/13162/widgets/39130/documents/43000 122 Ordinance 664 6/5/23 Amend Zoning Map:

Eaves, Foster’s Landing,
1601 Beach Park Blvd.
https://engagefostercity.org/13162/widgets/39130/documents/46100 8 Ordinance 665 6/5/23 Amend Zoning Map: 1010
Metro Center Blvd.
https://engagefostercity.org/13162/widgets/39130/documents/46101 8 Ordinance 666 6/5/23 Amend Municipal Code
Chapters:

17.14 R-2

17.82 Emergency Shelters
https://engagefostercity.org/13162/widgets/39130/documents/46102 14 Ordinance 669 10/2/23 Amend Municipal Code
Chapter 17.78 Accessory
Dwelling Units
https://engagefostercity.org/13162/widgets/39130/documents/48424 9 Ordinance 670 10/2/23 Amend Municipal Code
Chapter 17.86 Density
Bonuses
https://engagefostercity.org/13162/widgets/39130/documents/48423 6 P-13-23
Ordinance 671
10/19/2312
/18/23
Amend Chapter 17.90
BMR Housing
https://engagefostercity.org/13162/widgets/39130/documents/50563 27

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 866
APPENDIX H: LINKS TO ACTIONS TAKEN TO IMPLEMENT PROGRAMS OF THE HOUSING ELEMENT CITY OF FOSTER CITYHOUSINGELEMENT 2023-2031 H-3
Table of Contents
Introduction
List of Ordinances and Resolutions – available at: https://engagefostercity.org/housing-element Ordinance 657 – Zoning Text Amendments
Ordinance 657 – Redline of Exhibits A through Q
Ordinance 658 – Zoning Map Amendments
Ordinance 660 – Rescind Chapter 17.56
Resolution No. 2022-138 – General Plan Amendment to Town Center Resolution No. 2023-3 – Amend Preferences for Existing Unit Purchase Units Resolution No. 2023-48 – Certifying EIR, Adopting Findings, and Adopting SCAMMRP Resolution No. 2023-49 - General Plan Amendments to Adopt Housing Element and Amend Land Use and Circulation Element Draft Ordinance – Zoning Map Amendments
Draft Ordinance – Zoning Map Amendment for 1010 Metro Center Boulevard Draft Ordinance – Zoning Text Amendments for Chapters 17.14 and 17.82 Introduction
In January 2023,the City undertook certain actions including adoption of Ordinances and resolutions to comply with obligations for housing sites identified in the Sites Inventory in the RHNA 5 Housing Element and implement policies and programs contained in the Draft RHNA 6 Housing Element for 2023-2031.

Ordinance 657, Exhibits A and B: Rezone R-3 RHNA 5 Sites to R-4, Add New Chapter 17.94 By-Right Development and Ordinance 658:

Rezone R-4 RHNA 5 Sites to Allow By-Right Development
Description. Any site that is included in the Sites Inventory in both the current (RHNA 5) and proposed (RHNA 6) Housing Element must either be “up-zoned” (meaning zoned for a higher intensity of use) or rezoned to allow for “by right” development of housing at specific densities if the project includes at least 20% of its units as affordable to lower income (very low- and low-income) households. “By-right” development means that the use is allowed by right, and does not need discretionary review, but does not preclude the imposition of objective design review standards (HCD Housing Element Site Inventory Guidebook, 6/10/2020, p. 12. https://www.hcd.ca.gov/community-development/housing-element/ docs/sites_inventory_memo_final06102020.pdf ). Substantial work on new Multi-Family Objective Design Standards took place in 2021 and will be completed in 2023 following adoption of the Housing Element. (See https://designstandardsfostercity.org/ for additional information.) There are six (6) sites identified in both the RHNA 5 housing element that are also included in the RHNA 6 Draft Housing Element. The RHNA 6 Draft Housing Element proposes a zoning map amendment to either up-zone or apply an overlay for by-right development to these sites:

Table H-1: Zoning Map Amendments for RHNA 5 Sites

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 867
APPENDIX H: LINKS TO ACTIONS TAKEN TO IMPLEMENT PROGRAMS OF THE HOUSING ELEMENT H-4 CITY OF FOSTER CITYHOUSINGELEMENT 2023-2031
Site Name APN Address Old Zoning New Zoning
Harbor
Cove
094-470-
420
900 E. Hillsdale
Blvd. R-3 R-4/PD
Franciscan 094-091-
020
888 Foster City
Blvd. R-3/AHO R-4/PD/AHO
Sand Cove 094-470-
160 777 Shell Blvd. R3/PD/AHO R-4/PD/AHO
Lagoons 094-472-
010 611 Bounty Dr. R3/PD/AHO R-4/PD/AHO
Beach Cove
094-320-
040
094-330-
010
699-703
Catamaran St.

R4/PD/AHO
R-4/PD/AHO/ BRHO (with By-Right
Overlay for development with 20%
lower income)
Shadow
Cove
091-312-
420
1055 Foster City
Blvd.

R4/PD/AHO
R-4/PD/AHO/ BRHO (with By-Right
Overlay for development with 20%
lower income)
Source: Foster City Community Development Department
All six sites are designated Apartment Residential on the Land Use Map of the General Plan. As described in the Land Use Element of the General Plan, Apartment Residential allows densities of 20-35 units per acre, with additional density above the density ranges pursuant to Density Bonus Law and other incentives. The General Plan Land Use Map designation for the sites will remain Apartment Residential. The zoning of a city generally must be consistent with its General Plan (Cal. Gov. Code Section 65860). With the zoning text amendment described below, both R-3 and R-4 zoning now allow up to 35 units/acre, giving them equal density potential. The difference in height allowance between the two zones is 7 feet, which is a minor change.

State Law Requirement. Government Code Section 65583.2 contains the requirements for the Sites Inventory. HCD’s Site Inventory Guidebook provides guidance for complying with these requirements. The Guidebook notes on p. 11 that for sites that have been rezoned to allow a higher density and therefore increasing potential housing capacity of the site, they can be considered a “new” site for the purposes of the housing element inventory. This avoids the requirement for a “by right” process for reused sites.

Ordinance 657, Exhibit A and B: Amendments to R-3 and R-4 for Consistency with General Plan Minimum and Maximum Densities Description. Chapters 17.18 R-3 Medium Density Multiple-Family Residence District and 17.20 R-4 High Density Multiple-Family Residence District is modified to more clearly reflect the allowed densities described in the General Plan. The General Plan allows for densities of 15-35 units/acre for sites designated Condominium Residential, and for 20-35 units/acre for sites designated Apartment Residential. These densities are reflected in the “Area, bulk, yard and height regulations” table present in each zoning chapter.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 868
APPENDIX H: LINKS TO ACTIONS TAKEN TO IMPLEMENT PROGRAMS OF THE HOUSING ELEMENT CITY OF FOSTER CITYHOUSINGELEMENT 2023-2031 H-5
In R-3, the Minimum Lot Area Per Dwelling Unit column is revised from 2,190 to 1,244 square feet, to correctly reflect the maximum density of 35 units/acre, and a Maximum Lot Area Per Dwelling Unit column has been added, with 2,178/2,904 square feet shown, to reflect the minimum densities of 15 units/acre for condominiums and 20 units/acre for apartments, respectively.

In R-4, the Minimum Lot Area Per Dwelling Unit column has been updated from 1,245 to 1,244 square feet, to correctly reflect the maximum density of 35 units/acre, and a Maximum Lot Area Per Dwelling Unit column has been added, with 2,178/2,904 square feet shown, to reflect the minimum densities of 15 units/acre for condominiums and 20 units/acre for apartments.

State law requirement: As noted above, Government Code Section 65860 generally requires that the zoning be consistent with the General Plan.

In addition, Government Code Section 65589.5(j)(4) of the Housing Accountability Act, as amended in 2018, states in part:

A proposed housing development project is not inconsistent with the applicable zoning standards and criteria, and shall not require a rezoning, if the housing development project is consistent with the objective general plan standards and criteria but the zoning for the project site is inconsistent with the general plan. If the local agency has complied with paragraph (2), the local agency may require the proposed housing development project to comply with the objective standards and criteria of the zoning which is consistent with the general plan, however, the standards and criteria shall be applied to facilitate and accommodate development at the density allowed on the site by the general plan and proposed by the proposed housing development project (Cal. Gov. Code § 65589.5(j)(4)).

Resolution 2022-138: General Plan Amendment to Town Center and Ordinance 657, Exhibit C: Amend C-2 to Allow Mixed Use and Establish Allowed Densities
Description. The Commercial Housing Opportunity Site at 1010 Metro Center was identified by the Housing Element as a site for future housing.

The site is within the boundaries of the General Plan land use designation of Town Center Commercial and is zoned C-2 General Business District.

The language in the Town Center Commercial designation in the Land Use Element was modified by Resolution No. 2022-138 to accommodate requests to allow R&D uses and at the same time clarify that residential uses are allowed in Town Center and to specify allowed densities.

The C-2 District does include the following as a conditional use: “F. Any permitted use in any residential (R) districts” but does not specify allowed densities. Chapter 17.26 C-2 General Business District is proposed to be modified to allow only R-3 and R-4 residential uses in future development.

Two columns are added to the chapter’s Area, bulk, yard and height regulations table for Minimum and Maximum Lot Area Per Dwelling Unit (2,904 and 544 respectively) to reflect a density range of 15-60 units/acre. This reflects the existing allowed densities in the C-2 District, including:

Metro Senior Apartments: 60 units/acre
Citypark Townhouses 26 units/acre
Cityhomes East and Cityhomes West: 15 units/acre
The language in the Draft Housing Element is adjusted to clarify that the 1010 Metro Center Boulevard site is designated for commercial or a mix of commercial and residential uses.

State Law Requirement. Government Code Section 65583(a)(3) requires that cities demonstrate they have adequate sites to meet their housing obligations. Sites can be located in both residential and mixed-use zones. Government Code Section 65583.2(a)(3) includes “residentially zoned sites…” and “sites zoned for nonresidential use that can be redeveloped for residential use…” This change, combined with Item 4 below, will provide consistency between the General Plan Land Use designations and the zoning for the densities allowed in the mixed-use designations.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 869
APPENDIX H: LINKS TO ACTIONS TAKEN TO IMPLEMENT PROGRAMS OF THE HOUSING ELEMENT H-6 CITY OF FOSTER CITYHOUSINGELEMENT 2023-2031
Ordinance 657, Exhibit D: Update Planned Development Process Description. The old Planned Development (PD) process required that a General Development Plan (GDP) is established by a zoning map amendment by City Council Ordinance and the Specific Development Plan/Use Permit (SDP/UP) to be approved by Planning Commission Resolution. The GDP is the more general framework for the development and the SDP/UP include the more specific site plan, building architecture, and landscape planning. In order to facilitate residential development and in an effort to address HCD’s guidance for Sites Inventory that provides that to be considered “suitable for residential development if zoned appropriately and available for residential use during the planning period,” the zoning code amendment changes the process for housing developments to have their GDP approved by City Council Resolution instead of by Ordinance. This eliminates the need for a zoning amendment, but still provides for review by both the Planning Commission and City Council.

State Law Requirements. Government Code Section 65583.2(a) includes a list of types of sites that can be considered “land suitable for residential development,” including but not limited to sites zoned for residential use and sites zoned for nonresidential use that can be redeveloped for residential use. The amendment eliminate the need for an additional zoning ordinance to redevelop sites in a PD District with housing.

Ordinance 657 and Ordinance 660: Minimize Zoning Constraints Description. Two constraints were identified for immediate removal in the Housing Element: floor area standards and manufactured homes. The first constraint, floor area standards, establishes minimum sizes for each type and size of dwelling unit. By requiring larger units, this standard prevents the development of smaller units, which are inherently more affordable. Removal of this constraint in Chapter 17.56 is also mentioned in the previous Housing Element for 2015-2023 in Housing Program H-D-9-d. To remove this constraint, Chapter 17.65 Floor Area Standards is rescinded (Ordinance 660), along with all references to the chapter throughout the code (Ordinance 657).

The second constraint revolves around manufactured homes, building materials and types, and the evolution of the construction industry. Many new types of manufactured and factory-built homes have been developed, and State law has changed to incorporate them. In order to stay consistent with State law and ensure homes of all sizes and construction types are encouraged, the following changes are made:

In Chapter 17.04 Definitions, “Mobilehome” is rescinded, to be replaced with “Manufactured Home” (see Exhibit F of Ordinance 657).

In Chapter 17.12 R-1 Single-Family Residence District, new language describing factory built and manufactured homes is inserted (see Exhibit G of Ordinance 657).

The new language in R-1 clarifies that modular or factory-built homes should be considered the same as any other construction type and lists the federal regulations which apply to manufactured homes when they are used as permanent dwellings.

State Law Requirements. Government Code Section 65583(a)(5-6) requires that the Housing Element include a discussion of the factors that present constraints to the maintenance, improvement, or development of housing for all income levels and for persons with disabilities.

Government Code Section 65852.3 requires that manufactured homes on a foundation system be allowed on lots zoned for conventional singlefamily dwellings.

