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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F-8 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
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F-10 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
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F-12 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
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4 4.1
Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1446
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F-16 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
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F-18 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
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F-20 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
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F-22 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
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4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1455
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F-24 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
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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F-28 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
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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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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
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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.
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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.
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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
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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 B Housing Element dated 1.11.2024 (clean) 1467
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 B Housing Element dated 1.11.2024 (clean) 1468
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 B Housing Element dated 1.11.2024 (clean) 1469
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 B Housing Element dated 1.11.2024 (clean) 1470
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 B Housing Element dated 1.11.2024 (clean) 1471
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
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1472
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 B Housing Element dated 1.11.2024 (clean) 1473
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
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1474
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-43
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
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1475
APPENDIX F: PUBLIC PARTICIPATION
F-44 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
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.
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1476
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-45
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.
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1477
APPENDIX F: PUBLIC PARTICIPATION
F-46 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
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
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1478
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-47
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1479
APPENDIX F: PUBLIC PARTICIPATION
F-48 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1480
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-49
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APPENDIX F: PUBLIC PARTICIPATION
F-50 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
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
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1482
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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
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1483
APPENDIX F: PUBLIC PARTICIPATION
F-52 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
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
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1484
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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
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1485
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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
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1486
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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
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1487
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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.
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1488
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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
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1489
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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 B Housing Element dated 1.11.2024 (clean) 1491
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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 B Housing Element dated 1.11.2024 (clean) 1492
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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 B Housing Element dated 1.11.2024 (clean) 1493
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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 B Housing Element dated 1.11.2024 (clean) 1494
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4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1495
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 B Housing Element dated 1.11.2024 (clean) 1496
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Thomas Leach
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1497
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F-66 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Marlene Subhashini April 8, 2022
Leslie Carmichael
Leslie Parks
Foster City – City Hall
610 Foster City Blvd.
Foster City, CA 94404
RE: 1010 Metro Center Blvd., Foster City
Marlene, Leslie and Leslie,
Thank you for reaching out and considering the referenced property for possible inclusion in the current Housing Element update for Foster City. I understand and appreciate the need for housing and believe that the property could, potentially, make a meaningful contribution towards the State’s housing requirement.
Given its size, access and location within the community, I believe that the property could accommodate a first-in-class multifamily rental or other residential type of community that would add to the housing options in Foster City and compliment the surrounding mix of neighborhood uses. I am currently analyzing residential development scenarios to ensure that residential zoning offers an economically viable alternative to the existing development options and current improvements. I hope to be able to complete the analysis in the near future. Meanwhile, I welcome the opportunity to be included in the process by adding residential zoning as an option for the property as long as the existing commercial zoning and allowed uses remain in place.
Some of the residential developers I have spoken with suggest that given the quantity of housing required and the limited supply of locations either vacant land or
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1498
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developed that the City, as part of this Housing Element update, reevaluate its historic allowance of 35 units per acre and consider allowing up to 75 units per acre on selected sites, depending on the property specifics and location. The subject parcel due to its size, location and relatively low impact on surrounding property (fronting on two major boulevards with only two sides sharing common property lines) would, provided its is economically feasible, be a prime candidate to accommodate higher density with minimal impact on the community.
Thank you again for all of your efforts and I look forward to working together toward a mutually successful outcome.
Sincerely,
Vincent Curci
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1499
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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
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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.
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1500
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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.
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1501
APPENDIX F: PUBLIC PARTICIPATION
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 B Housing Element dated 1.11.2024 (clean) 1502
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-71
388 17th Street, Suite 230
Oakland, CA 94612
650.468.7890
[email protected]
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1503
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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 B Housing Element dated 1.11.2024 (clean) 1509
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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.
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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
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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
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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 B Housing Element dated 1.11.2024 (clean) 1512
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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 B Housing Element dated 1.11.2024 (clean) 1513
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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 B Housing Element dated 1.11.2024 (clean) 1514
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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
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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])
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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
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4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1540
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-109
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1541
APPENDIX F: PUBLIC PARTICIPATION
F-110 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1542
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-111
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1543
APPENDIX F: PUBLIC PARTICIPATION
F-112 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1544
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-113
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1545
APPENDIX F: PUBLIC PARTICIPATION
F-114 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1546
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-115
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1547
APPENDIX F: PUBLIC PARTICIPATION
F-116 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1548
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-117
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1549
APPENDIX F: PUBLIC PARTICIPATION
F-118 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1550
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-119
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1551
APPENDIX F: PUBLIC PARTICIPATION
F-120 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1552
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-121
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1553
APPENDIX F: PUBLIC PARTICIPATION
F-122 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1554
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-123
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1555
APPENDIX F: PUBLIC PARTICIPATION
F-124 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1556
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-125
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1557
APPENDIX F: PUBLIC PARTICIPATION
F-126 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1558
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-127
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1559
APPENDIX F: PUBLIC PARTICIPATION
F-128 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1560
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-129
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1561
APPENDIX F: PUBLIC PARTICIPATION
F-130 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1562
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-131
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1563
APPENDIX F: PUBLIC PARTICIPATION
F-132 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1564
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 B Housing Element dated 1.11.2024 (clean) 1565
APPENDIX F: PUBLIC PARTICIPATION
F-134 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1566
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-135
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1567
APPENDIX F: PUBLIC PARTICIPATION
F-136 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1568
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-137
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1569
APPENDIX F: PUBLIC PARTICIPATION
F-138 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1570
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-139
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1571
APPENDIX F: PUBLIC PARTICIPATION
F-140 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1572
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-141
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1573
APPENDIX F: PUBLIC PARTICIPATION
F-142 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1574
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-143
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1575
APPENDIX F: PUBLIC PARTICIPATION
F-144 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1576
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 B Housing Element dated 1.11.2024 (clean) 1577
APPENDIX F: PUBLIC PARTICIPATION
F-146 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1578
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-147
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1579
APPENDIX F: PUBLIC PARTICIPATION
F-148 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1580
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-149
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1581
APPENDIX F: PUBLIC PARTICIPATION
F-150 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1582
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-151
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1583
APPENDIX F: PUBLIC PARTICIPATION
F-152 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1584
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-153
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1585
APPENDIX F: PUBLIC PARTICIPATION
F-154 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1586
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-155
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1587
APPENDIX F: PUBLIC PARTICIPATION
F-156 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1588
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-157
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1589
APPENDIX F: PUBLIC PARTICIPATION
F-158 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1590
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-159
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1591
APPENDIX F: PUBLIC PARTICIPATION
F-160 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1592
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-161
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1593
APPENDIX F: PUBLIC PARTICIPATION
F-162 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1594
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-163
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1595
APPENDIX F: PUBLIC PARTICIPATION
F-164 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1596
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-165
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1597
APPENDIX F: PUBLIC PARTICIPATION
F-166 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1598
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-167
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1599
APPENDIX F: PUBLIC PARTICIPATION
F-168 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1600
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-169
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1601
APPENDIX F: PUBLIC PARTICIPATION
F-170 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1602
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-171
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1603
APPENDIX F: PUBLIC PARTICIPATION
F-172 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1604
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-173
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1605
APPENDIX F: PUBLIC PARTICIPATION
F-174 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1606
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-175
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1607
APPENDIX F: PUBLIC PARTICIPATION
F-176 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1608
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-177
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1609
APPENDIX F: PUBLIC PARTICIPATION
F-178 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1610
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-179
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1611
APPENDIX F: PUBLIC PARTICIPATION
F-180 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1612
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-181