Ordinance 657, Exhibit N: Replacement Unit Requirements Description. State law requires that each jurisdiction have a policy of “no net loss,” meaning that the total count of residential units in the jurisdiction shall not be reduced, even when housing units are demolished or altered. In these cases, new units must be built as replacement units.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 870
APPENDIX H: LINKS TO ACTIONS TAKEN TO IMPLEMENT PROGRAMS OF THE HOUSING ELEMENT CITY OF FOSTER CITYHOUSINGELEMENT 2023-2031 H-7
The focus of this policy is on affordability and ensuring that affordable units are not replaced with market rate units. To this end, the replacement provisions of the policy must state that all lower income (very low- and low-income) units shall be replaced at the same level of affordability.

A new chapter is added comply with these requirements, Chapter 17.55 Replacement Units.

State Law Requirements. Government Code Section 65915 contains density bonus provisions and includes affordability provisions for replacement units in subdivision (c)(3) that replacement units shall match the proportion of lower income renter households previously existing at the site and if the proportion is not known, it shall be rebuttably presumed that the proportion of lower income renter households is the same as the Housing and Urban Development (HUD) data for the jurisdiction.

Government Code Section 66300(d) of the Housing Crisis Act of 2019 references the requirements in 65915 and includes requirements for replacement units, relocation benefits, and existing tenants’ right of first refusal for a comparable unit in the new development.

Ordinance 657, Exhibit P: Accessory Dwelling Units (ADUs) Description. The California state legislature has made changes to the State ADU laws for many years running. The updates simply bring the City’s ADU ordinance into compliance with the most recent updates and changes. Changes focus on the following areas:

Attached ADUs were limited to 16 feet in height, now revised to 25 feet or the primary dwelling height, whichever is lower.

Where ADUs are located within ½-mile of a major transit stop or on a lot with a multi-family multi-story dwelling, it shall not exceed 18 feet, with exceptions.

Any properties with ADUs built or developed by a nonprofit corporation, as defined, may qualify to be sold or conveyed separately from the primary residence.

If a local agency has not acted upon the completed application for an ADU within 60 days, the application shall be deemed approved.

Various minor clarifications.

State Law Requirements. California Government Code Section 65852.2 et seq. contains the regulations pertaining to ADUs. New legislation regarding ADUs has been adopted each year since 2016. Staff also used the Accessory Dwelling Unit Handbook Updated July 2022 published by HCD to review the recent legislation.

Ordinance 657, Exhibits F and G: Employee Housing Act
Description. The Employee Housing Act requires that all jurisdictions allow for the provision of employee housing for six or fewer employees.

Employee housing of this size must be permitted where single-family housing is permitted, without any additional permitting or regulation requirements. Two changes are proposed to meet this requirement: 1) the addition of Employee Housing to Chapter 17.04 Definitions (see Exhibit F), and the addition of Employee Housing to the permitted uses listed in Chapter 17.12 R-1 Single-Family Residential District (see Exhibit G).

State Law Requirements. California Health and Safety Code Section 17021.5 (Employee Housing Act) requires jurisdictions to permit employee housing for six or fewer employees as a single-family use. Other provisions of the Employee Housing Act apply to larger employee housing uses, which are deemed agricultural uses and therefore not relevant to Foster City.

Ordinance 657, Exhibits F, K, M, and Q: Low Barrier Navigation Center

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 871
APPENDIX H: LINKS TO ACTIONS TAKEN TO IMPLEMENT PROGRAMS OF THE HOUSING ELEMENT H-8 CITY OF FOSTER CITYHOUSINGELEMENT 2023-2031
Description. Low Barrier Navigation Centers are homeless shelters that focus on moving clients into permanent housing, providing services, and presenting as few barriers to their use as possible. State law requires that they be allowed by right in areas zoned for mixed-use and nonresidential zones permitting multi-family uses. In order to comply with state law, changes to the zoning code include:

The addition of “Navigation Center, Low Barrier” to Chapter 17.04 Definitions (see Exhibit F).

The addition of Low Barrier Navigation Centers to the list of uses permitted by right in the C-1 Neighborhood Business District zone (see Exhibit K).

The addition of Low Barrier Navigation Centers to the list of uses permitted by right in the P-F Public Facilities District zone (see Exhibit M).

The addition of text describing Low Barrier Navigation Centers, their development standards and requirements, permitting, processes, and definitions specific to their use, to Chapter 17.82 Emergency Shelters (see Exhibit Q).

State Law Requirements. Government Code Section 65660 (added by AB 101 in 2019) requires a Low Barrier Navigation Center (LBNC) be a use by right in areas zoned for mixed-use and nonresidential zones permitting multi-family uses if it meets specified requirements.

Ordinance, Exhibits F and Q: Supportive Housing
Description. Supportive Housing is housing with no limit on length of stay that is linked to on- or off-site services that assist residents in retaining housing, improving health, and maximizing residents’ ability to live and work in the community. State law requires that supportive housing be allowed by right in zones where multi-family and mixed uses are permitted, including in non-residential zones. In order to comply with state law, changes to the zoning code includes the addition of text describing Supportive Housing (see Exhibit F), their development standards and requirements, permitting, processes, and definitions specific to their use, to the existing provisions in Chapter 17.82 Emergency Shelters (see Exhibit Q).

State Law Requirements. Government Code Section 65651 (added by AB 2162) requires that supportive housing shall be a use by right in zones where multi-family and mixed uses are permitted, including nonresidential zones permitting multi-family uses. The regulation requires a local government to approve, within statutory timelines, a supportive housing development that complies with specified criteria.

Resolution No. 2023-3: Existing Unit Purchase Program-Opportunities for Supportive Housing Description. The City has an Existing Unit Purchase Program, created in 1997 pursuant to the Community Development Agency’s Affordable Housing Strategic Plan, with the goal of acquiring existing residential units to provide affordable rental housing for larger families. The City now owns six units that are rented to very low- and low-income families as part of this program. As part of this program, the City established a preference order for tenants of the units.

The Housing Element has identified a need for supportive housing, especially for persons with disabilities, due to compounding issues such as low income, racial discrimination, need for supportive services, and/or other factors. The adopted change to the Existing Unit Purchase Program adjusts the preferences, so that when vacancies occur, supportive housing providers would have an opportunity to propose renting the unit to provide supportive housing for people with disabilities. If no acceptable proposals are received, then the unit would continue to be rented to very low- and low-income households. The Program is modified via City Council Resolution.

State Law Requirements. Government Code Section 65583(a)(7) requires an analysis of special housing needs. Section 65583(c)(3) requires the jurisdiction where appropriate and legally possible, remove governmental constraints to housing, including housing for persons with disabilities.

4.1 Attachment 4 - Exhibit A Housing Element dated 1.11.2024 (redline) 872
City of

FOSTER CITY
Prepared for:

City of Foster City
Adopted May 22, 2023
Revised January 22, 2024
2023 - 2031 Housing Element Update

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 873

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 874
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 HE-i

TABLE OF CONTENTS
EXECUTIVE SUMMARY .................................................................... 1 CHAPTER 1 | INTRODUCTION ............................................................ 9 CHAPTER 2 |HOUSING NEEDS ASSESSMENT......................................13 CHAPTER 3 |AFFIRMATIVELY FURTHERING FAIR HOUSING ....................31 CHAPTER 4 | CONSTRAINTS............................................................ 45 CHAPTER 5 |HOUSING RESOURCES AND SITES ...................................53 CHAPTER 6 | OVERVIEW OF 2015-2023HOUSING ELEMENT
ACCOMPLISHMENTS .....................................................67 CHAPTER 7 | PUBLIC PARTICIPATION.................................................71 CHAPTER 8 |HOUSING GOALS, POLICIES, AND PROGRAMS ..................79

APPENDICES
Appendix A: Housing Needs Assessment
Appendix B: Foster City Fair Housing Assessment
Appendix C: Constraints to Housing
Appendix D: Housing Resources and Sites
Appendix E: Review of Previous Housing Element Policies Appendix F: Public Participation
Appendix G: Glossary
Appendix H: Links to Actions Taken to Implement Programs of the Housing Element

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 875

TABLE OF CONTENTS
HE-ii CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

LIST OF FIGURES
Figure 2-1: Population Growth Trends................................................................................................ 14 Figure 2-2: Foster City Population by Race, 2000-2019....................................................................... 15 Figure 2-3: Jobs-Household Ratio....................................................................................................... 16 Figure 2-4: Housing Type Trends........................................................................................................ 19 Figure 2-5: Households by Household Income Level........................................................................... 22 Figure 5-1: Sites Inventory Map.......................................................................................................... 63

LIST OF TABLES
Table ES-1: Foster City’s Current and Past RHNA.................................................................................. 3 Table ES-2: Housing Site Selection Criteria ........................................................................................... 7 Table 2-1: Number of Unsheltered Individuals by San Mateo County Cities ...................................... 24 Table 2-2: Foster City’s Current and Past RHNA................................................................................ 25 Table 2-3: Housing Needs Action Plan............................................................................................... 26 Table 3-1: Summary Matrix of Fair Housing Issues and Actions......................................................... 39 Table 4-1: Housing Constraints Action Plan ...................................................................................... 50 Table 5-1: Foster City Regional Housing Needs Allocation, 2023-2031 .............................................. 53 Table 5-2: Housing Site Selection Criteria ......................................................................................... 56 Table 5-3: Sites Inventory.................................................................................................................. 62 Table 6-1: RHNA Progress for 2015-2023 Units completed by Affordability ...................................... 67 Table 8-1: City of Foster City Regional Housing Needs Allocation (RHNA) for 2023-2031 Planning Period ...............................................................................................................112 Table 8-2: Summary of Foster City Housing Element Quantified Objectives by Income Category (2023-2031) ......................................................................................................112 Table 8-3: Quantified Objectives by Program (2023-2031) ...............................................................113 Table 8-4: Sites Inventory (2023-2031) ............................................................................................. 113 Table 8-5: Policy/Program Matrix.....................................................................................................115

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 876
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 HE-1

EXECUTIVE SUMMARY
Foster City’s 2023–2031 Housing Element Update provides a roadmap for how to meet the City’s growth and housing challenges, identifies what the existing housing conditions and community needs are, identifies goals, and creates a plan for additional housing in a way that is balanced with the community’s desires to retain the aspects of Foster City that make it a great place to live, work, and play. Since the last Housing Element update in 2015, many statewide housing bills have passed, with goals ranging from addressing segregation, to housing accountability, and climate resiliency. This Housing Element includes goals, policies, and programs that guide the community to meet these new requirements so Foster City can grow in a way that is safe, fair, and consistent with the City’s other long-range plans.

INTRODUCTION AND BACKGROUND
The Housing Element is an integral part of Foster City’s General Plan that serves to identify the community’s housing needs; state the community's goals and objectives with regards to housing production, rehabilitation, and conservation to meet those needs; and define the policies and programs that the community will implement to achieve the stated goals and objectives. The goals can be found in this Executive Summary, below. Because the shortage of housing is a matter of statewide concern, the State Department of Housing and Community Development (HCD) must certify the compliance of every jurisdiction’s Housing Element upon adoption. California has also established a significant number of new housing related laws to how Housing Elements address the State’s housing crisis.

The Housing Element is consistent with all the goals and policies contained in the other elements of the City of Foster City General Plan.

In particular, policies related to land use designations, infrastructure capacity (transportation, services, etc.), and environmental protection are consistent with the housing sites and quantified objectives contained in the Housing Element. Specific programs in the Housing Element to modify the Zoning Ordinance, such as provisions to remove or reduce constraints to the production of housing, are also consistent with the General Plan.

HOUSING NEEDS
Foster City is located in San Mateo County, California, on the San Francisco Bay Peninsula and has a population of 32,942 as of January 2021. A summary of facts about Foster City’s demographic data is

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 877

EXECUTIVE SUMMARY
HE-2 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
provided to establish a basis for the City’s housing needs and issues. A full version of the City’s demographic report can be found in Appendix A. Some key facts identified in this data are the following:
 The population of Foster City increased by 17.2% from 1990 to 2020, slightly below the growth rate of 19% for San Mateo County and well below the growth rate of 29% for the Bay Area. The senior population 65 and older had the largest increase between 2000 and 2019 of 97% compared to an 18% increase in the total population. Foster City’s population is expected to reach 39,070 by 2040.  Foster City is becoming more diverse. Since 2000, the percentage of White residents in Foster City has decreased while all other races and ethnicities increased—by 21 percentage points. Today, no one racial group makes up a majority of the City’s population.  The jobs-household ratio in Foster City has consistently been higher than both the County and the Bay Area region. Since 2010, the number of jobs located in the jurisdiction increased by 12.7%.  Although Foster City has a higher percentage of households (64%) with incomes greater than 100% of Area Median Income (AMI) than the County (49%), there are a significant number of households in the lower income ranges, including 14.6% of owner-occupied households and 17.3% of renter-occupied households in the very low-income category, and 6.6% of owners and 9.6% of renters in the extremely low-income category.
 The number of homes in Foster City increased 5.7% from 2010 to 2020, which is above the growth rate for San Mateo County (3.6%) and the Bay Area Region (5.0%).  The typical home value in Foster City was estimated at $1,642,750 in December 2020, an increase of 161.5% since 2001 which is above the change in the County and region. Single people and families earning a moderate income or below fall far short of being able to afford these prices.  The typical contract rent for an apartment in Foster City was $3,060 in 2019. To rent a typical apartment without cost burden, a household would need to make $122,640 per year.  The share of the housing stock that is detached single family homes in Foster City is 35.4%, below that of adjacent jurisdictions which range from 44.3% to 58%.  Higher density multi-family development in the R-3 and R-4 zoning districts is included in all of the City’s residential and mixed-use neighborhoods.
 All neighborhoods in Foster City are identified as “Highest Resource” or “High Resource” areas by State-commissioned research. There are no neighborhoods designated as “Low Resource” or “High Segregation and Poverty” areas.
 7.1% of Foster City residents have a disability and may require accessible housing, which is a lower percentage than the County and the region. The most common living arrangement for individuals with disabilities in Foster City is the home of a parent, family member, or guardian.

For this upcoming 8-year housing cycle, HCD has identified the nine-county Bay Area region’s housing need to be 441,176 units; with this number broken down into four income categories that cover housing types for all income levels, from extremely low-income households to market rate housing. This Regional Housing Needs Determination (RHND) is based on population projections produced by the California Department of Finance (DOF) as well as adjustments that incorporate the region’s existing housing need.

Foster City’s Regional Housing Needs Allocation (RHNA) for this cycle is 1,896 new housing units, which is significantly more than the previous cycle which ended in 2022, as shown in Table ES-1.

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 878

EXECUTIVE SUMMARY
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 HE-3
TABLE ES-1: FOSTER CITY’S CURRENT AND PAST RHNA
Housing Element Cycle Very Low Low Moderate Above Moderate Total 2015 – 2022 (5th Cycle) 148 87 76 119 430
2023 – 2031 (6th Cycle) 520 299 300 777 1,896
Source: ABAG, 2021. Final RHNA Allocation Report 2023-2031, December.

Foster City also prioritizes preserving assisted housing developments. The only affordability restrictions due to expire in the next 10 years are the last ten of the 74 units at Foster’s Landing, set to expire on December 31, 2023. The City has worked with the landlord, Essex Property Trust, to develop and implement several programs to assist the tenants to relocate. The majority of Foster City’s affordable housing inventory is at a low risk with many of the existing affordable units secured in perpetuity or owned and operated by non-profit housing providers.

AFFIRMATIVELY FURTHERING FAIR HOUSING (AFFH)

ASSESSMENT
“Affirmatively furthering fair housing” means taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics. California law, as established by AB 686, requires all public agencies to “administer programs and activities relating to housing and community development in a manner that affirmatively furthers fair housing, and take no action inconsistent with this obligation.” The law also requires that housing elements include an analysis of fair housing outreach and capacity, integration and segregation, access to opportunity, disparate housing needs, and current fair housing practices.

A Fair Housing Assessment for all San Mateo County jurisdictions was conducted by 21 Elements, a countywide jurisdictional collaborative. For the City of Foster City, the Assessment describes fair housing enforcement and outreach capacity, integration and segregation, access to opportunity and disparate housing needs as contributing factors that should be addressed in the city’s fair housing action plan.

Some primary findings in the Fair Housing Assessment included:
 Foster City has a high proportion of households with incomes greater than 100% AMI, a low proportion of lower than 50% AMI households, and a high share of Asian households. Foster City’s residents have grown more racially diverse since 2000 largely due to the growth of Asian Indian and Chinese residents. Where segregation (concentration of an ethnic group) exists in the city, it is for Asian residents.
 Poverty rates vary modestly across races and ethnicities—except for residents identifying as “other” races or mixed-race. More than one-fourth (26.4%) of residents identifying as “other race or multiple races” live below the poverty line, many of whom are children, compared to 6.7% in San Mateo County. Hispanic/Latinx1 residents also have lower income distribution and higher poverty rates.
1 Throughout this report, we will use the term used by the original data source, including Hispanic, Latino, and Latinx interchangeably.

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EXECUTIVE SUMMARY
HE-4 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
 There are disparities in housing cost burden in Foster City by race and ethnicity—but not by tenure (renters/owners). Black or African American (58%) and Hispanic households (42%) experience the highest rates of cost burden in the city. Asian (29%) and non-Hispanic White households (30%) are least likely to be cost burdened.
 Barriers to housing choice are largely related to the City’s very high costs of housing and lack of affordable production. Just 9% of the City’s rental units rent for $2,000 and less. The County has four times the proportion of rentals priced under $2,000 than the City.  Racial and ethnic minority students served by the San Mateo Union High School District, of which Foster City is part, experience lower 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, Pacific Islander, Hispanic, and Black students in the San Mateo Union High School District were less likely to meet the admission standards.Although San Mateo Union High School District has relatively low dropout rates—4% of students—compared to other districts in the County, dropout rates among Hispanic (7%), Black (6%), and Pacific Islander students are higher.
 80% of Housing Choice (Section 8) voucher holders in Foster City reported in a survey that finding a unit that takes vouchers is “somewhat” or “very” difficult.  20% of residents who thought they had been discriminated against in sales transactions said a real estate agent required prequalification before they would show properties; 17% were refused a mortgage loan; 10% said a real estate agent would not make a disability accommodation.  Black or African American and Hispanic residents typically work lower wage jobs, stemming from historical employment discrimination and lack of access to quality educational environments.

These jobs often do not support the City’s housing costs. As a result, Black or African American and Hispanic residents face very high levels of cost burden.  There are no existing patterns of socio-economic concentrations that could be exacerbated by the inclusion or exclusion of housing sites. The additional housing site locations in the Sites Inventory will expand housing choices by adding deed restricted affordable housing in more areas of the City.  Programs to improve housing mobility and promote housing choices and affordability throughout the city will help improve integration and access to opportunity on a more regional level.

CONSTRAINTS
Many factors can constrain the provision of the quantity and affordability of housing. These include governmental factors such as land use controls, development standards, and fees as well as nongovernmental factors, such as the price of land, cost of construction, and environmental constraints.

State law, specifically Government Code Section 65583(a)(5-6) requires that the Housing Element include a discussion of the factors that present constraints to the maintenance, improvement, or development of housing for all income levels and for persons with disabilities, including both government actions and market forces (non-governmental constraints).

The identification and analysis of these constraints have informed the City of Foster City’s development of appropriate programs to mitigate these constraints primarily through changes in the municipal code to remove constraints such as minimum unit sizes and clarify additional housing types are allowed, as provided in Chapter 8, Housing Goals, Policies, and Programs.

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EXECUTIVE SUMMARY
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 HE-5

RESOURCES AND SITES
Resources to provide additional housing include both physical sites as well as financial and administrative resources. State law requires that cities demonstrate adequate sites to meet their housing obligations, taking into consideration zoning, development standards, and the availability of public services and facilities to accommodate a variety of housing types and incomes. (See Appendix D for the detailed analysis of sites.) For a built-out city such as Foster City, finding sufficient sites can be a challenge.

The City examined several factors to assess the suitability and feasibility of properties for residential development and applied these criteria to potential sites, as indicated in Table ES-2 below. The criteria included:
 Distance to major roadways. Proximity to an arterial would minimize impacts on local streets.  Distance to an evacuation route. Foster City is basically an island with limited ingress/egress points.  Distance to amenities. a park, grocery store, bus stop, public library, or the City Recreation Center.  Adjacencies. The percentage of border not adjoining single-family or townhouse development to locate new units away from existing low-density development.  Affirmatively furthering fair housing by expanding the geographic distribution and variety of housing types and sizes in the city.

The Sites Inventory includes ten existing apartment developments that were developed at densities significantly less than what is allowed under the General Plan. They have capacity to include additional units by replacing parking areas with new units above parking, removing and replacing existing units with higher density buildings, and/or adding multi-family ADUs in portions of existing buildings not being used as livable areas. One currently non-residential site at 1601 Beach Park Boulevard will be changed to TwoFamily Residential and one non-residential site is included for a potential mixed-use development, the former OSH site at 1010 Metro Center Boulevard.
2015-2023 HOUSING ELEMENT ACCOMPLISHMENTS
This Housing Element builds upon the successes of the City’s 2015-2023 Housing Element. This is described in more detail in the appendices, which include a matrix that lists all of the 2015-2023 Housing Element programs. The following summarizes the City’s accomplishments:
 Foster City was one of only 30 out of the 539 jurisdictions in California to be exempted from the streamlined ministerial approval process (per SB 35, Chapter 366, Statues of 2017) based on the prorated progress toward meeting the lower (very low- and low-income) and above moderateincome RHNA for the RHNA 5 Cycle (2015-2023).  The City worked with developers to facilitate the completion of the Pilgrim Triton mixed-use development, which includes 20% below market rate housing mixed with market rate units in the Triton Apartments and One Hundred Grand Apartments. A change in use from office to residential for the final phase of Pilgrim Triton was approved and construction begun, including the 70-unit Laguna Vista condominiums and the 22-unit below market rate Workforce Apartments, which is now owned by the City.

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EXECUTIVE SUMMARY
HE-6 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
TABLE ES-2: HOUSING SITE SELECTION CRITERIA
Site Name
Distance
to
Arterial St
Distance to
E. Hillsdale
Blvd
(Evacuation)
Distance
to Park
Distance
to
Grocery
Store
Distance
to Bus
Stop
Distance
to Rec
Center or
Library
%
Border
with SF
or TH
AFFHExpand
Locations Size
Pipeline Projects
Laguna Vista Condos & Apts 0.0 0.0 0.0 0.7 0.1 0.5 0 N
Project Applications
Lantern Cove 0.3 1.4 0.2 0.8 0.8 2.0 13% Y 16.8
Schooner Bay 0.0 1.7 0.1 1.0 1.1 2.2 0% Y 24.8
Eaves Apartments MF ADUs 0.0 0.9 0.2 0.1 0.1 1.0 42% Y 11 RHNA 5 Sites
Franciscan Apartments 0.0 0.4 0.0 0.5 0.0 0.6 30% N 6.4 Sand Cove Apartments 0.0 0.3 0.0 0.1 0.0 0.0 0% Y 8.77
The Lagoons Apartments 0.0 0.4 0.0 0.5 0.1 0.2 0% Y 9.64 Beach Cove Apartments 0.0 0.7 0.1 0.1 0.1 0.8 14% Y 18.7 Shadow Cove Apartments 0.0 0.8 0.2 0.1 0.0 0.9 15% Y 7.9 Harbor Cove Apartments 0.0 0.0 0.0 0.2 0.0 0.6 0.0 Y 15.1 Other Residential Sites
Eaves Apartments 0.0 0.9 0.2 0.1 0.1 1.0 42% Y 11.0
Foster's Landing Apartments 0.0 0.3 0.1 0.4 0.1 0.1 0% N 29.1 Commercial Site to Allow Mixed Use
1010 Metro Center Blvd. 0.0 0.0 0.2 0.6 0.1 0.5 0% N 6.345 Non-Residential Site to Rezone to Residential
1601 Beach Park Blvd. 0.0 0.9 0.4 1.1 0.0 1.9 25% Y 1.35 Notes: = Up to 0.5 miles; less than 30% border with SF or TH = 0.6 to 0.9 miles; 30% or more border with SF or TH
= 1.0 miles or more
Y = would expand geographic area of BMR housing
N = would not expand geographic area of BMR housing
Source: Urban Planning Partners and Foster City Community Development Department.  The City worked with developers to facilitate the completion of the Foster Square mixed-use development, which includes 200 market rate senior condominiums, 131 units of assisted living and 24 memory care beds in the Atria, and 66 units of below market rate senior apartments at Alma Point, owned and operated by Mid-Peninsula Housing.
 The City adopted a Commercial Linkage Fee in December 2016 applicable to new commercial developments to support the provision of affordable housing.  The City worked with Essex Properties to develop and implement several programs to assist the BMR tenants at Foster’s Landing as the affordability covenants began to expire in phases between 2020 and 2023.

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 882

EXECUTIVE SUMMARY
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 HE-7
 City Council approved Resolution 2020-24 to place tenants at-risk of displacement in the top tier (1a) of the affordable housing preference categories.

PUBLIC PARTICIPATION
Foster City believes that community input is a critical aspect of developing a Housing Element that promotes a community-based vision for housing and responds to community needs and preferences.

While the Housing Element provides an opportunity to have a community conversation about how to address local housing challenges, develop policies, and find solutions, in Foster City we ensure that the community engagement process is ongoing throughout the 8-year RHNA cycle. This included the CommUNITY Dialogue Series and the Home is Foster City outreach program. Specific to the Housing Element update, Foster City hosted 29 public meetings or workshops, did tabling at community events, provided web-based information, and conducted surveys (see Appendix F for a complete list). In addition, the City completed focused outreach to groups that are historically under-represented in planning processes, including renters, low-income households, and disabled residents. Focused efforts included selecting appropriate meeting formats and extensive publicity; outreach through service providers, employers, and property managers; and guidance from a countywide Equity Advisory Group.

Input from the community engagement has helped shape the Housing Element, including the selection of sites and new and modified policies and programs to provide expanded housing opportunities.