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1613
APPENDIX F: PUBLIC PARTICIPATION
F-182 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1614
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-183
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1615
APPENDIX F: PUBLIC PARTICIPATION
F-184 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1616
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-185
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1617
APPENDIX F: PUBLIC PARTICIPATION
F-186 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1618
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-187
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1619
APPENDIX F: PUBLIC PARTICIPATION
F-188 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1620
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 B Housing Element dated 1.11.2024 (clean) 1621
APPENDIX F: PUBLIC PARTICIPATION
F-190 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1622
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-191
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1623
APPENDIX F: PUBLIC PARTICIPATION
F-192 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1624
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-193
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1625
APPENDIX F: PUBLIC PARTICIPATION
F-194 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1626
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-195
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1627
APPENDIX F: PUBLIC PARTICIPATION
F-196 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1628
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-197
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1629
APPENDIX F: PUBLIC PARTICIPATION
F-198 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1630
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-199
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1631
APPENDIX F: PUBLIC PARTICIPATION
F-200 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1632
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-201
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1633
APPENDIX F: PUBLIC PARTICIPATION
F-202 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1634
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-203
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1635
APPENDIX F: PUBLIC PARTICIPATION
F-204 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1636
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-205
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1637
APPENDIX F: PUBLIC PARTICIPATION
F-206 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1638
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-207
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1639
APPENDIX F: PUBLIC PARTICIPATION
F-208 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1640
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-209
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1641
APPENDIX F: PUBLIC PARTICIPATION
F-210 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1642
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-211
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1643
APPENDIX F: PUBLIC PARTICIPATION
F-212 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1644
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-213
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1645
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 B Housing Element dated 1.11.2024 (clean) 1646
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-215
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1647
APPENDIX F: PUBLIC PARTICIPATION
F-216 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1648
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-217
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1649
APPENDIX F: PUBLIC PARTICIPATION
F-218 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1650
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-219
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1651
APPENDIX F: PUBLIC PARTICIPATION
F-220 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1652
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-221
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1653
APPENDIX F: PUBLIC PARTICIPATION
F-222 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
HOUSING ELEMENT PUBLIC COMMENTS RECEIVED 8/14/2023
2023-08-14: John Hyjer
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1654
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-223
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1655
APPENDIX F: PUBLIC PARTICIPATION
F-224 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1656
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 B Housing Element dated 1.11.2024 (clean) 1657
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 B Housing Element dated 1.11.2024 (clean) 1658
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 B Housing Element dated 1.11.2024 (clean) 1659
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 B Housing Element dated 1.11.2024 (clean) 1660
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 B Housing Element dated 1.11.2024 (clean) 1661
APPENDIX G. GLOSSARY
G-6 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1662
CITY OF FOSTER CITYHOUSING ELEMENT 2023-2031 H-1
APPENDIX H | LINKS TO ACTIONS TAKEN TO IMPLEMENT PROGRAMS OF THE
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
17.82 Emergency Shelters
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 B Housing Element dated 1.11.2024 (clean) 1663
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
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 Ordinance 671 12/18/23 Amend Chapter 17.90
BMR Housing
https://engagefostercity.org/13162/widgets/39130/documents/50563 27
4.1 Attachment 4 - Exhibit B Housing Element dated 1.11.2024 (clean) 1664
4894‐0751‐5308 v1
EXHIBIT C
Land Use Plan Amendment to Beach Park Elementary School from Neighborhood Commercial to School
Beach Park Elementary School
1058 Beach Park Boulevard
APN: 094‐473‐030
School
4.1 Attachment 4- Exhibit C-Land Use Plan Amendment for Beach Park Elementary School 1665
ORDINANCE NO. ______
AN ORDINANCE OF THE CITY OF FOSTER CITY AMENDING THE FOSTER CITY
ZONING MAP TO CHANGE THE ZONING DESIGNATION AT BEACH PARK ELEMENTARY SCHOOL (APN 094-473-030) FROM C-1/PD NEIGHBORHOOD
BUSINESS/PLANNED DEVELOPMENT DISTRICT TO PF PUBLIC FACILITIES
DISTRICT AND FINDING THE AMENDMENT WITHIN THE SCOPE OF THE
ENVIRONMENTAL IMPACT REPORT PREPARED FOR THE NEW ELEMENTARY SCHOOL IN FOSTER CITY PROJECT AND CERTIFIED BY THE SAN MATEOFOSTER CITY SCHOOL DISTRICT – RZ2024-0002
CITY OF FOSTER CITY
WHEREAS, there is a shortage of affordable housing in the City of Foster City (City) as documented in the Regional Housing Needs Assessment (RHNA) 6 Housing Element for 2023-2031 Planning Period; and
WHEREAS, California Government Code Section 65580(d) states that all cities have a responsibility to use the powers vested in them to facilitate the improvement and development of housing and to make adequate provision for the housing needs of all economic segments of the community; and
WHEREAS, the Foster City Housing Element for the 2023-2031 Planning Period includes Programs H-D-5-a and H-D-4-j to facilitate the provision of housing at school sites; and
WHEREAS, the City will implement Programs H-D-5-a and H-D-4-j through the use of the PF Public Facilities zoning district; and
WHEREAS, the site of the Beach Park Elementary School is currently zoned C1/PD Neighborhood Business/Planned Development that was appropriate for the former use of the site as Charter Square Shopping Center; and
WHEREAS, on March 20, 2024, the City Council adopted a Resolution amending the Land Use Map to change the designation for Beach Park Elementary School (APN 094-473-030) from Neighborhood Commercial to School; and WHEREAS, the City wishes to have zoning consistent with the General Plan and appropriate for the school use of the site; and
WHEREAS, a Notice of Public Hearing was duly posted, published, and mailed to the property owner of the subject site and property owners within 300 feet radius of the subject site, for consideration at the Joint Planning Commission and City Council meeting of March 20, 2024, including as required by Government Code Sections 65856 and
4.1 Attachment 5 - City Council Ordinance adopting Zoning Map Amendment 1666
R Z 2 0 2 4 - 0 0 0 1
65090, the Notice contained the information required by Government Code Section 65094, and was published in compliance with Government Code Section 6061 on March 6, 2024 in the Foster City Islander, in an advertisement full page size; and, on said date, the Public Hearing was opened, held and closed; and
WHEREAS, by adoption of Resolution No. 7/17-18 on January 11, 2018, the Board of Trustees of the San Mateo-Foster City School District certified the New Elementary School in Foster City Project Environmental Impact Report (SCH #2017032039) and adopted California Environmental Quality Act (CEQA) findings, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program; and
WHEREAS, the Planning Commission of the City of Foster City carefully reviewed and considered the staff report and all attachments thereto presented as part of the agenda for the public hearing regarding the proposed ordinance to amend the Foster City Zoning Map including any and all timely submitted correspondence, all information submitted at or prior to the public hearing, and all public comment and testimony presented at the public hearing (collectively, the Record) and adopted Resolution P-__- 24 recommending approval of the amendment to the Zoning Map; and WHEREAS, the City Council of the City of Foster City carefully reviewed and considered the staff report and all attachment thereto presented as part of the agenda for the public hearing regarding the proposed ordinance to amend the Foster City Zoning Map any and all timely submitted correspondence, all information submitted at or prior to the public hearing, and all public comment and testimony presented at the public hearing (collectively, the Record); now, therefore, be it resolved that:
THE CITY COUNCIL OF THE CITY OF FOSTER CITY DOES ORDAIN AS FOLLOWS:
Section 1. The foregoing Recitals are true and correct and are incorporated herein by this reference.
Section 2. The City Council does hereby find and determine based upon the aforementioned Record as follows:
a) The Public Hearing was properly noticed and conducted in accordance with State law and the Foster City Municipal Code; and
b) The provision of safe and stable housing for households at all income levels is essential for the public welfare of the City. Housing in Foster City, both rental and for-sale housing, has become steadily more expensive and housing costs have gone up faster than incomes. Federal and state government programs do not provide enough affordable housing to satisfy the needs of very low, low, or moderate income households. As a result, there is a severe shortage of adequate, affordable housing for very low, lower, and moderate income households, as evidenced by the findings in the City’s Housing Element; and
4.1 Attachment 5 - City Council Ordinance adopting Zoning Map Amendment 1667
R Z 2 0 2 4 - 0 0 0 1
c) The proposed amendment to the Foster City Zoning Map is consistent with the General Plan, specifically the 2023-2031 Housing Element including Housing Programs H-D-4-j ADUs and JADUs in Religious and Institutional Uses and School Sites and H-D-5-a School Sites, which specifically call for facilitation of housing at school sites;
d) The proposed amendment to the Foster City Zoning Map to change the zoning designation to PF Public Facilities is consistent with the General Plan Land Use designation of the site as “School”; and
e) The change to the Zoning Map is within the scope of the Environmental Impact Report prepared for the New Elementary School in Foster City certified by the San Mateo-Foster City School District on January 11, 2018 by adoption of Resolution No. 7/17-18 (SCH 2017032039).
Section 3. That the City of Foster City Zoning Map is hereby amended as set forth in the attached Exhibit A as listed below, attached hereto and incorporated herein:
Beach Park Elementary School, 1058 Shell Boulevard (APN: 094-473-030) from C-1/PD Neighborhood Business/Planned Development District to PF Public Facilities District.
Section 4. Severability. If any section, subsection, sentence, clause, or phrase of this ordinance is held to be invalid or unconstitutional including by any court with jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council declares that it would have passed this ordinance, and each section, subsection, clause, or phrase thereof, irrespective of the fact that any one or more other sections, subsections, clauses, or phrases may be declared invalid or unconstitutional.
Section 5. Taking Effect. This ordinance shall take effect thirty (30) days following its final passage.
Section 6. Posting. Within fifteen (15) days after the adoption of this Ordinance, the City Clerk shall have it posted in three (3) public places designated by the City Council.
4.1 Attachment 5 - City Council Ordinance adopting Zoning Map Amendment 1668
R Z 2 0 2 4 - 0 0 0 1
This ordinance was introduced and read on the 20th day of March, 2024, and passed and adopted on the __ day of April, 2024, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
PATRICK SULLIVAN, MAYOR
ATTEST:
PRISCILLA SCHAUS, CITY CLERK
4.1 Attachment 5 - City Council Ordinance adopting Zoning Map Amendment 1669
R Z 2 0 2 4 - 0 0 0 1
EXHIBIT A
The City of Foster City Zoning Map is hereby amended to reclassify the 6-acre lands at 1058 Shell Boulevard (APN: 094-473-030) at Beach Park Elementary School to change the Zoning Map Designation from C-1/PD Neighborhood Business/Planned Development District to PF Public Facilities District as indicated below.
Public Facilities
4.1 Attachment 5 - City Council Ordinance adopting Zoning Map Amendment 1670
4874-0519-4668 v1
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF FOSTER CITY ADOPTING VARIOUS TEXT AMENDMENTS TO TITLE 17, ZONING, OF THE FOSTER CITY MUNICIPAL CODE INCLUDING AMENDMENTS TO CHAPTER 17.04 DEFINITIONS, CHAPTER 17.32 PUBLIC FACILITIES DISTRICT, CHAPTER 17.55 REPLACEMENT UNITS, CHAPTER 17.62 OFF-STREET PARKING REGULATIONS, CHAPTER 17.68 GENERAL PERFORMANCE STANDARDS, CHAPTER 17.78 ACCESSORY
DWELLING UNITS, CHAPTER 17.82 EMERGENCY SHELTERS, LOW BARRIER NAVIGATION CENTERS, AND SUPPORTIVE HOUSING, AND CHAPTER 17.84
REASONABLE ACCOMMODATION TO IMPLEMENT THE HOUSING ELEMENT 2023-2031 AND COMPLY WITH RECENT CHANGES IN STATE LAW AND FINDING
THE AMENDMENTS WITHIN THE SCOPE OF THE EIR PREPARED FOR THE FOSTER CITY HOUSING AND SAFETY ELEMENTS UPDATE (SCH 2022010509) – RZ2024- 0001
CITY OF FOSTER CITY
WHEREAS, there is a shortage of affordable housing in the City of Foster City (City) as documented in the Housing Element for the 2023-2031 Planning Period; and WHEREAS, California Government Code Section 65580(d) states that all cities have a responsibility to use the powers vested in them to facilitate the improvement and development of housing and to make adequate provision for the housing needs of all economic segments of the community; and
WHEREAS, the zoning amendments adopted by this Ordinance will encourage the development and availability of housing opportunities to a broad range of households with varying income levels within the City as mandated by State Law, and is essential for the public welfare; and
WHEREAS, the staff report dated March 20, 2024, incorporated herein by reference, explains the relevant requirements of State law and the Housing Element programs that require corresponding changes in the Foster City Municipal Code in order for the City’s regulations to be compliant with State law and to implement the Housing Element; and
WHEREAS, provision of housing at a variety of income levels will reduce Vehicle Miles Traveled (VMT) and Greenhouse Gas (GHG) emissions by providing people at all income levels more opportunities to live near where they work; and WHEREAS, provision of housing at a variety of income levels will support the local economy by making it easier for employers to attract and retain workers by providing people at all income levels more opportunities to live near where they work; and
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1671
4874-0519-4668 v1
WHEREAS, provision of housing at a variety of income levels will affirmatively further the policies and purposes of the Fair Housing Act, also known as Affirmatively Furthering Fair Housing by reducing segregation and concentration of poverty; and WHEREAS, the City, as lead agency under the California Environmental Quality Act (CEQA), certified the Foster City Housing and Safety Elements Update Environmental Impact Report (EIR) (State Clearinghouse #2022010509); and WHEREAS, the proposed zoning text amendments are necessary to implement the Housing Element Update 2023-2031; and
WHEREAS, the Planning Commission considered the proposed zoning text amendments to Title 17, Zoning, at a noticed Planning Commission public hearing on March 20, 2024 and adopted Resolution No. and thereby recommended that the Council adopt an ordinance adopting the proposed amendments to Title 17; and WHEREAS, a Notice of Public Hearing was duly posted, published, and mailed for consideration at the Joint Planning Commission and City Council meeting of March 20, 2024, including as required by Government Code Sections 65856 and 65090, the Notice contained the information required by Government Code Section 65094, and was published in compliance with Government Code Section 6061 on March 6, 2024 in the Foster City Islander, and, on said date, the Public Hearing was opened, held and closed; and
WHEREAS, the City Council of the City of Foster City carefully reviewed and considered the staff report and all attachments thereto presented as part of the agenda for the public hearing regarding the proposed ordinance to amend Title 17 of the Foster City Municipal Code, any and all timely submitted correspondence, all information submitted at or prior to the public hearing, and all public comment and testimony presented at the public hearing (collectively, the Record).