HOUSING PLAN
Foster City’s housing plan includes goals, policies, and programs to provide for additional housing in a way that is balanced with the community’s desires to retain the aspects of Foster City that make it a great place to live, work, and play. The seven goals included are:
 H-A: Reinforce the City’s commitment to meeting housing needs.  H-B: Protect existing housing, waterfront character, and resources.  H-C: Protect the supply and affordability of rental housing.  H-D: Pursue public and private redevelopment opportunities to increase the supply of housing.  H-E: Address affordable housing needs.
 H-F: Address housing for special needs populations.
 H-G: Affirmatively further fair housing.

The plan provides for a variety of housing types and sizes, a mixture of rental and ownership housing, and housing that supports special needs populations. The policies and programs contained in this Housing Element support these goals while also ensuring that the City will meet its statutory obligations to affirmatively further fair housing and facilitate housing production at all income levels.

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 883

EXECUTIVE SUMMARY
HE-8 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 884
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 HE-9
CHAPTER 1 | INTRODUCTION

PURPOSE OF THE HOUSING ELEMENT
The Housing Element is one of the eight State-mandated elements of the General Plan and must address the existing and projected housing needs of all economic segments of the community. The purpose of the Housing Element is to identify the community's housing needs; state the community's goals and objectives with regards to housing production, rehabilitation, and conservation to meet those needs; and define the policies and programs that the community will implement to achieve the stated goals and objectives. The Housing Element of the Foster City General Plan identifies and addresses housing needs in the City.

California State law requires that the Housing Element be updated every eight (8) years to be responsive to changing conditions, new State law requirements, updated Regional "fair share" Housing Needs Allocations, and analyses on Affirmatively Furthering Fair Housing (AFHH). This Housing Element for the 2023–2031 planning period is an update of the City of Foster City's previous Housing Element for 2015–2023, which was adopted by the City Council in February 2015 and certified by the State of California Department of Housing and Community Development (HCD) in April 2015.

Statutory requirements for the Housing Element are delineated in California State Government Code Section 65580 – 65589.9. Per State law, the Housing Element has two main purposes:

1. To provide an assessment of both current and future housing needs and constraints in meeting these needs; and

2. To provide a strategy that establishes housing goals, policies, and programs.

The 2023–2031 Housing Element Update provides a roadmap for how to meet the City’s growth and housing challenges, identifies what the existing housing conditions and community needs are, identifies goals, and creates a plan for additional housing in a way that is balanced with the community’s desires to retain the aspects of Foster City that make it a great place to live, work, and play. Since the last Housing Element update in 2015, many statewide housing bills have passed, with goals ranging from addressing segregation, to housing accountability, and climate resiliency. This Housing Element includes goals, policies, and programs that guide the community to meet these new requirements so Foster City can grow in a way that is safe, fair, and consistent with the City’s other long-range plans. Consistent with State law, this Housing Element consists of the following major components:

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 885

1. INTRODUCTION
HE-10 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
 Housing Needs Assessment
 Fair Housing Assessment (AFFH analysis)
 Constraints to Housing Development
 Housing Resources and Sites Inventory
 Effectiveness of the Previous Housing Element
 Community Engagement
 Housing Goals, Policies, and Implementation Programs
Because the shortage of housing is a matter of statewide concern, the State Department of Housing and Community Development (HCD), must certify the compliance of every jurisdiction’s Housing Element upon adoption. Pursuant to AB 72 (2016), HCD also has new statutory authority to revoke Housing Element compliance if the local government’s actions do not comply with state law. In addition, HCD may notify the California Office of the Attorney General that the local jurisdiction is in violation of state law for non-compliance with housing element law (or other state housing laws).

This document has a summarized version of each major component with full analyses found in their respective Appendices.

WHY HOUSING IS IMPORTANT: KEY FINDINGS
The “housing crisis” in the Bay Area has been an evolving phenomenon over the past decades as high demand (and need) has continually exceeded supply and affordability. The Bay Area has experienced substantial movement, intensified by concerns about climate change, to find ways to grow sustainably— that is, to encourage regional development patterns that are more compact, transit-oriented, pedestrian-oriented, well-designed, and highly livable. A central focus of this movement—the very foundation for achieving a more sustainable and livable Bay Area—is rethinking the way in which cities plan, design, rehabilitate, preserve, and manage housing in conjunction with transportation systems, jobs, and services. Key findings and factors in this Housing Element are listed below.  Insufficient Housing Near Job Centers Hinders the State’s Environmental Quality and Runs Counter to the State’s Environmental Goals. When Californians seeking affordable housing are forced to drive longer distances to work, an increased amount of greenhouse gases and other pollutants are released, putting in jeopardy the achievement of the State’s climate goals, as established pursuant to Section 38566 of the Health and Safety Code, and clean air goals.  About 26% of the City’s Households Are Considered Lower Income. The exact income category of a household is dependent upon the size and overall income of the household. U.S. Census Data shows that about 7% of the households in Foster City are estimated to be extremely low income, 8% are estimated to be very low income, 11% are estimated to be low income (the combination of which comprises 26% considered “lower” income), 10% are estimated to be moderate income, and the remaining 64% are estimated to be above moderate income.  Market Rate Ownership Housing Continues to be Affordable Only to Above Moderate-Income Households. Market rate for-sale housing is only affordable to above moderate-income households.

The median price for a single-family home in Foster City in 2020 was approximately $1,650,000 according to Zillow.

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1. INTRODUCTION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 HE-11
 Renters Are Slightly More Cost-Burdened Than Owners. While the housing market has resulted in home prices increasing dramatically, homeowners often have mortgages with fixed rates, whereas renters are more likely to be impacted by market conditions and rent increases. When looking at the cost burden across tenure in Foster City using U.S. Census Data, 18% of renters are cost burdened, which means they spend 30% to 50% of their income on housing, compared to 19.6% of those that own. Additionally, 15% of renters are severely cost burdened, meaning they spend 50% or more of their income on housing, while 13% of owners are severely cost-burdened. Black or African American, Non-Hispanic residents are the most cost burdened with 33% spending 30% to 50% of their income on housing, and Black or African American, Non-Hispanic residents are also the most severely cost burdened with 26% spending more than 50% of their income on housing.  Foster City has a Good Mix of Housing Types. In 2020, the California Department of Finance estimated that there are 13,174 housing units in Foster City. Of these, Foster City has a good mix of housing types with about 35% of the units being single-family detached homes, 20% single-family attached, 7% in structures of 2 to 4 units, and 38% in structures with 5 or more units.  Higher density multi-family development in the R-3 and R-4 zoning districts or mixed-use zoning districts is included in all of the City’s residential and mixed-use neighborhoods.  Foster City’s Senior Population 65 Years and Older had the Largest Population Increase Between 2000 and 2019 of 97% Compared to an 18% Increase in the Total Population. According to the San Mateo County Health Department and other sources, the numbers of seniors in the population will increase significantly over the next several decades. An increase in the older population may mean there is a developing need for more senior housing options. In the year 2030, seniors will be more diverse than today, with the greatest
increase in Latino and Pacific
Islander/Asian population. San Mateo
County is an expensive place for
seniors and has the highest cost of
living of anywhere in the state for
seniors who rent. Seniors are
generally on fixed incomes, making it
difficult to downsize in their
community, due to high housing
costs. There has also been a move by
many to age-in-place facilities or
downsize to stay within their
communities, which can mean more
multi-family and accessible units are
also needed. Families and seniors of
color are even more likely to
experience challenges finding
affordable housing.

Senior Housing Building at Foster Square
Source: https://www.atriaseniorliving.com/retirement-communities/ atria-at-foster-square-foster-city-ca/photo-gallery

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 887

1. INTRODUCTION
HE-12 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031

THE VISION OF FOSTER CITY AS PRESENTED IN THE HOUSING

ELEMENT
The Housing Element is an instrumental part of implementing the City’s vision to create a sustainable Foster City through smart, inclusive, and efficient actions to enhance our quality of place for current and future generations. The Housing Element balances goals related to:
 Preserve the unique character of Foster City as a master planned waterfront community created around neighborhoods with access to amenities and services;  Address the housing needs of all segments of the community as well as those who seek to make Foster City their new home;
 Continue the City’s history of diversity and inclusion;  Maintain the City’s standard of excellence with respect to the ability of infrastructure to reliably serve our residents and businesses; and
 Contribute to the sustainability of the community and the region by using smart growth to provide opportunities for people to live closer to their jobs and closer to effective mass transit and thereby reduce the impacts on traffic, air quality, greenhouse gases, and climate change.

RELATIONSHIP TO OTHER GENERAL PLAN ELEMENTS
The General Plan serves as the ‘constitution’ for development in the City. It is a long-range planning document that describes goals, policies, and programs to guide decision-making. All developmentrelated decisions must be consistent with the City of Foster City General Plan, of which the Housing Element is but one part. If a development proposal is not consistent with a city’s general plan, it must be revised or the plan itself must be amended. State law requires a community’s general plan to be internally consistent. This means that the Housing Element, although subject to special requirements and a different schedule of updates, must function as an integral part of the overall Foster City General Plan, with consistency between it and the other General Plan elements.

The Housing Element is consistent with all the goals and policies contained in the other elements of the City of Foster City General Plan. In particular, policies related to land use designations, infrastructure capacity (transportation, services, etc.), and environmental protection are consistent with the housing sites and quantified objectives contained in the Housing Element. Specific programs in the Housing Element to modify the Zoning Ordinance, such as provisions to remove or reduce constraints to the production of housing, are also consistent with the General Plan.

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 888
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 HE-13
CHAPTER 2 | HOUSING NEEDS

ASSESSMENT
To successfully plan for housing needs, the demographic and socioeconomic variables of the community must be assessed. This chapter discusses the components of housing needs, which include population characteristics, household characteristics, and employment and housing stock conditions. Unless otherwise specified, the data in this chapter is specific to the City of Foster City. This chapter summarizes the Housing Needs Assessment. A more detailed explanation, including source references and graphs can be found in Appendix A. For the Assessment of Fair Housing required under California’s Assembly Bill 686 of 2018, please see Appendix B or a summarized version in Chapter 3.

The data for this chapter has been collected using available data from the Association of Bay Area Governments (ABAG), the 2010 U.S. Census and 2015-2019 5-year American Community Survey, the Department of Housing and Urban Development Comprehensive Housing Affordability Strategy (CHAS), the California Department of Finance, the San Mateo Annual Homeless Point in Time Count Report and other currently available real estate market data.

COMMUNITY PROFILE
Housing needs are generally influenced by population and employment trends. This section provides a summary of the changes to the population size, age, and racial composition of the city. For a more detailed analysis of housing needs, see Appendix A.

POPULATION CHARACTERISTICS AND TRENDS
Population Growth
Generally, the population of the Bay Area continues to grow because of natural growth and because the strong economy draws new residents to the region. San Mateo County makes up 10% of the total Bay Area population, which is the fifth largest metropolitan area in the country. In 2020, the County’s population was estimated to be 773,244, an increase of 19% since 1990. That trend is expected to continue— despite the impact of the pandemic—because jobs continue to be added.

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 889

2.HOUSING NEEDS ASSESSMENT
HE-14 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
As Figure 2-1 highlights, the population of Foster City increased by 17.2% from 1990 to 2020, which is slightly below the growth rate of 19% for San Mateo County and well below the growth rate of 29% for the Bay Area. As of January 2021, Foster City had a total population of 32,842. ABAG predicts Foster City’s population will continue to grow over the next two decades, reaching 39,070 in 2040.

Figure 2-1: Population Growth Trends
Note: The data shown on the graph represents population for the jurisdiction, county, and region indexed to the population in the first year shown. The data points represent the relative population growth in each of these geographies relative to their populations in that year.

For some jurisdictions, a break may appear at the end of each decade (1999, 2009) as estimates are compared to census counts.

DOF uses the decennial census to benchmark subsequent population estimates.

Source: California Department of Finance, E-5 series
Age Composition
In 2019, Foster City’s youth population under the age of 18 was 7,455 and senior population 65 and older was 5,710. These age groups represent 21.9% and 16.8%, respectively, of Foster City’s population. The senior population 65 and older had the largest increase between 2000 and 2019 of 97% compared to an 18% increase in the total population.

An increase in the older population may mean there is a developing need for more senior housing options. There has also been a move by many to age-in-place or downsize to stay within their communities, which can mean more multi-family and accessible units are also needed. Families and seniors of color are even more likely to experience challenges finding affordable housing. People of color make up 41.9% of seniors and 63.9% of youth under 18.

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 890

2.H0USING NEEDS ASSESSMENT
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 HE-15
Race and Ethnicity
Understanding the racial makeup of a city and region is important for designing and implementing effective housing policies and programs. These patterns are shaped by both market factors and government actions, such as exclusionary zoning, discriminatory lending practices and displacement that has occurred over time and continues to impact communities of color today. However, since 2000, the percentage of residents in Foster City identifying as White has decreased—and the percentage of residents of all other races and ethnicities has increased—by 21.0 percentage points (see Figure 2-2).

Figure 2-2: Foster City Population by Race, 2000-2019
Universe: Total population
Notes: Data for 2019 represents 2015-2019 ACS estimates. The Census Bureau defines Hispanic/Latinx ethnicity separate from racial categories. For the purposes of this graph, the “Hispanic or Latinx” racial/ethnic group represents those who identify as having Hispanic/Latinx ethnicity and may also be members of any racial group. All other racial categories on this graph represent those who identify with that racial category and do not identify with Hispanic/Latinx ethnicity.

Source: U.S. Census Bureau, Census 2000, Table P004; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B03002
In absolute terms, the Asian/Asian and Pacific Islander (API), Non-Hispanic population increased the most while the White, Non-Hispanic population decreased the most. Foster City has become more diverse since 2000 and today no one racial group comprises a majority of the city’s population.

Asian/API, Non-Hispanic residents make up the largest percentage (48%), which is larger than the Asian/API, Non-Hispanic population of both San Mateo County and the larger Bay Area (30% and 27%, respectively). There is significant diversity within the Asian population with the Asian Indian population 34%
45% 48%
58% 42% 37%
6% 7% 8%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
2000 2010 2019
Share of Population
Hispanic or Latinx
Other Race or Multiple Races, Non-Hispanic
White, Non-Hispanic
Black or African American, Non-Hispanic
Asian / API, Non-Hispanic
American Indian or Alaska Native, Non-Hispanic

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2.HOUSING NEEDS ASSESSMENT
HE-16 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
having the largest growth from 11% in 2010 to 15% in 2019, compared to the growth in the Chinese population over the same time period from 21% to 24%. White residents (37% of Foster City’s population) and Black or African American residents make up a similar proportion compared to the County and region, while Hispanic or Latinx residents in Foster City (8%) make up a significantly smaller proportion (24% in both the County and region).

EMPLOYMENT AND INCOME TRENDS
The balance between jobs and workers may directly influence the housing demand in a community. New jobs may draw new residents, and when there is high demand for housing relative to supply, many workers may be unable to afford to live where they work, particularly when job growth has occurred in relatively lower wage jobs. This dynamic not only means many workers will need to prepare for longer commutes, but in the aggregate, it contributes to traffic congestion and time lost for all road users. In Foster City, the congestion on the freeways has also resulted in more congestion on local City streets due to cut-through traffic or back-ups of traffic trying to access the freeways. If there are more jobs than employed residents, it means a city is relatively jobs-rich, typically also with a high jobs-to-household ratio. Although there are variations in the specific metric used, such as jobs-households, jobs-employed residents, or jobs-housing units, for the purposes of comparison to the County and the region, jobshouseholds provides a good indicator. The jobs-household ratio in Foster City has increased from 1.37 in 2002, to 1.76 jobs per household in 2018 (see Figure 2-3) which has consistently been higher than both the County and the Bay Area region. Since 2010, the number of jobs located in the jurisdiction increased by 2,420 (12.7%).

Figure 2-3: Jobs-Household Ratio
Universe: Jobs in a jurisdiction from unemployment insurance-covered employment (private, state, and local government) plus United States Office of Personnel Management-sourced Federal employment; households in a jurisdiction Notes: The data is tabulated by place of work, regardless of where a worker lives. The source data is provided at the census block level. These are cross-walked to jurisdictions and summarized. The ratio compares place of work wage and salary jobs with households, or occupied housing units.

Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files (Jobs), 2002- 2018; California Department of Finance, E-5 (Households)

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 892

2.H0USING NEEDS ASSESSMENT
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 HE-17
Although Foster City has a higher percentage of households (64%) with incomes greater than 100% of Area Median Income (AMI) compared with San Mateo County (49%), there are a significant number of households in the lower income ranges, including 14.6% of owner-occupied households and

17.3% of renter-occupied households in the very low-income category (up to 50% of AMI), including 6.6% of owners and 9.6% of renters in the extremely low-income category (less than 30% of AMI). American Indian or Alaska Native residents experience the highest rates of poverty at 26.5%, followed by Black or African American residents at 8.3%.

Throughout the region, there are disparities between the incomes of homeowners and renters. Typically, the number of low-income renters greatly outpaces the amount of housing available that is affordable for these households. In Foster City, although the largest proportion of both renters and owners falls in the greater than 100% of AMI income group, 9.6% of renters earn less than 30% of AMI compared to 6.6% of owners, and 28% of renters earn less than 80% AMI compared to 25.7% of owners.

HOUSING STOCK CHARACTERISTICS AND TRENDS
Housing Growth
The number of new homes built in the Bay Area has not kept pace with the demand, resulting in longer commutes, increasing home prices, and exacerbating issues of displacement and homelessness. The number of homes in Foster City increased 5.7% from 2010 to 2020, which is above the growth rate for San Mateo County of 3.6% and above the 5.0% growth rate of the Bay Area region’s housing stock during this time period.

Housing Costs and Cost Burden
A diversity of homes at all income levels creates opportunities for Foster City residents to live and thrive in the community.

Ownership – The typical home value1 in Foster City was estimated at $1,642,750 in December of 2020, per data from Zillow. Since 2001, the typical home value in Foster City has increased 161.5% from $628,240 to $1,642,750. This change is above the change in San Mateo County and the region. Single people and families earning a moderate income or below fall far short of being able to afford these prices.
1 Zillow describes the Zillow Home Value Index (ZHVI) as a smoothed, seasonally adjusted measure of the typical home value and market changes across a given region and housing type. The ZHVI reflects the typical value for homes in the 35th to 65th percentile range. The ZHVI includes all owner-occupied housing units, including both single-family homes and condominiums. More information on the ZHVI is available from Zillow. -The regional estimate is a household-weighted average of county-level ZHVI files, where household counts are yearly estimates from DOF's E-5 series.
- For unincorporated areas, the value is a population weighted average of unincorporated communities in the county matched to census-designated population counts.

Source: Zillow, Zillow Home Value Index (ZHVI).

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 893

2.HOUSING NEEDS ASSESSMENT
HE-18 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Rental Prices – The typical contract rent for an apartment in Foster City was $3,060 in 2019. According to Zillow, the median rent in Foster City was $3,450 in November 2022. To rent a typical apartment without cost burden, a household would need to make $122,640 per year. 2 A household is considered “cost-burdened” if it spends more than 30% of its monthly income on housing costs, while those who spend more than 50% of their income on housing costs are considered “severely cost-burdened.” In Foster City, 18% of households spend 30% to 50% of their income on housing, while

13.3% of households are severely cost-burdened and use most of their income for housing.

Renters are slightly more cost-burdened than owners. While the housing market has resulted in home prices increasing dramatically, homeowners often have mortgages with fixed rates, whereas renters are more likely to be impacted by market increases. When looking at the cost burden across tenure in Foster City, 17.7% of renters spend 30% to 50% of their income on housing compared to 19.6% of those that own. Additionally, 14.9% of renters spend 50% or more of their income on housing, while 13.3% of owners are severely cost-burdened.

Low-income residents are the most impacted by high housing costs and experience the highest rates of cost burden. Spending such large portions of their income on housing puts low-income households at higher risk of displacement, eviction, or homelessness. 80.9% of Foster City households making less than 30% of AMI spend the majority of their income on housing. For Foster City residents making more than 100% of AMI, just 0.6% are severely cost-burdened, and 87.7% of those making more than 100% of AMI spend less than 30% of their income on housing.

Housing Type and Tenure
It is important to have a variety of housing types to meet the needs of a community today and in the future. In 2020, 35.4% of homes in Foster City were single family detached, 20.0% were single family attached, 7.0% were in small multi-family buildings (2-4 units), and 37.5% were medium or large multifamily buildings (5+ units) (see Figure 2-4).

Between 2010 and 2020, the number of multi-family units increased more than single-family units.

Generally, in Foster City, the share of the housing stock that is detached single family homes is below that of other jurisdictions in the region. 57% of housing units are owner occupied and 43% of housing units are renter occupied.

Vacant units make up 5.7% of the overall housing stock in Foster City. The rental vacancy stands at 5.9%, while the ownership vacancy rate is 0.7%. A vacancy rate of at least 5% for rental housing and 2% for ownership housing is generally considered a healthy balance between supply and demand.

The number of residents who own their homes compared to those who rent their homes can help identify the level of housing insecurity—ability for individuals to stay in their homes—in a city and region.

Generally, renters may be displaced more quickly if prices increase, and are more likely to experience overcrowding. Homeownership rates often vary considerably across race/ethnicity in the Bay Area and throughout the country. In Foster City fewer residents rent than own their homes: 42.9% versus 2 Note that contract rents may differ significantly from, and often being lower than, current listing prices.

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 894

2.H0USING NEEDS ASSESSMENT
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 HE-19

57.1%. By comparison, 39.8% of households in San Mateo County and 44% of Bay Area households rent their homes.

Figure 2-4: Housing Type Trends
Universe: Housing units
Source: California Department of Finance, E-5 series
All neighborhoods in Foster City are identified as “Highest Resource” or “High Resource” areas by State-commissioned research. There are no neighborhoods designated as “Low Resource” or “High Segregation and Poverty” areas. These neighborhood designations are based on a range of indicators covering areas such as education, poverty, proximity to jobs and economic opportunities, low pollution levels, and other factors. 3 100% of households in Foster City live in neighborhoods where low-income households are likely excluded due to prohibitive housing costs (except for the limited number of units in affordable housing programs). Risk of displacement may increase as older housing stock is redeveloped or replaced.

Housing Condition
Generally, there is limited data on the extent of substandard housing issues in a community. However, Census Bureau data gives a sense of some of the substandard conditions that may be present in Foster City. 1.1% of renters in Foster City reported lacking a kitchen (likely as a result of unpermitted ADUs/garage conversions and rented rooms with no kitchen privileges) and 0.2% of renters lack 3 For more information on the “opportunity area” categories developed by HCD and the California Tax Credit Allocation Committee, see this website: https://www.treasurer.ca.gov/ctcac/opportunity.asp. The degree to which different jurisdictions and neighborhoods have access to opportunity will likely need to be analyzed as part of new Housing Element requirements related to affirmatively furthering fair housing. ABAG/MTC will be providing jurisdictions with technical assistance on this topic this summer, following the release of additional guidance from HCD.

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 895

2.HOUSING NEEDS ASSESSMENT
HE-20 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
plumbing, compared to 0% of owners who lack a kitchen and 0% of owners who lack plumbing. The City’s Code Enforcement staff estimates that approximately 10 ownership units, comprising .08% of the housing stock, need rehabilitation. The City works with non-profit organizations, such as Rebuilding Together Peninsula, to assist low-income homeowners with repairs.

The age of a community’s housing stock can provide another indicator of overall housing conditions.

Typically, housing over 30 years in age is likely to have rehabilitation needs that may include new plumbing, roof repairs, foundation work, and other repairs. In Foster City, the largest proportion of the housing stock was built from 1960 to 1979, with 8,910 units constructed during this period. With the majority of the City’s housing stock built prior to the 30-year benchmark, it is a City priority to ensure that housing units are maintained and in compliance with health and safety codes.

SPECIAL NEEDS POPULATIONS
Finally, some population groups may have special housing needs that require specific program responses, and these groups may experience barriers to accessing stable housing due to their specific housing circumstances. For resources available for these special needs populations, see Chapter 7, Resources.

SENIOR HOUSEHOLDS
Senior households often experience a combination of factors that can make accessing or keeping affordable housing a challenge. They often live on fixed incomes and are more likely to have disabilities, chronic health conditions, and/or reduced mobility. Understanding how seniors might be cost-burdened is of particular importance due to their special housing needs, particularly for low-income seniors. 74.3% of seniors making less than 30% of AMI in Foster City are spending the majority of their income on housing. For seniors making more than 100% of AMI, 85.6% are not cost-burdened and spend less than 30% of their income on housing. Seniors who rent may be at even greater risk for housing challenges than those who own, due to income differences between these groups. The largest proportion of senior households who rent make 0%-30% of AMI, while the largest proportion of senior households who are homeowners falls in the income group greater than 100% of AMI.

PERSONS WITH DISABILITIES
People with disabilities face additional housing challenges. Encompassing a broad group of individuals living with a variety of physical, cognitive, and sensory impairments, many people with disabilities live on fixed incomes and are in need of specialized care, yet often rely on family members for assistance due to the high cost of care. In Foster City, 7.1% of residents have a disability of any kind and may require accessible housing, which is a lower percentage than the County (8%) and the region (10%). 4 The American Community Survey (ACS) documents the presence of the following types of disabilities among Foster City’s residents:

Ambulatory – 3.3%
Cognitive – 1.8%
4 These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed up.

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 896

2.H0USING NEEDS ASSESSMENT
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 HE-21
Independent Living Difficulty – 2.6%
Hearing – 2.1%
Vision – 0.9%
Developmental Disabilities
In Foster City, of the population with a developmental disability, children under the age of 18 make up

48.3%, while adults account for 51.7%. The most common living arrangement for individuals with disabilities in Foster City is the home of a parent, family member, or guardian.

Large Households
Large family households often have special housing needs due to a lack of adequately sized affordable housing available. The higher costs required for homes with multiple bedrooms can result in larger families experiencing a disproportionate cost burden than the rest of the population and can increase the risk of housing insecurity. In Foster City, for large households with 5 or more persons, most units (58.3%) are owner occupied. In 2017, 1.2% of large households were very low-income, earning less than 50% of AMI. Large families are generally served by housing units with 3 or more bedrooms, of which there are 6,778 units in Foster City. Among these large units with 3 or more bedrooms, 17.6% are renter-occupied and 82.4% are owner-occupied.