THE CITY COUNCIL OF THE CITY OF FOSTER CITY DOES ORDAIN AS FOLLOWS:
Section 1. The foregoing Recitals are true and correct and are incorporated herein by this reference.
Section 2. The City Council does hereby find and determine based upon the aforementioned Record as follows:
a) The Public Hearing was properly noticed and conducted in accordance with State law and the Foster City Municipal Code; and
b) The provision of safe and stable housing for households at all income levels is essential for the public welfare of the City. Housing in Foster City, both rental and for-sale housing, has become steadily more expensive and housing costs have gone up faster than incomes. Federal and state government programs do not
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1672
4874-0519-4668 v1
provide enough affordable housing to satisfy the needs of very low, low, or moderate income households. As a result, there is a severe shortage of adequate, affordable housing for very low, lower, and moderate income households, as evidenced by the findings in the City’s Housing Element; and c) The proposed amendments to Title 17, Zoning, of the Foster City Municipal Code are consistent with the General Plan, specifically the 2023-2031 Housing Element including Housing Programs H-F-1-I Community Care Facilities, H-D-4-j ADUs and JAUDs in Religious and Institutional Uses and School Sites, H-D-5-a School Sites, H-C-2-d Replacement Units, H-D-6-c Amend Parking Requirements, H-D-4-a ADUs, H-F-2-d Emergency Shelter Zoning, and H-F-1-d Reasonable Accommodation.
Section 3. The City Council does hereby amend Title 17, Zoning of the Foster City Municipal Code as presented in the attached Exhibits A through H, as listed below and attached hereto and incorporated herein:
• Exhibit A: Chapter 17.04 Definitions
• Exhibit B: Section 17.32.020 of Chapter 17.32 Public Facilities District • Exhibit C: Section 17.55.020 of Chapter 17.55 Replacement Units • Exhibit D: Section 17.62.060 of Chapter 17.62 Off-Street Parking Requirements
• Exhibit E: Section 17.68.120 of Chapter 17.68 General Performance Standards
• Exhibit F: Section 17.78.10 of Chapter 17.78 Accessory Dwelling Units • Exhibit G: Section 17.82.040 of Chapter 17.82 Emergency Shelters, Low Barrier Navigation Centers, and Supportive Housing
• Exhibit H: Chapter 17.84 Reasonable Accommodation
Section 4. CEQA. The amendments to Title 17, Zoning of the Foster City Municipal Code have been analyzed in the certified Final EIR for the 2023-2031 Housing Element & Safety Element Updates (SCH # 2022010509) and that there are no new significant impacts or other triggers that would require additional CEQA review. No supplemental or subsequent EIR is required because none of the circumstances requiring a supplemental or subsequent EIR exist (CEQA Guidelines Section 15162):
(a) No substantial changes are proposed in the project which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. The amendments to the Municipal Code do not create any additional environmental impacts.
(b) No substantial changes have occurred with respect to the circumstances under which the project is undertaken. The EIR was certified on May 22, 2023, and no substantial evidence has been submitted showing any change in the circumstances applicable to the project.
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1673
4874-0519-4668 v1
(c) No new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete, has been submitted to the City.
Section 5. Severability. If any section, subsection, sentence, clause, or phrase of this chapter is held to be invalid or unconstitutional including by any court with jurisdiction, such decision shall not affect the validity of the remaining portions of this article. The City Council declares that it would have passed this article, and each section, subsection, clause, or phrase thereof, irrespective of the fact that any one or more other sections, subsections, clauses, or phrases may be declared invalid or unconstitutional.
Section 6. Taking Effect. This ordinance shall take effect thirty (30) days following its final passage.
Section 7. Posting. Within fifteen (15) days after the adoption of this Ordinance, the City Clerk shall have it posted in three (3) public places designated by the City Council.
This ordinance was introduced and read on the 20th day of March, 2024, and passed and adopted on the day of April, 2024, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
PATRICK SULLIVAN, MAYOR
ATTEST:
PRISCILLA SCHAUS, CITY CLERK
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1674
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT
EXHIBIT A
CHAPTER 17.04
DEFINITIONS
Add or amend the following Definitions in Chapter 17.04 to read as follows:
“Emergency Shelter.
“Emergency shelter” means housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter, established and operated in conformance with Chapter 17.82, because of an inability to pay.” “Residential care facility.
“Residential care facility” means a facility located within a home for the elderly, foster home, alcohol and/or drug recovery, for the disabled, persons needing intermediate care facility or similar facility as determined by the community development director for twenty-four-hour nonmedical care of persons in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual. Residential care facilities are permitted uses within a residential district and therefore do not require permitting by the city. Residential care facilities must meet the following standards:
A. The residential care facility must be in compliance with all other applicable federal, state and city laws, ordinances or regulations including Section 17.58.020 of this code.
B. No exterior signage, of any kind and no signage which is visible from adjacent properties public rights-of-way shall be displayed.
C. The residential care facility is limited to six or fewer occupants, in addition to the caregiver’s family.
D. The facility shall be located so that it is a minimum of three hundred feet from another residential care facility. “
“Religious institution.
"Religious institution" means an institution owned, controlled, and operated and maintained by a bona fide church, religious denomination, or religious organization composed of multidenominational members of the same well-recognized religion, lawfully operating as a nonprofit religious corporation pursuant to Part 4 (commencing with Section 9110), or as a corporation sole pursuant to Part 6 (commencing with Section 10000), of Division 2 of Title 1 of the Corporations Code.” “School.
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1675
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT “School” means a facility for primary or secondary education, including public school, charter school, and private and parochial school having curricula comparable to that required in the public schools of the State of California.”
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1676
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT
EXHIBIT B
CHAPTER 17.32
PUBLIC FACILITIES DISTRICT
Section 17.32.020 of Chapter 17.32 is hereby amended to read as follows, all other provisions of Chapter 17.32 remain unchanged:
“17.32.020 Permitted uses.
The following uses shall be permitted in the P-F districts:
A. Buildings and facilities owned, leased or operated (whether in a governmental or proprietary capacity) by the city, the county, the state, or the federal government, any public school district or any other public district within the city.
B. Emergency shelters and low-barrier navigation centers for the homeless pursuant to Chapter 17.82.
C. Housing developments in conformance with Government Code Section 65913.16.
D. On properties owned or occupied by a religious institution or school use, up to four (4) accessory dwelling units (ADUs) and/or junior accessory dwelling units (JADUs) per lot.”
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1677
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT
EXHIBIT C
CHAPTER 17.55
REPLACEMENT UNITS
Section 17.55.020 of Chapter 17.55 is hereby amended to read as follows, all other provisions of Chapter 17.55 remain unchanged:
“17.55.020 Requirements for replacement units.
A. Development projects within the city shall not result in a net housing loss. If the community development director determines that a development project would result in a net housing loss, the developer shall replace residential units to be removed, whether the units to be removed are occupied or not. Residential units shall be replaced on a one-for-one basis and shall be applied for and built concurrently with the development project. Replacement units shall be located within the same neighborhood as the units removed but need not be located on the same site as previously existed.
B. Development projects shall meet the following standards, subject to the approval of the community development director:
1. Applicability.
a. Current or Past Residential Use. Replacement requirements shall be applicable for sites that currently have residential uses, or within the past five years (based on the date the application for development was submitted) have had residential uses that have been vacated or demolished, and:
i. Were subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of low or very lowincome; or ii. Subject to any other form of rent or price control through a public entity’s valid exercise of its police power; or
iii. Occupied by low- or very low-income households.
b. A housing development project shall not be approved if it will require the demolition of residential dwelling units, regardless of whether the parcel was listed in the inventory, unless:
i. The project will create at least as many residential dwelling units as will be demolished; and
ii. Certain affordability criteria are met, as further described by California Government Code Section 66300(d).
2. Vacation of Unit. Each tenant shall have the right to remain no fewer than sixty days from the date of city approval of a development project application. The community development director may grant an extension to this right to remain for a period of time not to exceed an additional thirty days.
3. No Increase in Rent. A tenant’s rent shall not be increased during the period provided in subsection (B)(2) of this section.
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1678
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT
4. Affordability of Units. The development project shall include dwelling units affordable to very low- or low-income households, at rents or sales prices that meet the city’s affordable housing standards. The number of dwellings to be rented or sold at affordable levels shall equal the maximum number of affordable dwellings that existed within the twenty-four-month period immediately prior to the application for the conversion permit, and according to the affordability guidelines described in California Government Code Sections 65583.2(g)(3) and 65915(c)(3)(B) for replacement units.