Female-Headed Family Households
Households headed by one person are often at greater risk of housing insecurity, particularly femaleheaded households, who may be supporting children or a family with only one income. In Foster City, the largest proportion of households is married-couple family households at 62.2% of total, while femaleheaded households make up 7.9% of all households. Female-headed households with children may face particular housing challenges, with typically just a single wage-earner and pervasive gender inequality resulting in lower wages for women. Moreover, the added need for childcare can make finding a home that is affordable more challenging. In Foster City, 7.8% of female-headed households with children fall below the Federal Poverty Line, while 8.2% of female-headed households without children live in poverty.

Farmworkers
Across the state, housing for farmworkers has been recognized as an important and unique concern.

Farmworkers are traditionally defined as persons whose primary incomes are earned through seasonal agricultural work. Farmworkers have special housing needs because they earn lower incomes than many other workers and move throughout the season from one harvest to the next. Farmers and farmworkers are the keystone of the larger food sector, which includes the industries that provide farmers with fertilizer and equipment; farms to produce crops and livestock; and the industries that process, transport, and distribute food to consumers. While overall the Bay Area has shifted away from our historical agricultural economic base, Bay Area counties still preserve strong agricultural roots. And yet, the responsibility for farmworker housing is not just with these counties. In many counties, farmworkers choose to live within incorporated cities due to the diversity and availability of housing, proximity to schools and other employment opportunities for other family members, and overall affordability. Many

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 897

2.HOUSING NEEDS ASSESSMENT
HE-22 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
farmworker households tend to have difficulties securing safe, decent, and affordable housing. Far too often, farmworkers are forced to occupy substandard homes or live in overcrowded situations.

In the Bay Area, about 3.7% of farmworkers, including both seasonal and permanent residents, are in San Mateo County. However, per the USDA, today’s farmworkers can commute up to 75 miles to the workplace. Based on this, the need for housing for agricultural workers is not just the responsibility of Bay Area counties with a robust agricultural economy. In Foster City, according to the U.S. Census Bureau, ACS 5-Year Data (2015-2019), there are approximately 75 residents employed in the agriculture, forestry and fishing industries.

Extremely Low-Income Households
In Foster City, 63.9% of households make more than 100% of AMI, compared to 7.9% making less than 30% of AMI (1,008 households), which is a much lower percentage than the region (14.7%) or San Mateo County (13.3%) (see Figure 2-5). In San Mateo County, 30% AMI is the equivalent to the annual income of $44,000 for a family of four. Many households with multiple wage earners—including food service workers, full-time students, teachers, farmworkers, and healthcare professionals—can fall into lower AMI categories due to relatively stagnant wages in many industries.

Figure 2-5: Households by Household Income Level
Universe: Occupied housing units
Notes: Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located. The data that is reported for the Bay Area is not based on a regional AMI but instead refers to the regional total of households in an income group relative to the AMI for the county where that household is located.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 898

2.H0USING NEEDS ASSESSMENT
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 HE-23
HCD’s guidance notes that instead of using U.S. Census data to calculate the percentage of very lowincome RHNA that qualifies for extremely low-income households, local jurisdictions can presume that 50% of their RHNA for very low-income households qualifies for extremely low-income households. The City assumes that 50% of the very low-income housing need is equal to the extremely low-income housing need. As such, there is a projected need for 260 extremely low-income housing units in Foster City, or half of 520.

People Experiencing Homelessness
Homelessness remains an urgent challenge throughout the region, reflecting a range of social, economic, and psychological factors. Homelessness is disproportionately experienced by people of color, people with disabilities, those struggling with addiction and those dealing with traumatic life circumstances. In San Mateo County, the most common type of household experiencing homelessness is those without children in their care. Among households experiencing homelessness that do not have children,

75.5% are unsheltered. Of homeless households with children, most are sheltered in emergency shelters.

San Mateo County conducted the latest Point in Time (PIT) Count from February 24, 2022 through March 3, 2022. Volunteers were deployed to conduct an observational count of those experiencing unsheltered homelessness. In both 2019 and 2022, Foster City had four unsheltered homeless according to the San Mateo County PIT data (https://www.smcgov.org/media/133851/download?inline=). Foster City’s strategy has been to support Countywide efforts and agencies providing services and facilities that are better located to be effective (see Table 2-1).

More information on each of these population groups can be found in Appendix A.

ASSISTED RENTAL HOUSING “AT RISK” OF CONVERSION
Foster City prioritizes preserving assisted housing developments and at-risk units that could be lost over the next 10 years and adequately planning for preventing or minimizing tenant displacement and reduction in the local affordable housing stock. At-risk units are defined as multi-family rental housing complexes which are eligible to convert to market-rate due to the expiration of some types of affordability restrictions, such as termination of subsidy contract, mortgage prepayment, or expiring use restrictions. The only affordability restrictions due to expire in the next 10 years are the last 10 of the 74 units at Foster’s Landing, set to expire on December 31, 2023. The City has worked with the landlord, Essex Property Trust, to develop and implement several programs to assist the tenants to relocate. The majority of Foster City’s affordable housing inventory is at a low risk with many of the existing affordable units secured in perpetuity or owned and operated by non-profit housing providers. A more detailed assessment is included in Appendix A.

REGIONAL HOUSING NEEDS ALLOCATION (RHNA)
The RHNA process is the part of Housing Element Law used to determine how many new homes, and the affordability of those homes, each local government must plan for in its Housing Element. This process is repeated every 8 years, and for this cycle the Bay Area is planning for the period from 2023 to 2031.

In the case of the San Francisco Bay Area, ABAG, and HCD determine the number of housing units that should be produced in the region. This determination of need is primarily based on estimated job growth.

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 899

2.HOUSING NEEDS ASSESSMENT
HE-24 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
TABLE 2-1: NUMBER OF UNSHELTERED INDIVIDUALS BY SAN MATEO COUNTY CITIES City
2013
Count
2015
Count
2017
Count
2019
Count
2022
Count
Atherton 0 1 0 1 3
Belmont 43 11 3 7 13
Brisbane 34 21 19 4 6
Burlingame 13 7 21 25 10
Colma 7 3 1 8 1
Daly City 27 32 17 66 49
East Palo Alto 119 95 98 107 169
Foster City 7 0 6 4 4
Half Moon Bay 114 84 43 54 68
Hillsborough 0 0 0 0 0
Menlo Park 16 27 47 27 56
Millbrae 21 8 7 9 9
Pacifica 150 63 112 116 161
Portola Valley 2 0 1 0 0
Redwood City 306 223 94 221 245
San Bruno 98 8 26 12 63
San Carlos 10 20 28 30 14
San Francisco
International
Airport
5 1 3 21 14
San Mateo 103 82 48 74 60
South San
Francisco 173 55 33 42 42
Unincorporated 46 32 30 73 43
Woodside 6 2 0 0 0
Total 1,299 775 637 901 1,092
Note: Universe: Population experiencing homelessness.

Source: San Mateo County: Annual Point in Time Count Report.

ABAG then allocated that need for each jurisdiction, based on their share of the region’s households and adjusted for access to high opportunity areas, proximity of jobs to transportation and transit, and an equity adjustment to ensure that each jurisdiction receives an allocation of lower-income units that is at least proportional to its share of the region’s total households in 2020 (see Table 2-2). As shown above in Table 2-2, the amount of housing required is significantly higher than required for the last Housing Element. Approximately 43% of all new housing is required to be affordable to low- and very low-income households.

This chapter has summarized a wide variety of housing needs that are presented in more detail in Appendix A. Table 2-3 below identifies the links between the housing needs and contributing factors and highlights the key actions proposed to address these needs. Some of these needs and actions overlap with those discussed in Chapter 3 and Appendix B regarding Affirmatively Furthering Fair Housing.

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 900

2.H0USING NEEDS ASSESSMENT
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 HE-25
TABLE 2-2: FOSTER CITY’S CURRENT AND PAST RHNA
Housing Element Cycle Very Low Low Moderate Above Moderate Total 2001 – 2006 96 53 166 375 690
2007 – 2014 111 80 94 201 486
2015 – 2022 (5th Cycle) 148 87 76 119 430
2023 – 2031 (6th Cycle) 520 299 300 777 1,896
Source: ABAG, 2021. Final RHNA Allocation Report 2023-2031, December.

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 901

2.HOUSING NEEDS ASSESSMENT
HE-26 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
TABLE 2-3: HOUSING NEEDS ACTION PLAN
Housing Need Issue Contributing Factors Meaningful Actions Targets and Timelines About 32.6% of renters and 32.9% of owners
are cost burdened or severely cost burdened.

Growth in rents and sales prices have
outpaced income growth.

Lack of adequate supply of housing has
increased demand and prices.

Increase the supply of affordable
housing through a variety of
programs:
 H-A-5-b: Local, State and Federal
Funding for Affordable Housing
 Apply for at least one funding
opportunity per year
 H-A-5-e: NOFAs for Affordable
Housing
 Biannually beginning in 2024
 H-C-4-a: Rental Housing Assistance
Information
 December 2023 and then annually
 Increase number of housing vouchers
used in Foster City by 2 per year
 H-D-1-b: General Plan and Zoning
Amendments to Facilitate Housing on
Housing Opportunity Sites in the
Sites Inventory
 Prior to or upon adoption of Housing
Element
 H-D-4-a: ADUs  24 ADUs by 2031
 H-D-4-b: ADU/JADU Financial
Incentive Program
 Implement program by December
2024
 Provide 8 income-restricted ADU
units by 2031
 H-D-4-c: Preapproved ADU/JADU
Designs and Expedited Review
 December 2024
 H-D-4-d: Improved Public Information
on ADUs
 Improve website and counter
information by December 2023
 H-D-4-e: Amnesty Program for
Existing Unapproved ADUs
 Implement program by December
2025
 H-D-4-f: Objective Design Standards
for ADUs
 Adopt standards by December 2024
 H-D-4-g: Multi-Family ADUs  70 multi-family ADUs by 2031  H-D-4-i: Provide New Housing
Choices and Affordability in High
Opportunity Areas through
Additional ADUs in R-1 Zoned Areas
 Allow up to 3 ADUs per single-family
lot by December 2023
 H-D-4-j ADUs and JADUs in Religious
and Institutional Uses and School
Sites
 12 units in religious and institutional
sites by 2031
 12 units in school sites by 2031

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 902

2.H0USING NEEDS ASSESSMENT
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 HE-27
Housing Need Issue Contributing Factors Meaningful Actions Targets and Timelines  H-E-2-a: Inclusionary 20%
Requirement
 Ensure inclusionary units are provided
consistent with ordinance
requirements
 H-E-2-b: Affordable Housing Overlay
Inclusionary 15% Requirements
Including Extremely Low-Income
 Ensure inclusionary units are provided
consistent with ordinance
requirements
 H-E-6-a: Home Sharing Program  Ongoing: at least 5 new matches per year
 H-E-10-a: Improve Housing Mobility
and Increase Missing Middle Housing
Choices
 Implement a suite of programs with
mid-cycle review in 2027
Increasing senior population results in needs
to age in place, move to multi-family and/or
accessible units.

Many seniors on fixed incomes find it
difficult to keep up with increases in
housing cost.

Increase support for seniors to age in
place or move to appropriate
housing:
 H-F-1-f: Support Services for Special
Needs Population
 Host roundtable annually beginning
by December 2024
 H-F-1-h: Age Friendly Initiative  Adoption of Age-Friendly Action Plan by December 2024
Increase in jobs to household ratio creates
need for more units.

Foster City (and San Mateo County as a
whole) has added more jobs than housing
units in the past 10 years.

Increase the supply of affordable
housing through a variety of programs
(described above).

Home ownership costs are out of reach for
households earning a low or moderate
income.

Growth in sales prices has outpaced
income growth.

Provide assistance to lower income
homeowners:
 H-B-2-a: Lower-Income Homeowners
Rehabilitation Loans
 18 new loans by 2031, half very low
income and half low-income
 H-B-2-b: Facilitate Non-Profit
Rehabilitation/Maintenance
Assistance
 6 units improved with assistance by
2031 or 1 very low-income owner unit
improved with assistance per year
Persons with disabilities face additional
housing challenges
Difficulties are compounded with low
income, racial discrimination, need for
supportive services, and/or other factors.

Persons with disabilities often need
extremely low-income housing.

Provide housing that addresses special
needs for accessibility and supportive
services:
 H-B-2-a: Lower-Income Homeowners
Rehabilitation Loans
 18 new loans by 2031, half very low
income and half low-income
 H-B-2-b: Facilitate Non-Profit
Rehabilitation/Maintenance
Assistance
 6 units improved with assistance by
2031 or 1 very low-income owner unit
improved with assistance per year

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 903

2.HOUSING NEEDS ASSESSMENT
HE-28 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Need Issue Contributing Factors Meaningful Actions Targets and Timelines  H-D-4-b: ADU/JADU Financial
Incentive Program
 Implement program by December
2024
 Provide 8income-restricted ADU
units by 2031
 H-D-6-c: Amend Parking
Requirements
 December 2024
 H-E-1-a: Existing Unit Purchase
Program-Opportunities for
Supportive Housing
 One (1) unit converted to supportive
housing by 2031
 H-E-2-b: Affordable Housing Overlay
Inclusionary 15% Requirement
 Ensure inclusionary units are provided
consistent with ordinance
requirements
 H-E-9-a: Family Friendly Housing  Facilitate ten (10) rental units of 3 or more bedrooms by 2031.
 H-E-9-b: Small Housing Units  Facilitate ten (10) rental units less than 500 SF by 2031
 H-F-1-a: Facilities and Services for
Special Needs
 Establish expedited permit review
process and begin annual proactive
outreach by December 2023
 Facilitate at least one (1) new facility
serving special needs population
during the planning period
 H-F-1-c: Adaptable/Accessible Units
for the Disabled
 Ensure accessible and adaptable
units are provided consistent with
the California Building Code and that
affirmative marketing is included
consistent with Chapter 17.90 and
the City’s BMR Administrative
Guidelines
 H-F-1-d: Reasonable Accommodation  Amend Chapter 17.84 by December 2023
 Update City’s website by December
2023
 H-F-1-e: Home Sharing for Special
Needs Population
 At least 50% of home share matches
assist someone with special needs
 H-F-1-f: Support Services for Special
Needs Population
 Host roundtable annually beginning
by December 2024

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 904

2.H0USING NEEDS ASSESSMENT
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 HE-29
Housing Need Issue Contributing Factors Meaningful Actions Targets and Timelines  H-F-1-g: Extremely Low-Income Units
for Special Needs
 Ensure affirmative marketing plan is
provided and implemented for ELI
units
 H-F-1-h: Age Friendly Initiative  Adopt Age-Friendly Action Plan by December 2024
 H-F-1-i: Community Care Facilities  Amend regulations by December 2024
 H-F-3-a: Transitional and Supportive
Housing Zoning
 Ensure regulations are applied so that
transitional and supportive housing is
subject only to the same restrictions
as other residential uses in the same
zone
 H-F-3-b: Supportive Housing  Amend regulations by December 2023  H-F-1-j: Public Investment in
Accessibility
 Target areas with higher disabled
populations – Census Tracts 6083 and
6080.25
 Number of capital improvement
projects identified in the CIP budget
each year that include accessibility
improvements
 H-F-3-a: Transitional and Supportive
Housing Zoning
 Ensure regulations are applied so that
transitional and supportive housing is
subject only to the same restrictions
as other residential uses in the same
zone
 H-F-3-b: Supportive Housing  Amend regulations by December 2023
 H-C-3-c: Facilitate Resolution of
Rental Disputes
 Ongoing
 H-C-3-d: Facilitate Tenant Protection
Act of 2019 (AB 1482)
 Update website by December 2023
 Provide at least one information
session per year
 H-G-1-a: Non-Discrimination  Update website by December 2023  Hold at least one (1) informational
sessions for landlords and tenants
annually beginning in 2024

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 905

2.HOUSING NEEDS ASSESSMENT
HE-30 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Need Issue Contributing Factors Meaningful Actions Targets and Timelines  H-G-2-a: Anti-Discrimination
Regulations
 Implement program by December
2023
 Provide updated information annually
 H-G-2-b: Fair Housing Training for
Landlords and Tenants
 Conduct at least one fair housing
training for tenants and landlords
annually, beginning in 2024
 H-G-2-c: Information Specific to Fair
Housing
 Implement program by December
2023
 Number of physical locations the
resources are made available without
requiring internet access
 H-G-2-d: Multilingual Tenant
Resources
 Implement program by December
2024
 Collaboration for provision of
multilingual fair housing services
 H-G-2-e: Rental Registry  Research options and report to City Council by December 2024
Very few housing units are available for
extremely low-income households.

Growth in rents and sales prices have
outpaced income growth.

Lack of adequate supply of housing has
increased demand and prices.

Increase the supply of extremely lowincome housing:
 H-E-2-b: Affordable Housing Overlay
Inclusionary 15% Requirements
including Extremely Low-Income
 Ensure inclusionary units are provided
consistent with ordinance
requirements
 H-E-9-b: Small Housing Units  Facilitate ten (10) rental units less than 500 SF by 2031
A variety of housing types in all areas of the
city are needed to provide housing choices
for all types of households.

Growth in rents and sales prices have
outpaced income growth.

Lack of adequate supply of housing has
increased demand and prices.

Provide sites in the Sites Inventory
that expand BMR units geographically
and provide programs that provide a
variety of housing unit types:
 H-D-4-a-h: ADUs  24 ADUs by 2031
 H-E-6-a: Home Sharing Program  Ongoing: at least 5 new matches per year
 H-E-9-a: Family Friendly Housing  Facilitate ten (10) rental units of 3 or more bedrooms by 2031.
 H-E-9-b: Small Housing Units  Facilitate ten (10) rental units less than 500 SF by 2031
 H-E-10-a: Improve Housing Mobility
and Increase Missing Middle Housing
Choices
 Annual Monitoring; mid-cycle review
in 2027

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 906
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 HE-31
CHAPTER 3 | AFFIRMATIVELY

FURTHERING FAIR HOUSING
Assembly Bill (AB) 686 requires that all housing elements due on or after January 1, 2021, must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015.

Under state law, AFFH means “taking meaningful actions, in addition to combating discrimination, which overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.”
In order to comply with AB 686, the City has collaborated with Root Policy Research, 21 Elements, the Association of Bay Area Governments (ABAG), and UC Merced to complete a full assessment and outreach plan, including an analysis of the history of the region in regard to fair housing, which can be found in Appendix B including source references and charts. The Fair Housing Assessment for Foster City includes the following sections: fair housing enforcement and outreach capacity, integration and segregation, access to opportunity, disparate housing needs, and contributing factors and the City’s fair housing action plan.

PRIMARY FINDINGS
A summary of the major findings is as follows:
 Foster City replicates San Mateo County and region overall in terms of household size and household composition but diverges in household income and racial diversity: Foster City has a much higher proportion of households with incomes greater than 100% AMI than the County or region and a much lower proportion of lower than 50% AMI households. Between 2010 and 2020, the number of lower-income households (<$50,000) in Foster City declined by 22%, either because they left the city or moved to a higher-income bracket. This was offset by an increase in higher-income households ($100,000 or more) (an increase of 36%). Middle-income households ($50,000 up to $100,000) also declined in the city and county, though Foster City’s population declined the greatest at 44% compared to the decline in the county at 27%.
 In regards to racial diversity in comparison to the County, Foster City has a much higher share of Asian households (48% in Foster City compared to 30% in San Mateo County). Foster City’s residents have grown more racially diverse since 2000 largely due to the growth of Asian residents, primarily Asian Indian and Chinese. There has

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 907

3. AFFIRMATIVELY FURTHERING FAIR HOUSING
HE-32 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
also been notable growth in the city’s population of residents identifying as Black/African American (from 282 people in 2010 to 717 people in 2020) and Hispanic/Latino (an increase of 717 people between 2010 and 2020), although these populations have remained small overall (1.4% Black/African American and 7.2% Latinx in 2020) in comparison to White (31.8% in 2020) and Asian (58.8% in 2020) residents. Overall, the city has low to moderate diversity and is less diverse than the City of San Mateo and Redwood City, but somewhat more diverse than other nearby higher income communities.
 Where segregation1 exists in the city, it is for Asian residents. From 2000 to 2020, Asian residents have become increasingly more isolated, while White residents have become less segregated from other racial groups.2 In comparison to the average Bay Area city, in Foster City, Asian residents are more segregated and White residents are less segregated. There are no concentrations of above moderate-income residents in Foster City and there is less neighborhood level income segregation in Foster City than in the average Bay Area city.
 The share of the population living with at least one disability is 7% in Foster City compared to 8% in San Mateo County and 10% in the Bay Area. Foster City has no Census tracts where the population of persons with disabilities exceeds 10%. Foster City’s population of residents with a disability significantly declined between 2012 and 2020 with 84% of residents under 65 and 94% over 65 leaving the city. This is substantially higher than the county overall where younger populations have minimally decreased (-4%) and older populations increased (28%).  Foster City’s households are mostly made up of 3- to 4-person households (38%) and 2-person households (36%). Compared to the County and Bay area overall, Foster City has slightly fewer 1-person households (20% compared to 22% in the county) and 5-person households (6% compared to 11% in the county).
 Poverty rates vary modestly across races and ethnicities—except for residents identifying as “other” races or mixed-race. More than one-fourth (26.4%) of residents identifying as “other race or multiple races” live below the poverty line, many of whom are children. Hispanic/Latinx3 residents also have lower income distribution and higher poverty rates (8.3%). In Foster City, 3.5% of the 2020 population lives below the poverty line, compared to 6.7% in San Mateo County.  Foster City scores well on positive environmental outcomes, with no census tracts in the city scoring poorly. The City also scores high on California Healthy Places Index (HPI)—based on 25 community characteristics in eight categories including economic, social, education, transportation, neighborhood, housing, clean environment, and health care. o The City’s location, on the coast and away from uses that emit pollution, is a major factor that contributes to such positive environmental outcomes. With less congestion and traffic, coastal 1 Segregation is defined as a high concentration of persons of a particular race, religion, or some other category. 2 Foster City’s isolation index of 0.538 for Asian residents means that the average Asian resident lives in a neighborhood that is

53.8% Asian. Other racial groups are less isolated, meaning they may be more likely to encounter other racial groups in their neighborhoods. Additional explanation, including the isolation index values for all racial groups in Foster City for the years 2000, 2010, and 2020 can be found in Appendix B, Section 3.2. 3 Throughout this report, we will use the term used by the original data source, including Hispanic, Latino, and Latinx interchangeably.

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3. AFFIRMATIVELY FURTHERING FAIR HOUSING
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 HE-33
cities often experienced reduced air pollution, improving livability indexes and both environmental and health outcomes.
o Both Foster City and San Mateo County have also prioritized planning and policy identification for anticipated climate impacts in the Bay Area.
o In order to maintain FEMA accreditation and keep Foster City properties out of the flood zone, Foster City voters approved Measure P in 2018, authorizing the City to issue a $90 million general obligation (GO) bond to improve and strengthen the Foster City levee system. The Levee Improvements Project began construction in 2020 and is anticipated to be completed in 2024.  All of Foster City is considered a high resource area; there are no concentrations of poverty or significant racially segregated housing areas.
 Foster City offers a variety of housing types with mostly medium or large multi-family (37.5%) and single-family detached units (35.4%). One-fifth are single family attached and 7% are small multifamily units.  Renters are more likely to be living in 1- and 2-bedroom units than owners, and owners are more likely to be occupying 3- to 4- and 5-bedroom units. To the extent that larger renter households desire to live in Foster City, the lack of rental housing stock to accommodate their needs could limit their access to housing in the city.
 There are disparities in housing cost burden in Foster City by race and ethnicity—but not by tenure (renters/owners). Black or African American (58%) and Hispanic households (42%) experience the highest rates of cost burden in the city. Asian (29%) and non-Hispanic White households (30%) are least likely to be cost burdened. Renters are often more likely to be costburdened than owners—however, there are more concentrations of cost-burdened owners than renters in the city. Despite Foster City’s comparably high housing costs, cost burden is on par with the County and Bay Area.
 The vast majority of households (95%) in Foster City are not overcrowded—indicated by more than one occupant per room. This slightly better than the percentage of households that are not overcrowded in San Mateo County (92%) and the Bay Area at large (93%). However, renter households are more likely to be overcrowded, with 5.9% of households with more than one occupant per room, compared to 1.4% of owner households. Low rates of overcrowding are associated with low displacement risk in Foster City.
 Barriers to housing choice are largely related to the city’s very high costs of housing and lack of affordable production. Since 2015, the housing that has received permits to accommodate growth has largely been priced for above moderate-income households.Just 9% of the city’s rental units rent for $2,000 and less. The County has four times the proportion of rentals priced under $2,000 than the City.
 Three of the city’s nine census tracts are vulnerable to displacement and most of these are also tracts where the proportion of renters are the highest, according to a metric developed by the

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 909

3. AFFIRMATIVELY FURTHERING FAIR HOUSING
HE-34 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Urban Displacement Project.
4 Housing vulnerability/instability and risks of displacement in Foster City could be driving lower-income households (<$50,000) to leave the area at higher rates.  Mortgage denial rates are relatively modest—ranging from 12% to 20%—and similar across races and ethnicities.
 Nearly 17,000 jobs in Foster City can be accessed via public transportation and 89% of the city’s stations and vehicles are considered ADA-accessible—similar to the county overall (89%). 5 Importantly, however, substantially more jobs can be accessed by personal vehicles—in 2022, an estimated 107,000 jobs are accessible via car. This can present job access challenges for Foster City’s residents as commute times are long (33 minutes on average)—especially compared to the county (27 minutes) and surrounding jurisdictions (e.g., Redwood City has an average commute time of 26 minutes). Yearly household transportation costs could also restrict access to jobs and increase unemployment—in 2021, average transportation costs for Foster City’s residents was $14,595 per year. Combined with high housing costs, lower-income households are more likely to experience disparities in job access.
o Foster City has reduced transportation costs for commuters with shuttles, initiated between 2003 and 2012 through agreements with employers and Commute.org. Foster City’s shuttle services—North Foster City, Lincoln Centre, and Mariners Island—service relatively similar routes in the city with all shuttles servicing Chess Drive and Lakeside Drive. These same areas received the highest job proximity index by block group in 2018 with a score of 80. o Foster City’s transit lines—AC transit and SamTrans transit—are more widespread with stops in various areas of employment such as shopping areas. Census tracts that do not have shuttle service options received a lower job proximity index of 60-80 and between 2000 and 2014 reduced poverty levels at a lower rate than areas with shuttle access.  There are no prominent pockets of unemployment in Foster City—all census tracts have an unemployment rate of 0% to 8%. Foster City’s January 2021 unemployment rate of 4.1% is lower than both the Bay area region (5.9%) and county overall (6.6%).  Racial and ethnic minority students served by the San Mateo Union High School District, of which Foster City is part, experience lower 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, Pacific Islander, Hispanic, and Black students in the San Mateo Union High School District were less likely to meet the admission standards, with rates of 29%, 46%, and 46% respectively. Homeless students in the San Mateo Union High School District are less likely to meet UC or CSU admission standards compared to other school districts in the county—only 21% of students experiencing homelessness met admission rates in 2020-2021.