When a project is approved, for each unit merged, demolished or eliminated, the developer shall be required to provide an affordable designated unit in the new project to a qualifying household in perpetuity. The developer shall enter a regulatory agreement with the city to provide for the provision of any such units, and the regulatory agreement shall be recorded with the San Mateo County Recorder’s Office.
5. Tenant Relocation Assistance. For very low- or low-income residents displaced by the development project, the developer shall provide relocation assistance, subject to the approval of the director. Such assistance shall at a minimum be consistent with Government Code Section 66300.5 and 66300.6 and may include, but is not limited to, giving tenants the first right of refusal to purchase or rent affordable replacement units, reimbursement of moving costs, and/or providing rental assistance.
6. No permit to demolish a residential building in any zoning district shall be issued until a building permit for the replacement structure is approved, consistent with Government Code Section 66300.5 and 66300.6 and the time for filing an appeal or court action has lapsed with no appeal or court action filed, unless the building is determined to pose a serious and imminent hazard as defined in the building code. In the event an appeal or court action is filed, a permit to demolish a residential building shall not be issued unless the appeal is resolved in favor of the demolition, or the court action upholds the demolition.”
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1679
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT
EXHIBIT D
CHAPTER 17.62
OFF-STREET PARKING REQUIREMENTS
Section 17.62.060 of Chapter 17.62 is hereby amended to read as follows, all other provisions of Chapter 17.62 remain unchanged:
“17.62.060 Off-street parking requirements.
The following subsections list the required amount of off-street parking for each category of uses, special requirements, and optional requirements.
A. Residential.
1. Single-family dwellings (conventional), detached: two parking stalls per unit, at least two of which must be within a garage or carport;
2. Secondary residential units (“granny flats”): One off-street parking stall which may be uncovered or a part of the existing driveway serving the main residence;
3. Multifamily, cluster developments (condominium, townhouse), semidetached singlefamily (zero lot-line, patio homes, duplexes):
a. Studio/bachelor Units. One off-street parking stall per unit, which shall be in a garage or carport,
b. One-bedroom Units. One and one-half off-street parking stalls per unit, of which one stall shall be in a garage or carport,
c. Two-bedroom Units. Two, and not more than two, off-street parking stalls per unit, of which two parking stalls shall be in a garage or carport, d. Three or More Bedroom Units. Two, and not more than two, off-street parking stalls per unit, of which two parking stalls shall be in a garage or carport, e. Resident Parking. All off-street resident parking shall be located within two hundred feet of an entrance to the unit(s) it is designed to serve, f. Guest/visitor Parking (Projects With Twenty-Five or more Dwelling Units). In addition to the required number of covered off-street parking stalls for each unit, .25 off-street uncovered parking stalls shall be provided for each unit for visitor parking. g. Guest/visitor Parking (Projects With Less Than Twenty-five Dwelling Units). In addition to the required number of covered off-street parking stalls for each unit, .3 off-street uncovered parking stalls shall be provided for each unit for visitor parking, h. All guest parking spaces should be well-distributed throughout a project and be clearly marked by signing and pavement markings. Directional signs to guest parking should be posted starting at each driveway entrance to a complex. Signing should also be used at each guest parking area indicating the addresses of the closest buildings served by that area;
4. For developments containing five or more units, up to thirty percent of the required uncovered parking stalls may be compact car size;
5. Senior Citizens Rental Housing.
a. A housing development designed and maintained as rental housing for senior citizens (persons aged sixty years or older) will be permitted a reduction in the required number of resident off-street parking stalls down to a ratio of .5 off-street parking stalls per bedroom.
b. Guest parking shall be provided at a ratio of .5 off-street parking stalls per unit.
B. Commercial/Nonresidential Uses. The following requirements will generally apply for all commercial/nonresidential uses in the city:
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1680
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT
1. a. Commercial and Service Uses. One off-street parking stall for each two hundred fifty square feet of gross floor area for all buildings and/or uses in the center; b. General Office Uses. One off-street parking stall for each two hundred fifty square feet of gross floor area.
Whenever delineation of specific uses is required, the following standards shall apply:
c. Automobile Washing and Cleaning Establishments, Except Self-Service. Two and one-half parking stalls per washing bay;
d. Self-service Automobile Washer. Two parking stalls for each washing stall; e. Automobile Service and Gas Station. Three parking stalls plus two parking stalls for each service bay;
f. Barbershops or Beauty Parlors. One and one-half parking stalls for each barber chair or beautician station and one parking stall per employee; g. Buildings Used Solely for Coin-operated Laundromats or Dry Cleaning Establishments. One parking stall for each three washing machines, or three plus one parking stalls for each five hundred square feet over one thousand square feet of gross floor area;
h. Commercial Banks, Savings and Loan Offices, and Other Financial Institutions.
One parking stall for each three hundred thirty square feet of gross floor area; i. Contractor’s Storage Yards in Connection With Contractor’s Business; Junkyard, Automobile Wrecking Yard; Storage Yard. Six parking stalls separated from the enclosed storage area;
j. Lumber and General Building Materials Yards. One parking stall for each three hundred square feet of gross floor area for retail sales, plus one parking stall for each one thousand square feet of open area devoted to display (partially covered, by roof, awning, etc.) or sales;
k. Mortuaries and Funeral Homes. One parking stall for every forty-five square feet or fraction thereof of assembly room or gross floor area, plus one parking stall for each vehicle used in the operation of the funeral home or mortuary; l. Motels and Hotels. One parking stall for each guest unit and two parking stalls for resident manager or owner;
m. Motor Vehicle Sales and Automotive Repair, Painting, Body Work or Service.
Minimum of five parking stalls, plus one parking stall per four hundred square feet of gross floor area;
n. Stores Solely for the Sale of Furniture and Appliances. One parking stall for each five hundred square feet of gross floor area;
o. General Retail Stores, Food Stores, Supermarkets, Drugstores. One parking stall for each two hundred fifty square feet of gross floor area.
2. Commercial Recreation Uses.
a. Bowling Establishments and/or Billiard Halls. Five parking stalls for each lane and/or two parking stalls for each billiard table and one parking stall for each two hundred fifty square feet of gross floor area containing amusement games or devices, plus one locking bicycle facility per two amusement games or devices. All bicycle facilities shall be located clear of public walkways and convenient to the main entrance of the use;
b. Driving Ranges (Golf). One parking stall per tee, plus the parking stalls required for additional uses on the site, and one parking stall per employee; c. “Pitch and Putt” and Miniature Golf Courses. Three parking stalls per hole, plus the parking stalls required for accessory uses, and one parking stall per employee;
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1681
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT d. Skating Rinks, Ice or Roller. One parking stall for each one hundred square feet of gross floor area, plus the parking stalls required for additional uses on the site, and one parking stall per employee;
e. Swimming Pool (Commercial). One parking stall for each one hundred square feet of water surface, plus one parking stall for each employee, but not less than ten parking stalls for any such use;
f. Tennis, Handball and Racquetball Facilities. Three parking stalls for each court, plus the parking stalls required for additional uses on the site, and one parking stall per employee;
g. Amusement Arcades. One parking stall for each two hundred fifty square feet of gross floor area, plus one locking bicycle facility per two amusement games or devices, with a minimum of ten locking bicycle facilities. All bicycle facilities shall be located clear of public walkways and within fifty feet of the main entrance.
3. Educational Uses.
a. Elementary and Junior High Schools. One parking stall for each employee (excluding auditoriums and stadiums which must be parked according to subsection B6c of this section);
b. Senior High Schools. One parking stall for each member of the faculty and each employee, plus one parking stall for each six students regularly enrolled (excluding auditoriums and stadiums which must be parked according to subsection B6c of this section);
c. Colleges, Universities and Institutions of Higher Learning, Parochial and Private.
One parking stall for each three students, plus one parking stall for each two members of the faculty and employees (excluding auditoriums and stadiums which must be parked according to subsection B6c of this section); d. Trade Schools, Business Colleges and Commercial Schools. One parking stall for each two student seating or study areas in each classroom, plus one parking stall for each faculty member or employee (excluding auditoriums and stadiums which must be additionally parked according to subsection B6c of this section).
4. Health Uses.
a. Dental Clinics or Offices; Medical Clinics or Offices, Veterinary Hospitals and Clinics. One parking stall for every two hundred square feet of gross floor area, plus one parking stall per employee;
b. Hospitals. One parking stall for each two patient beds. c. Health Studios and Spas. One parking stall for each two hundred thirty square feet of gross floor area and one parking stall per employee. (For the purpose of this subsection, swimming pool area shall be counted as floor area).
5. Industrial, Wholesale, Manufacturing and Like Uses.
a. Heavy manufacturing and processing factories or plants. One parking stall for each employee on the largest shift or one parking stall for each five hundred square feet of gross floor area, whichever is greater;
b. Light Manufacturing, Warehouse, Wholesale and Assembly Plants. One parking stall for each employee on the largest shift, or one parking stall for each five hundred square feet of gross floor area, whichever is greater;
c. Research and Development Facilities. One parking stall for each three hundred square feet of gross floor area;
d. Unspecified Use Buildings. One parking stall for each three hundred square feet of gross floor area;
e. Public Utility Facilities, Including, But Not Limited to Electric, Gas, Water, Telephone and Telegraph Facilities Not Having Business Offices on the Premises.
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1682
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT One parking stall for each employee on the largest shift, plus one parking stall for each vehicle used in connection with the use. A minimum of ten parking stalls shall be provided for each such use, regardless of building space or number of employees.
f. Biopharmaceutical campus developments consisting of office buildings, research and development buildings, laboratory buildings/facilities, and supporting ancillary facilities that are developed and continue to meet the below criteria may be allowed to use a reduced parking ratio for laboratory buildings. The actual parking ratio to be used for laboratory buildings, including ancillary office space and related support space within laboratory buildings used by laboratory scientists and staff, throughout the campus shall be established by the city at the time the general development plan (or an amendment to the general development plan) for the biopharmaceutical campus is approved by the city council. All of the laboratory buildings within the campus shall be subject to the requirements of subsection (D)(1) of this section, with the exception of subsection (D)(1)(c) of this section. The following criteria apply:
i. The entire land area encompassing the biopharmaceutical campus shall be owned or leased and occupied by one biopharmaceutical company, unless the city, in its sole discretion and based on the factors set forth in subsection (B)(5)(f)(vi) of this section, approves the lease or sale of a portion of the biopharmaceutical campus to another entity or entities. ii. The biopharmaceutical campus shall consist of a minimum of thirty acres, contiguous or across the street.
iii. The biopharmaceutical campus shall contain sufficient land area so that at build-out it can support all required parking in either at-grade parking lots or within parking structures.
iv. Once approved by the city as a part of the initial use permit, the use(s) housed within buildings in the biopharmaceutical campus shall not be changed without the prior review, evaluation of parking available to serve the changed use(s), and approval by the city.
v. If the city allows a parking ratio for laboratory buildings within a biopharmaceutical campus that is less stringent than would be required for the same type of buildings not located within the subject biopharmaceutical campus, such parking ratio shall be recorded with the San Mateo County recorder’s office along with the general development plan approved by the city. The recorded document shall make clear that the reduced parking ratio applies to laboratory buildings in the subject biopharmaceutical campus only and that if removed from the bio-pharmaceutical campus or if title is transferred to another entity, at the discretion of the city, the laboratory buildings may be subject to the parking requirements then in effect for similar buildings in the city that are not located within the subject biopharmaceutical campus. The documents shall be recorded with the San Mateo County recorder’s office such that this information shall be easily detected and routinely included in a standard preliminary title report. vi. No proposed sale or lease of any portion of the biopharmaceutical campus shall close escrow or otherwise be finalized without the prior review and approval of the city, which shall limit its review and approval to the impact of the proposed sale or lease on the ability of the existing and new occupants to meet their off-street parking requirements, both individually and in the aggregate. Any purchase and sale agreement or lease with respect to any portion of the biopharmaceutical campus shall be conditioned upon such city approval; shall specifically identify all land use approvals for the biopharmaceutical campus,
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1683
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT including, without limitation, any environmental impact report, mitigation monitoring plan, general development plan, specific development plan or other approval applicable to the biopharmaceutical campus; and shall include an express obligation on the part of the transferee or lessee to abide by all conditions and requirements set forth in such existing land use approvals, including, without limitation, the conditions set forth in any environmental impact report, mitigation monitoring plan, general development plan, specific development plan or other approval applicable to the biopharmaceutical campus.
6. Places of Assembly.
a. Restaurants, Taverns, Lounges and Other Establishments for the Sale and Consumption on the Premises of Food and Beverages. One parking stall for every forty square feet of public accommodation area, plus one stall per two hundred fifty square feet of remaining area, or one stall per employee, whichever is greater; b. Fast-food Restaurants (With or Without Drive-through). One parking stall for each seventy-five square feet of gross floor area, with a minimum requirement of ten parking stalls, plus a minimum requirement of ten locking bicycle facilities. All bicycle facilities shall be located clear of public walkways and convenient to the main entrance of the use;
c. Auditoriums, Sports Arenas, Stadiums. One parking stall for each three seats, or one parking stall for each thirty-five square feet of gross floor area where there are no fixed seats;
d. Theaters, Movies.
i. Single Screen. One parking stall per three seats, plus one parking stall per employee,
ii. Multi-screen. One parking stall per three seats, plus one parking stall per employee;
e. Libraries. One parking stall for each four hundred square feet of gross floor area; f. Private Clubs, Residential Recreation Buildings, Lodge Halls, Union Headquarters (No Sleeping Facilities). One parking stall for each seventy-five square feet of gross floor area, or one parking stall for each five fixed seats, whichever is greater; g. Churches and Other Places of Assembly Not Specified Above. One parking stall for each four fixed seats within the main auditorium, or one parking stall for each thirty-five square feet of seating area within the main auditorium where there are no fixed seats; eighteen linear inches of bench shall be considered a fixed seat.
7. Other Uses.
a. Day Nurseries, Including Preschools and Nursery Schools. One parking stall for each staff member, plus one parking stall for each five children.
8. Unlisted Uses. For uses not specifically listed the public works and community development department shall recommend off-street parking requirements subject to planning commission review and approval.
C. Special Requirements. The following parking requirements are applicable to all uses.
Special parking stalls (handicapped, motorcycle, bicycle) shall be closest to the facility for which they are designated in order to encourage their use.
1. Handicapped. The required number of parking spaces for the physically handicapped shall be as set forth in Part 2, Title 24 of the California Administrative Code and Division 11, Chapter 9 of the California State Vehicle Code.
2. Motorcycle. Parking facilities with twenty-five or more parking stalls shall provide at least one parking stall as a designated parking area for use by motorcycles. Parking facilities with over one hundred parking stalls shall provide motorcycle parking at the rate
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1684
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT of one percent of the total number of parking stalls provided. Areas delineated for use by motorcycles shall meet standards set forth in subsection C1 of Section 17.62.050.
3. Bicycle parking.
a. Bicycle parking shall be provided, at a minimum, in an amount equal to:
BUILDING USE SHORT-TERM BICYCLE
PARKING REQUIREMENTS
LONG-TERM BICYCLE
PARKING REQUIREMENTS
Residential with private garage
for each unit
One (1) parking space per ten
(10) units for developments of
ten (10) or more units
None
All other residential One (1) parking space per ten
(10) units for developments of
ten (10) or more units
1 per unit
Retail and recreation 1 space per 3,000 square feet
of building area within 50 feet
of primary building entrance
1 space per 10,000 square feet
of building area
Office, R&D, and Other
Nonresidential uses
1 space per 8,000 square feet
of building area within 75 feet
of primary building entrance
1 space per 10,000 square feet
of building area
b. The long-term bicycle parking requirement may be reduced by up to fifty percent (50%) with a Transportation Demand Management (TDM) program that includes bicycle sharing, subject to approval of the Community Development Director.
4. Stall Sizes. All new parking facilities shall consist of the universal parking stall size or larger, with up to five percent compact stalls allowed where necessary to accommodate existing curves, obstructions, or other site or lot configuration problems. For unusual circumstances, including but not limited to existing utility installations, lot shape or dimensions, commercial non-residential facilities with ten or more parking stalls may provide up to thirty percent of their parking for use by compact cars, if determined necessary by the community development director.
5. Drive-through Facilities. Drive-through facilities require special consideration as their design can significantly impact the vehicular circulation on a site. The following requirements apply to any use with drive-through facilities. a. Each drive-through lane shall be separated from the circulation routes necessary for ingress or egress from the property, or access to any parking stall. b. Each drive-through lane shall be striped, marked, or otherwise distinctly delineated.
c. The vehicle-stacking capacity of the drive-through facility and the design and location of the ordering and pickup facilities will be determined by the city, based on appropriate traffic engineering and planning data. The applicant shall submit to the city a traffic study addressing the following issues:
i. Nature of the product or service being offered;
ii. Method by which the order is processed;
iii. Time required to serve a typical customer;
iv. Arrival rate of customers;
v. Peak demand hour;
vi. Anticipated vehicular stacking required.
6. Signs, Markings. Spaces provided for the specific uses as listed above shall be clearly designated through signs, colored lines, etc., all of which must be approved by the city.
D. Optional Provisions. The following may be provided at the option of the developer when applicable to commercial, residential or office off-street parking uses, subject to city approval:
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1685
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT
1. Shared Parking Facilities. The city shall allow shared parking agreements in conformance with Government Code Section 65863.1as it currently exists or may hereinafter be amended. In addition, tThe city, through the use permit procedure, may allow the parking requirements of this chapter to be satisfied by the sharing of parking stalls by more than one use, provided:
a. The proposal is in the best interests of the city and does not inhibit the implementation of other city ordinances, policies or plans; and b. The applicant is able to show that peak hours of use will not overlap or coincide to the degree that peak demand for parking stalls from all uses is greater than the total supply of parking stalls; and
c. The shared parking facility is within three hundred feet of the principal entrance containing the use(s) for which the parking is required; and d. A written agreement between landowner(s) and the city, satisfactory in form and content to the city attorney, is approved by the city. This agreement concerning use and access to parking stalls shall be in the form capable of and subject to being recorded to constitute a covenant running with the land. The agreement shall include:
i. A guarantee that there will be no substantial change in the uses that will create a greater demand for parking,
ii. A guarantee among the landowners for access to and use of the shared parking facilities,
iii. A provision that the city may require parking facilities in addition to those originally approved upon finding by the city council that adequate parking to serve the use(s) has not been provided, and
iv. A provision stating that the city may, with due cause, notice and hearing, unilaterally modify, amend or terminate the agreement at any time.
2. Off-Site Parking Facilities. The city may allow the parking requirements of this chapter to be satisfied through the provision of off-site parking facilities. a. The proposal is in the best interests of the city and does not inhibit the implementation of other city ordinances, policies or plans; b. The off-site parking facility is within three hundred feet of the principal entrance(s) containing the use(s) for which the parking is required or the off-site parking facility containing the use(s) for which the parking is required is served by a shuttle bus system the operations of which are approved by the City and guaranteed by an agreement which is subject to the provisions of subsection “d” below; c. Off-site parking facilities may be shared by more than one use by meeting the shared parking requirements;
d. A written agreement between landowner(s) and the city satisfactory in form and content to the city attorney is approved by the city. This agreement concerning use and access to parking stalls shall be in a form capable of and subject to being recorded to constitute a covenant running with the land. The agreement shall include:
i. A guarantee that there will be no substantial change in the uses that will create a greater demand for parking.
ii. A guarantee among the landowners for access to and use of the shared parking facilities for the period of time that the off-site parking facilities are needed in order to serve the subject uses.
iii. A provision that the city may require parking facilities in addition to those originally approved upon the making of a finding by the city council that
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1686
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT adequate parking to serve the use(s) has not been provided or has not been maintained, and
iv. A provision stating that the city may, with due cause, notice and hearing, unilaterally modify, amend or terminate the agreement at any time.