Although San Mateo Union High School District has relatively low dropout rates—4% of students— compared to other districts in the County, dropout rates among Hispanic (7%), Black (6%), and Pacific Islander students are higher.
4 Chapple, K., Thomas, T., and Zuk, M., 2021. Urban Displacement Project website. Berkeley, CA: Urban Displacement Project.

Also see Section 5.6 in Appendix B.
5 See Section 4.3 in Appendix B for more detailed information and sources.

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3. AFFIRMATIVELY FURTHERING FAIR HOUSING
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 HE-35
 Barriers to positive education outcomes and access to high-performing schools in the city involve various factors—absenteeism, extenuating circumstances, and dropout and discipline (e.g., suspension) rates. In Foster City, Pacific Islander students experience chronic absenteeism at a disproportionately higher rate than other students—32% of students identifying as Pacific Islander were considered chronically absent in the 2020-2021 school year. This represents a 26%-point gap between rates for the overall student body (6%). Chronic absenteeism for the county overall are similar—Pacific Islander (26%), Black/African American (18%), and Hispanic (15%) students had the highest rates compared to the county’s student body (10%). Students with disabilities are also more likely to be chronically absent—Bayshore Elementary was the only school district to have lower rates of chronic absenteeism for students with disabilities than all students in the district.  Resident-reported housing challenges and discrimination. Nearly 150 residents of Foster City completed a survey about their housing challenges conducted by Root Policy Research for all San Mateo County jurisdictions. Most respondents did not report housing concerns, and most were owners. Respondents proportionally represented Black or African American and Hispanic residents in the city; however, more respondents were White and fewer were Asian than in the city overall.  The top needs identified by those with challenges include:
o 80% of Housing Choice (Section 8) voucher holders said finding a unit that takes vouchers is “somewhat” or “very” difficult. These respondents cited a variety of factors for those difficulties including vouchers not covering rent (38%), not enough time to find units that accept vouchers (38%), landlords not renting to voucher holders (23%), and difficulty finding information about units that accept vouchers (23%);
o 20% of respondents said that public transit does not go to needed locations or operate during times needed, and 14% said they cannot get to transit easily or safely; o 20% said their house or apartment is not large enough for their family; o 15% of respondents said they would like to move from their current housing but cannot afford to; and
o 11% said the HOA in their neighborhood would not let them make desired changes to their house or property.
 Some residents reported experiencing housing discrimination:
o Respondents with disabilities said they had been told their rent would cost more because of their service or emotional support animal and/or told they could not have a service or emotional support animal.
o 20% of residents who thought they had been discriminated against in sales transactions said a real estate agent required prequalification before they would show properties; 17% were refused a mortgage loan; 10% said a real estate agent would not make a disability accommodation. o The top reasons for being denied housing were:
 Landlord not accepting the applicants’ source of income such as social security or disability benefits (28% of those denied).
 Lack of a stable housing record (28%).
 Lack of a regular or consistent job or job history (28%).  Income too low (17%).

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 911

3. AFFIRMATIVELY FURTHERING FAIR HOUSING
HE-36 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
 Health care or service needs (17%).
 Foreclosure, children in the household, real or perceived sexual orientation or gender identity, COVID, and/or language spoken (each 11%).
o Though fair housing complaints and inquiries are rather low in Foster City, four of seven inquiries in the past eight years (2013-2021) were cited as “disability” bias—compared to Redwood City (five) and the City of San Mateo (four).
o The City is aware of two legal cases in Foster City involving fair housing issues. The first case related to the Redevelopment Plan adopted by the Foster City Community Development Agency (Agency) in November 1981 and the Housing Element adopted by the City in May 1981. The Settlement Agreement imposes minimums on the Agency for spending on low- and moderateincome housing and for the quantity of affordable housing by income level. The second case was in 2004 between BRE Properties (former owner of Foster’s Landing), a Foster’s Landing tenant, and Department of Fair Employment and Housing (DFEH) resulting in the agreement by BRE Properties to provide training on the duties, responsibilities, obligations, and rights of an owner and/or managing agent.
o The proposed housing sites in the Sites Inventory are well distributed throughout the city.

The additional housing site locations in the Sites Inventory will expand deed restricted affordable housing to the southern edge of the city with inclusion of the Lantern Cove and Schooner Bay sites, and farther west to the Harbor Cove site. There are not existing patterns of socioeconomic concentrations that could be exacerbated by the inclusion or exclusion of housing sites. Sites are discussed in depth in Chapter 5, Housing Resources and Sites and Appendix D, Housing Resources and Sites. The AFFH analysis of the Sites Inventory is discussed in detail in Appendix B, Section 6.
o There are a few tracts with some larger deviations from citywide averages that may be suitable for geographic targeting of programs. Observations on the factors that have more variation from citywide averages include:
 Disability. Census tracts 6083 (Neighborhood 3) and 6080.25 (central Foster City) have the highest percentage of persons with a disability at 9.2% and 9.6%, respectively, compared to the citywide average of 7.1%. Tract 6080.25 includes the City’s two affordable senior apartments and Atria assisted living facility. Geographic targeting of Program H-F-1-j Public Investment in Accessibility could be utilized in these two tracts.  Renter Cost Burden. Census tract 6080.13 and 6080.23 (Neighborhoods 7 and 8) include the highest renter cost burden at 49.5% compared to the citywide average of 32.6%. The Lantern Cove and Schooner Bay sites in this area will increase the significantly housing options and affordable housing in this neighborhood.
 Owner Cost Burden. Census tracts 6083 (Neighborhood 3) and 6082 (Neighborhood 2) include higher owner cost burden at 41.1% and 38.9%, respectively, compared to the citywide average of 32.9%. Geographic targeting of Program H-B-2-a Lower-Income Homeowner Rehabilitation Loans and H-B-2-b: Facilitate Non-Profit Rehabilitation/ Maintenance Assistance could help address this.

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 912

3. AFFIRMATIVELY FURTHERING FAIR HOUSING
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 HE-37

CONTRIBUTING FACTORS AND FAIR HOUSING ISSUES
The following fair housing issues were identified as a result of the detailed analysis included in Appendix B:
 Foster City’s high housing costs limit housing choice and have a disproportionate impact on Black or African American and Hispanic households.

Contributing Factors
o Black or African American and Hispanic residents typically work lower wage jobs, stemming from historical employment discrimination and lack of access to quality educational environments.

These jobs often do not support the city’s housing costs. As a result, Black or African American and Hispanic residents face very high levels of cost burden (Highest priority). o The lack of housing in Foster City to accommodate larger renter households can disproportionately impact households of color, which tend to be larger (Highest priority).  Foster City’s low production of affordable housing limits housing choices of Black or African American and Hispanic households who have lower incomes.

Contributing Factors
o Foster City has had limited production of affordable housing. Since 2015, the housing that has received permits to accommodate growth has largely been priced for above moderate-income households. Pursuant to the City’s inclusionary requirements, approximately 20% of the new housing units since 2015 are restricted for very low-, low- and moderate-income households, leaving approximately 80% at market rate, which is affordable to moderate or above moderateincome households. Just 9% of the city’s rental units rent for $2,000 and less. San Mateo County has four times the proportion of rentals priced under $2,000 than the City (High priority).  Foster City’s multi-family housing is aging and vulnerable to redevelopment and displacement of low- and moderate-income households.

Contributing Factors
o The high water table in Foster City creates maintenance needs, particularly for multi-family buildings (Medium Priority).
o Aging, low-density apartment developments may have economic incentives to redevelop (High priority).
 Residents report experiencing fair housing discrimination in Foster City mostly based on disability and/or being a voucher holder/source of income. Few of those experiencing discrimination file complaints or take action.

Contributing Factors
o Property owners’ lack of knowledge about fair housing laws (High priority). o Property owners violating fair housing laws (High priority).  Black or African American, Hispanic, and Pacific Islander students are less likely than other students to meet college admission standards and have higher high school dropout rates.

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 913

3. AFFIRMATIVELY FURTHERING FAIR HOUSING
HE-38 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Contributing Factors
o The underlying factors for these differences are unknown and need to be examined as part of AFFH actions (Low priority).

CONTRIBUTING FACTORS AND FAIR HOUSING ACTION PLAN
The disparities in housing choice and access to opportunity discussed above stem from historical actions, socioeconomic factors that limit employment and income growth, broad barriers to open housing choice, and until recently, very limited resources to respond to needs.

Foster City has historically accommodated a diversity of housing needs by offering a variety of housing types in all residential neighborhoods—more so than many jurisdictions in the County. Yet home values and rents are much higher in Foster City than in the County and the Bay area overall. Foster City’s fair housing actions that are part of the overall Housing Element are intended to address barriers to housing choice by adding affordable housing options and preserving existing housing opportunities. Table 3-1 below summarizes the fair housing issues, contributing factors, and implementation programs included in the Housing Element to affirmatively further fair housing in Foster City, many of which also address housing needs identified in Table 2-3, Housing Needs Action Plan.

Contributing factors have been prioritized giving highest priority to those factors that:
 limit or deny fair housing choice,
 limit access to opportunity, or
 negatively impact fair housing or civil rights compliance.

The priorities for the Fair Housing Action Plan are:

1. Address disproportionate impacts by increasing the supply of affordable housing and providing more housing choices throughout the city. (Highest)

2. Protect tenants from displacement through an anti-displacement strategy. (High)

3. Address housing discrimination through fair housing information and training. (High)

4. Address housing discrimination by providing additional support and opportunities for housing to meet special needs. (High)
The City also considered the limitations of the City’s authority/ability to influence change in a contributing factor. Lower prioritization also reflects the limitations of the City’s powers to change some factors.

4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 914

3. AFFIRMATIVELY FURTHERING FAIR HOUSING
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 HE-39

FAIR HOUSING ACTION PLAN
TABLE 3-1: SUMMARY MATRIX OF FAIR HOUSING ISSUES AND ACTIONS Fair Housing Issue Contributing Factors Meaningful Actions Targets and Timelines Foster City’s high housing costs limit housing
choice and have a disproportionate impact on
Black or African American and Hispanic
households.

Black or African American and Hispanic
residents typically work lower wage jobs,
stemming from historical employment
discrimination and lack of access to quality
educational environments. These jobs
often do not support the city’s housing
costs. As a result, Black or African
American and Hispanic residents face very
high levels of cost burden. Low Priority
The lack of housing in Foster City to
accommodate larger renter households
can disproportionately impact households
of color, which tend to be larger.

Moderate Priority
Increase the supply of affordable
housing through a variety of
programs:
 H-C-4-a: Rental Housing Assistance
Information
 December 2023 and then annually
 Increase number of housing vouchers
used in Foster City by 2 per year
 H-D-1-b: General Plan and Zoning
Amendments to Facilitate Housing
on Housing Opportunity Sites in the
Sites Inventory
 Prior to or upon adoption
 H-D-4-a: ADUs  24 ADUs by 2031
 H-D-4-b: ADU/JADU Financial
Incentive Program

 Implement program by December
2024
 Provide 8 income-restricted ADU
units by 2031
 H-D-4-c: Preapproved ADU/JADU
Designs and Expedited Review
 December 2024
 H-D-4-d: Improved Public
Information on ADUs
 Improve website and counter
information by December 2023
 H-D-4-e: Amnesty Program for
Existing Unapproved ADUs
 Implement program by December
2025
 H-D-4-f: Objective Design Standards
for ADUs
 Adopt standards by December 2024
 H-D-4-g: Multi-Family ADUs

 70 multi-family ADUs by 2031
 H-D-4-i: Provide New Housing
Choices and Affordability in High
Opportunity Areas through
Additional ADUs in R-1 Zones Areas
 Amend Chapter 17.78 by December
2023
 H-D-4-j ADUs and JADUs in Religious
and Institutional Uses and School
Sites
 12 units in religious and institutional
sites by 2031
 12 units in school sites by 2031