3. Transportation Systems Management Plans. Off-street parking facilities and/or the number of required off-street parking stalls may be decreased up to a maximum of fifteen percent, subject to the approval of the city planning commission, based upon a detailed transportation systems management plan supplied by the applicant which may include, but is not limited to, provisions for assisting employees to use public transit, carpooling, vanpooling, preferential parking arrangements, charter buses, club buses, employer’s contribution to bus service costs, staggered or variable work hours. Plans which employ the use of mass transit as a means of reducing the demand for employee and customer parking shall provide loading/unloading areas and facilities within a reasonable walking distance to and from the site and buildings for which they are provided. In evaluating the request, the city shall consider, among other factors:
a. Projected effectiveness of carpool, vanpool, staggered work hours or similar transportation programs;
b. Proximity to public transportation facilities serving a significant portion of employees and/or customers;
c. Evidence that employees and/or customers utilize, on a regular basis, transportation alternatives to the automobile.
d. Where transportation systems management techniques are employed and plans approved which reduce the number of required off-street parking stalls for a development, employment site, commercial or office complex, a written agreement between the landowner(s) and the city must be approved. Such written agreement must be satisfactory in form and content to the city attorney, and is subject to planning commission and city council approval. This agreement shall be in a form capable of and subject to being recorded to constitute a covenant running with the land. The agreement shall include:
i. A provision to identify that the position of transportation coordinator is created by the agreement, whose purpose is to insure that the transportation systems management plan is successful. The city will be kept informed regarding who the transportation coordinator is and how he/she may be contacted; ii. A guarantee that the transportation systems management techniques will not be diminished, suspended, eliminated or in any way be operated at a lower level of effort on the part of the parties identified as responsible for the implementation of these techniques in the transportation systems management plan without prior city approval;
iii. Provision for an annual report to the city reviewing the past year’s efforts to encourage employees and customers to use transportation systems management techniques, and an accounting of the number of employees and customers actually and regularly employing the techniques to and from the site.
Such report will also update that section of the plan outlining efforts to increase employee and customer participation in the transportation systems management program during the coming year;
iv. A provision that the city, acting with due cause, notice, and at a public hearing, may unilaterally amend or terminate the agreement at any time, thereby requiring the landowner to construct an adequate amount of off-street parking that meets the requirements of the existing parking ordinance at the time the project was constructed.
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1687
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT
4. Credit for Bicycle and Motorcycle Parking in Commercial and Industrial Districts.
Where bicycle spaces or motorcycle spaces are provided for uses in commercial and industrial districts in excess of the amount of bicycle and/or motorcycle parking otherwise required, parking stalls otherwise required pursuant to this chapter may be omitted in accordance with the following provisions and subject to the following limitations:
a. One parking stall may be omitted for each eight bicycle spaces provided (see Sections 17.62.050 C2 and 17.62.060 C3 for requirements); b. One parking stall may be omitted for each two motorcycle spaces provided (see Sections 17.62.050 C1 and 17.62.060 C2 for requirements); c. In no instance shall credit for motorcycle or bicycle parking or combination thereof exceed five percent of the total required parking stalls.
5. Parking In-lieu Fees. The city may allow the parking requirements of this chapter to be satisfied through the payment of parking in-lieu fees.
a. In commercial, service and office districts where it can be demonstrated that the reasonable and practical development of property precludes the provision of required off-street parking, the city council, upon recommendation of the planning commission, may permit the off-street parking requirements for the use to be satisfied by the payment to the city of a sum equivalent to the estimated, normal, current cost of providing required off-street parking to serve the contemplated use. Any off-street parking satisfied in this manner shall run with the land, and any subsequent change of use which requires more parking shall require subsequent action to satisfy the additional parking requirement. No refund of such payments shall be made when there is a change to a use requiring less parking. Such payment shall be made to the city in one lump sum prior to the issuance of a building permit and/or business license.
b. The amount of payment for each required parking space shall be fixed by resolution adopted from time to time by the city council. Funds derived from such payments shall be deposited by the city in a special fund, and shall be used and expended exclusively for the purpose of planning, designing, acquiring and developing off-street parking facilities located, insofar as practical, in the general vicinity of the property for which the in-lieu payments were made.
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1688
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT
EXHIBIT E
SECTION 17.68.120 OF CHAPTER 17.68
GENERAL PERFORMANCE STANDARDS
A new Section 17.68.120 of Chapter 17.68 is hereby added to read as follows:
“17.68.120 Airport Land Use Compatibility Plan Consistency.
This section establishes standards and requirements related to consistency with both the Comprehensive Airport Land Use Compatibility Plan for the Environs of San Francisco International Airport (SFO ALUCP) and the Comprehensive Airport Land Use Compatibility Plan for the Environs of San Carlos Airport (San Carlos ALUCP) established by the San Mateo County Airport Land Use Commission (ALUC). The following requirements and criteria shall be incorporated into all applicable projects.
A. Overflight Notification.
1. Airport Real Estate Disclosure Notices. All new development is required to comply with the real estate disclosure requirements of state law (California Business and Professions Code Section 11010(b)(13). The following statement must be included in the notice of intention to offer the property for sale or lease:
“Notice of Airport in Vicinity. This property is presently located in the vicinity of an airport, within what is known as an airport influence area. For that reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (for example: noise, vibration, or odors). Individual sensitivities to those annoyances can vary from person to person. You may wish to consider what airport annoyances, if any, are associated with the property before you complete your purchase and determine whether they are acceptable to you.”
2. New Residential Development. All new residential development projects, other than additions and accessory dwelling units (ADUs), within the Overflight Notification Zone 2 as determined by the San Carlos ALUCP shall incorporate a recorded overflight notification requirement as a condition of approval to provide a permanent form of overflight notification to all future property owners. A Sample Overflight Notification is provided in the San Carlos ALUCP (Exhibit E-4) and this statement or similar shall be utilized this purpose. Such notice shall be notarized and recorded by the county of San Mateo.
B. Airspace Protection Evaluation. Foster City lies within the Airport Influence Area of both the SFO ALUCP and the San Carlos ALUCP. The ALUCPs identify airspace
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1689
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT protection policies to protect the navigable airspace around the airport for the safe and efficient operation of aircraft in flight that are applicable to Foster City.
1. Notice of Proposed Construction or Alteration. Project applicants shall be required to file Form 7460-1, Notice of Proposed Construction or Alteration, with the Federal Aviation Administration (FAA) for any proposed new structure and/or alterations to existing structures (including ancillary antennae, mechanical equipment, and other appurtenances) that would exceed a height of 200 feet above ground level, or exceed the FAA notification heights as depicted in San Carlos ALUCP Exhibit 4-4a. Any project that would exceed the FAA notification heights shall submit a copy of the findings of the FAA’s aeronautical study, or evidence demonstrating exemption from having to file FAA Form 7460-1, as part of the development permit application.
2. Maximum Compatible Building Height. Building heights, including related roofmounted equipment, stair/elevator towers, antennae, exhaust stacks, and other appurtenances, shall not the maximum height limits permissible under either FAA regulations or the Critical Aeronautical Surfaces identified in SFO ALUCP Exhibit IV-18. For avoidance of doubt, the lower of the two heights identified by the ALUCP and the FAA shall be the controlling maximum height.
3. Other Flight Hazards. Within Airport Influence Area (AIA) B, certain land use characteristics are recognized as hazards to air navigation and need to be evaluated to ensure compatibility with FAA rules and regulations. These characteristics include the following:
a. Sources of glare, such as highly reflective buildings, building features, or blight lights including search lights, or laser displays, which would interfere with the vision of pilots in command of an aircraft in flight. b. Distracting lights that could be mistaken for airport identification lightings, runway edge lighting, runway end identification lighting, or runway approach lighting.
c. Sources of dust, smoke, water vapor, or steam that may impair the visibility of a pilot in command of and aircraft in flight.
d. Sources of electrical/electronic interference with aircraft communications/navigation equipment.
e. Any use that creates an increased attraction for wildlife, particularly large flocks of birds, that is inconsistent with FAA rules and regulations, including
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1690
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT but not limited to FAA Order 5200.5A, Waste Disposal Site On or Near Airports and FAA Advisory Circular 150/5200-33B, Hazardous Wildlife Attractants On or Near Airports and any successor or replacement orders or advisory circulars.”
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1691
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT
EXHIBIT F
CHAPTER 17.78
ACCESSORY DWELLING UNITS
Section 17.78.100 of Chapter 17.78 is hereby amended to read as follows, all other provisions of Chapter 17.78 remain unchanged:
“17.78.100 OTHER PROVISIONS.
A. Unless exempt from the owner-occupancy requirement per subsection B of this section, prior to obtaining a building permit for an ADU, an owner-occupancy deed restriction, approved by the city attorney, shall be recorded with the county recorder’s office, which shall include the pertinent restrictions and limitations of an ADU identified in this section including but not limited to: prohibition of the sale of the ADU separate from the sale of the single-family residence; restrictions on the size and attributes of the ADU; and prohibitions on rentals less than thirty consecutive days. Said deed restriction shall run with the land, and shall be binding upon any future owners, heirs, or assigns.
B. Owner Occupancy. Notwithstanding the foregoing or any other provision of this chapter, no owner-occupancy requirement shall be enforced and no deed restriction shall be required for ADU permit applications submitted between January 1, 2020, and December 31, 2024.
C. Delay in Enforcement of Unpermitted ADUs. For any unpermitted or substandard ADU built before January 1, 2020, upon an owner’s request, the city’s chief building official shall 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, 2030; however, any delay that was approved by the enforcement agency before January 1, 2030, shall be valid for the full term of the delay.
D. Any ADU may be leased for a period not fewer than thirty consecutive days.
E. Fire flow and fire department access must comply with the California Fire Code as amended by the San Mateo consolidated fire department, or an alternate means shall be proposed.
F. Fire Sprinklers.
1. An ADU shall not be required to provide fire sprinklers if they are not required for the primary residence and may employ alternative methods for fire protection.
2. The construction of an ADU shall not trigger a requirement of fire sprinklers to be installed in the existing primary dwelling.
G. ADUs that are seven hundred fifty square feet or smaller are exempt from impact fees.
H. Notwithstanding the provisions of this section, the requirements for newly constructed ADUs shall not preclude constructing one ADU of at least eight hundred square feet, which is not more than sixteen feet in height, and set back at least four feet from the side and rear property lines.
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1692
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT I. Notwithstanding any other provision of this code, an applicant shall not be required to correct nonconforming conditions on the subject property as a condition of obtaining permits to construct an ADU or JADU.
J. Any properties with ADUs built or developed by a nonprofit corporation may qualify to be sold or conveyed separately from the primary residence, pursuant to California Government Code Section 65852.26. A qualified nonprofit corporation is a nonprofit corporation which is organized pursuant to Section 501(c)(3) of the Internal Revenue Code that has received a welfare exemption under Section 214.15 of the Revenue and Taxation Code for properties intended to be sold to low-income families who participate in a special no-interest loan program.
K. All JADUs and ADUs shall comply with the current Title 24 California Code of Regulations, as adopted by the city and all related safety codes.”
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1693
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT
EXHIBIT G
CHAPTER 17.82
EMERGENCY SHELTERS, LOW BARRIER NAVIGATION CENTERS AND
SUPPORTIVE HOUSING
Section 17.82.040 of Chapter 17.82 is hereby amended to read as follows, all other provisions of Chapter 17.78 remain unchanged:
“17.82.040 PERFORMANCE STANDARDS.
A. Emergency shelters, as defined in Section 17.04.203, shall be allowed in any district where they are listed as a permitted use without discretionary permits or approvals, provided they comply with the following standards:
1. Maximum Number of Persons/Beds. An emergency shelter shall contain a maximum of twenty-five beds and shall serve no more than twenty homeless persons.
2. Minimum Parking Requirements. Emergency shelters shall provide one parking space for each employee or volunteer on duty when the shelter is fully open to clients, plus one parking space for every family (as defined in Section 17.04.210) sheltered and 0.35 parking spaces for each nonfamily bed; provided, that these standards do not require more parking than other residential or commercial uses within the same zone. The community development director shall reduce the parking requirements if the shelter can demonstrate a lower need.
The shelter shall also provide bicycle parking of at least one-half space for each bed.
3. Size and Location of Interior On-Site Waiting and Client Intake Areas.
Emergency shelters shall provide at least ten square feet of interior waiting and client intake space per bed. In addition, there shall be a minimum of one private office. Waiting and intake areas may be used for other purposes as needed during operations of the shelter, including communal space.
4. Provisions of On-Site Management and Security. On-site management shall be present at all times that the emergency shelter is in operation. Before opening, shelters shall develop and implement a management plan that addresses all points that pertain to emergency shelters in the latest quality assurance standards developed by the San Mateo County HOPE quality improvement project and meets at least the minimum standards, except where other standards are provided by this chapter. Shelters must prepare and implement a security and emergency plan as part of the management plan and train staff about the plan. A copy of the management plan shall be provided to the community development director for approval. The community development director shall approve the management plan if it meets the minimum requirements in the latest quality assurance standards developed by the San Mateo County HOPE quality improvement project.
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1694
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT
5. Proximity to Other Shelters. No emergency shelter shall be located within three hundred feet of another emergency shelter.
6. Length of Client Stay. The maximum length of stay in any emergency shelter shall be limited to no more than sixty total days within one calendar year unless an extension is granted. Extensions up to a total stay of one hundred eighty total days within one calendar year may be provided if no alternative housing is available.
Information on length of client stays shall be provided to the community development director upon request.
76. Lighting. There shall be a minimum of ten candlefoot power at the door of the emergency shelter and extending in an unobstructed direction outward five feet.
There shall be a minimum of two candlefoot power in other areas accessible from the street. The lighting shall be stationary and directed away from adjacent properties and public rights-of-way. These lighting requirements shall be in effect from thirty minutes after sunset until thirty minutes before sunrise. Shelters may propose an alternate lighting plan, which must be agreed to by the community development director. The alternate lighting plan must provide adequate external lighting for security purposes. The lighting shall be stationary, directed away from adjacent properties and public rights-of-way, and of intensity compatible with the neighborhood.
B. A low-barrier navigation center development is a use by right in certain zones, if it meets the following requirements:
1. Connected Services. It offers services to connect people to permanent housing through a services plan that identifies services staffing.
2. Coordinated Entry System. It is linked to a coordinated entry system, so that staff in the interim facility or staff who co-locate in the facility may conduct assessments and provide services to connect people to permanent housing. “Coordinated entry system” means a centralized or coordinated assessment system developed pursuant to Section 576.400(d) or 578.7(a)(8), as applicable, of Title 24 of the Code of Federal Regulations, as those sections read on January 1, 2020, and any related requirements, designed to coordinate program participant intake, assessment, and referrals.
3. Code Compliant. It complies with Chapter 6.5 (commencing with Section 8255) of Division 8 of the Welfare and Institutions Code.
4. Homeless Management Information System. It has a system for entering information regarding client stays, client demographics, client income, and exit destination through the local homeless management information system, as defined by Section 578.3 of Title 24 of the Code of Federal Regulations.
C. Supportive housing projects shall comply with all the following standards:
1. The project may be required to comply with any written objective standards or policies also required of multifamily developments in the same zone.
2. The applicant shall submit a plan for providing supportive services, to include all the following items:
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1695
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT a. Documentation that supportive services will be provided on site. b. The name of the proposed entities that will provide supportive services. c. The proposed funding sources for the services provided. d. Proposed staffing levels.
3. No minimum parking requirements shall be required for the units occupied by supportive housing residents for projects located within one-half mile of a public transit stop.”
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1696
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT
EXHIBIT H
Chapter 17.84
REASONABLE ACCOMMODATION
Chapter 17.84 is hereby amended to be repealed and replaced in its entirety to read as follows:
“17.84.010 Purpose.
The purpose of this chapter is to provide a formal procedure to request reasonable accommodation for persons with disabilities seeking equal access to housing under the federal Fair Housing Act and the California Fair Employment and Housing Act (the Acts) in the application of zoning laws and other land use regulations, policies and procedures.
17.84.020 Applicability.
A. A request for reasonable accommodation may be made by any person with a disability, their representative or any developer or provider of housing for persons with disabilities, when the application of a zoning law or other land use regulation, policy or practice acts as a barrier to fair housing opportunities for persons with disabilities.
B. A person with a disability is a person who has a physical or mental impairment that limits or substantially limits one or more major life activities, anyone who is regarded as having such impairment or anyone who has a record of such impairment. This chapter is intended to apply to those persons who are defined as disabled under the Acts.
C. A request for reasonable accommodation may include a modification or exception to the land use or zoning regulations, policies, practices or procedures for the siting, development and use of housing or housing- related facilities that would eliminate regulatory barriers to housing opportunities for a person with a disability. Requests for reasonable accommodation shall be made in the manner prescribed by Section 17.84.040 (Application requirements).
17.84.030 Definitions.
"Fair housing laws" shall mean the "Fair Housing Amendments Act of 1988" (42 U.S.C.
Section 3601 et seq.), including reasonable accommodation required by 42 U.S.C.
Section 3604(f)(3)(B), and the "California Fair Employment and Housing Act" (California Government Code Section 12900 et seq.), including reasonable accommodations required specifically by California Government Code Sections 12927(c)(1) and 12955(I), as any of these statutory provisions now exist or may be amended. “Director” shall mean the Director of Community Development or their designee. "Disability" shall include physical disability, medical disability, and medical condition as defined in California Government Code Section 12926.
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1697
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT "Reasonable accommodation" shall mean a modification in the application of land use or zoning regulations, policies, procedures, or practices when necessary to eliminate barriers to housing opportunities for a person with a disability to have an equal opportunity to access a dwelling, including public and common use spaces. "Reviewing authority" shall mean the appropriate decision making body as described in Section 17.84.060.
17.84.030 17.84.040 Availability of information.
Notice of the availability of reasonable accommodation shall be prominently displayed at the public information counter in the community development department, advising the public of the availability of the procedure for eligible individuals.
17.84.040 17.84.050 Application requirements.
A. Application. A request for reasonable accommodation may be made by any individual with a disability, his or her representative, or a developer or provider of housing for individuals with disabilities, when the application of a land use, zoning or building regulation, policy, practice or procedure acts as a barrier to fair housing opportunities. Requests for reasonable accommodation by any eligible person or entity described in Section 17.84.020(A) shall be submitted on an application form provided by the community development department, or in the form of a letter, to the director of community development and shall contain the following information:
1. The applicant’s name, address and telephone number.
2. Address of the property for which the request is being made.
3. The property owner’s name, address and telephone number and the owner’s written consent to implement the reasonable accommodation.
4. The current actual use of the property.
5. The basis for the claim that the individual that resides or will reside at the property is considered disabled under the Acts.
65. Description of the requested accommodation and the The zoning code provision, regulation, procedure or policy from which reasonable accommodation is being requested.
76. The reason that the Why the reasonable accommodation may be is necessary for the individual with the disability to use and enjoy the dwelling to make the specific property accessible to the individual.
8. Copies of memoranda, correspondence, pictures, plans or background information reasonably necessary to reach a decision regarding the need for the accommodation.
7. Where applicable, documentation that the requested modification is designed and constructed pursuant to Title 24 of the California Code of Regulations to allow access, circulations and full use of the building and facilities by persons with disabilities.
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1698
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT
8. Any other information that the Director reasonably determines is necessary for evaluating the request for reasonable accommodation.
B. Any information identified by an applicant as confidential shall be retained in a manner so as to respect the privacy rights of the applicant and shall not be made available for public inspection, unless required by law. If necessary to reach a determination on the request for reasonable accommodation, the reviewing authority may request further information from the applicant consistent with fair housing laws, specifying in detail the information that is required. In the event that a request for additional information is made, the thirty-forty-five-day period to issue a decision set forth in Section 17.84.060 is stayed until the applicant responds to the request.
BC. Review with Other Land Use Applications. If the project for which the request for reasonable accommodation is being made also requires some other discretionary approval (including but not limited to conditional use permit, design review, general plan amendment, zone change, annexation, etc.), then the applicant shall file the information required by subsection A of this section together for concurrent review with the application for discretionary approval.
D. A request for reasonable accommodation in regulations, policies, practices and procedures may be filed at any time that the accommodation may be necessary to ensure equal access to housing. A reasonable accommodation does not affect an individual’s obligations to comply with other applicable regulations not at issue in the requested accommodation
E. If an individual needs assistance in making the request for reasonable accommodation, the city will provide assistance to ensure that the process is accessible.
17.84.050 17.84.060 Review authority.
A. Director of Community Development. Requests for reasonable accommodation shall be reviewed by the director of community development (director), or his designee if no approval is sought other than the request for reasonable accommodation.
B. Other Review Authority. Requests for reasonable accommodation submitted for concurrent review with another discretionary land use application shall be reviewed by the authority reviewing the discretionary land use application.
17.84.060 17.84.070 Review procedure.
A. Director Review. If no approval is sought other than the request for reasonable accommodation, the director, or his designee, shall make a written determination within thirty forty-five days of the date of the request and either grant, grant with modifications, or deny a request for reasonable accommodation in accordance with Section 17.84.080 (Findings and decision).
B. Other Reviewing Authority. If the reasonable accommodation is submitted for concurrent review with another land use application, the written determination on whether to grant or deny the request for reasonable accommodation shall be made by
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1699
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT the authority responsible for reviewing the discretionary land use application in compliance with the applicable review procedure for the discretionary review. The written determination to grant or deny the request for reasonable accommodation shall be made in accordance with Section 17.84.080 (Findings and decision).
17.84.070 Limitations.
A reasonable accommodation request granted pursuant to Section 17.84.080 shall be limited to any, or all, of the following:
A. Paved area coverage not greater than two hundred fifty square feet in excess of allowable limits for the site;
B. Lot coverage not greater than one hundred fifty square feet in excess of allowable limits for the site;
C. Encroachment into setbacks not greater than ten percent of the allowable setback; D. Height increase not more than ten percent of the allowed height.
17.84.080 Findings and decision.
A. Findings. The written decision to grant, grant with modifications, or deny a request for reasonable accommodation will be consistent with the Acts and shall be based on consideration of the following factors:
1. Whether the housing which is the subject of the request for reasonable accommodation will be used by an individual disabled with disabilities protected under the Acts.
2. Whether the request for reasonable accommodation is necessary to make specific housing available to an individual with a disability under the Acts.
3. Whether the requested reasonable accommodation would impose an undue financial or administrative burden on the city.
4. Whether the requested reasonable accommodation would require a fundamental alteration in the nature of a city’s program or law, including but not limited to land use and zoning or building program.
5. Whether the request will have a significant adverse impact on surrounding uses.
6. Whether there are reasonable alternatives that would provide an equivalent level of benefit without requiring a modification or exception to the city’s applicable rules, standards and practices.
B. Written Decision.
1. The written decision on the request for reasonable accommodation shall explain in detail the basis of the decision, including the reviewing authority’s findings on the criteria set forth in Section 17.84.080. All written decisions shall give notice of the applicant’s right to appeal and to request reasonable accommodation in the appeals process as set forth below. The notice of decision shall be sent to the applicant by certified mail.
2. The written decision of the reviewing authority shall be final unless an applicant appeals it pursuant to Section 17.84.090 it to the planning commission.
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1700
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT
3. If the reviewing authority fails to render a written decision on the request for reasonable accommodation within the thirty (30) day time period allotted by Section
17.84.060, the request shall be deemed granted.
4. While a request for reasonable accommodation is pending, all laws and regulations otherwise applicable to the property that is the subject of the request shall remain in full force and effect.
5. Conditions of Approval. In granting a request for reasonable accommodation, the reviewing authority may impose any conditions of approval deemed reasonable and necessary to ensure that the reasonable accommodation would comply with the findings required by subsection A of this section. Such conditions may include, but are not limited to:
(a) That the reasonable accommodation shall only be applicable to the specific use for which the application is made.
(b) That a reasonable accommodation involving an exterior physical improvement or structure is designed to be substantially similar to the architectural character, colors, and texture of materials of the existing structures on site. (c) That the reasonable accommodation shall be designed in accordance with the currently adopted California Building Code, and subject to any and all permit and inspection requirements of the Foster City Municipal Code.
17.84.090 Appeal of determination.
A. A determination by the reviewing authority to grant or deny a request for reasonable accommodation may be appealed in compliance with Section 17.06.150 within ten calendar days of the decision.
B. If an individual needs assistance in filing an appeal on an adverse decision, the jurisdiction will provide assistance to ensure that the appeals process is accessible.
C. All appeals shall contain a statement of the grounds for the appeal. Any information identified by an applicant as confidential shall be retained in a manner so as to respect the privacy rights of the applicant and shall not be made available for public inspection.
D. Nothing in this procedure shall preclude an aggrieved individual from seeking any other state or federal remedy available.
17.84.100 Rescission of grants of reasonable accommodation.
Any approval or conditional approval of an application under this chapter may be conditioned to provide for its rescission or automatic expiration under appropriate circumstances.
17.84.110 Fees.
A fee shall not be required for a request for reasonable accommodation, but if the project requires another discretionary permit, then the applicant shall pay the prescribed
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1701
PROPOSED CODE AMENDMENTS TO ACCOMPANY HOUSING ELEMENT AMENDMENT fee shall be paid for the other discretionary permit(s) in compliance with the City’s fee schedule adopted by resolution.”
4.1 Attachment 6 - City Council Ordinance adopting Zoning Text Amendments 1702
11/9/2023
SUMMARY OF REVISIONS TO THE ADOPTED HOUSING ELEMENT IN RESPONSE TO HCD COMMENTS Sec�on or
Program
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Policies and Programs
General The City is en�rely the highest resource category in access to opportunity and consists of households with the highest median income category. These condi�ons and circumstances warrant significant and robust ac�ons (not limited to the RHNA) to promote housing mobility and increase housing choices and affordability throughout the City, including in lower-density neighborhoods. While the element includes some programs to promote housing mobility, it should add geographic targe�ng and numeric targets to exis�ng programs and consider addi�onal ac�ons that are significant and meaningful.
For example, some Programs that should include geographic targe�ng and numeric targets or metrics include Programs H-A-3-a (Technical Assistance), H-A-5-b (Funding for Affordable Housing), H-C-4-a (Rental Assistance), H-D-1-a (Housing Opportunity Areas), H-D-2-a (Re-use of Commercial Sites), H-D-4-b (Accessory Dwelling Units), H-D-5-a (School Sites), H-D-5-b (Religious Owned Sites) and H-E-1 (More and Exis�ng Affordable Housing), H-E-6-a (Housing Sharing). Examples of addi�onal ac�ons include crea�ng more housing choices and affordability in singlefamily neighborhoods beyond complying with law (e.g., SB 9, accessory dwelling units), targe�ng funding, more than one junior accessory dwelling unit per single family structure and enhancing capacity and increased densi�es.
HCD Comment Leter 7/25/23, #3
Add geographic targe�ng and metrics:
H-A-3-A – Add geographic targeting and metric
H-D-1-a – Addmetric H-D-2-a – Add metric
H-D-4-b – Increasemetric H-D-5-a – Add metric
H-D-5-b – Addmetric H-E-1 – Add metric
(HCD informal review 9/18/23, #9)
H-D-3-A – Add geographic targe�ng
H-D-1 – Add metric
H-D-2-a– Add metric
H-D-4-b– Add metric
H-D-5-a– Add metric
H-D-5-b– Add metric
(HCD informal review 10/17/23, #2)
See specifics below for added geographic targe�ng and metrics for programs and policies
4.1 Attachment 7_Table Summary of Revisions in Response to HCD Comments 1703
11/9/2023
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H-D-3-a (planned development process) – should add geographic targe�ng (e.g., citywide)
H-D-1 (housing opportunity) and H-D-2-a (commercial reuse) – metrics could include number of units or sites
H-D-4-b (ADU finance) – metric should be quan�fied (e.g., total/es�mated number of ADUs to be financed)
H-D-5-a (school sites) and H-D-5-B (religious sites) – metrics could include projected unit capacity
H-E-10-a (housing mobility) – objec�ve increase could include other program ac�ons, addi�on of rezoning as alterna�ve ac�on needed (HCD informal review 10/19/23)
H-A-1-b HE-79 HE-81 No Net
Loss/Developme
nt Pipeline
Monitoring.
Add mid-term evalua�on Added 2027 mid-term evalua�on of effec�veness and making of adjustments in strategies to achieve quan�fied objec�ves by 2031.
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H-A-3-a HE-81 HE-83 Technical
Assistance to
Non-Profits
some Programs that should include geographic targe�ng and numeric targets or metrics
(HCD, 7/25/23, #3)
H-A-3-a should commit to how o�en outreach will occur (e.g., annually) (HCD, 9/18/23, #8)
H-A-5 HE-82 HE-84 Funding for
Housing
Programs
Dropped “secure” from �tle
H-A-5-b HE-83 HE-85 Local, State and
Federal Funding
for Affordable
Housing
some Programs that should include geographic targe�ng and numeric targets or metrics
(HCD, 7/25/23, #3)
H-A-5-e
(new)
HE-83 HE-85 NOFAs for
Affordable
Housing.
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H-C-4-a HE-90 HE-90 Rental Housing
Assistance
Informa�on
some Programs that should include geographic targe�ng and numeric targets or metrics
(HCD, 7/25/23, #3)
H-D-1-a HE-91 HE-93 Selec�on of
Housing
Opportunity
Areas
some Programs that should include geographic targe�ng and numeric targets or metrics
(HCD, 7/25/23, #3)
H-D-2-a HE-93 HE-95 Poten�al Re-Use
of Commercial
Sites
some Programs that should include geographic targe�ng and numeric targets or metrics
(HCD, 7/25/23, #3)
Add metric re: reading out to commercial site owners – minimum 1 owner/year
(HCD, 10/17/23, #2)
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H-D-3-a HE-93 HE-95 Update Planned
Development
Process
Add geographic targe�ng
H-D-3-a (planned development process) – should add geographic targe�ng (e.g., citywide)
(HCD 10/19/23)
H-D-4-a HE-94 HE-96 ADUs add geographic targe�ng
H-D-4-b HE-94 HE-96 ADU/JADU
Financial
Incen�ve
Program
some Programs that should include geographic targe�ng and numeric targets or metrics
(HCD, 7/25/23, #3)
H-D-4-b (ADU finance) – metric should be quan�fied (e.g., total/es�mated number of ADUs to be financed)
(HCD 10/19/23)
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H-D-4-c HE-94 HE-96 Preapproved
ADU/JADU
Designs and
Expedited
Review
add geographic targe�ng target expanding choices in single family areas H-D-4-d HE-95 HE-97 Improved Public
Informa�on on
ADUs
add geographic targe�ng
H-D-4-e HE-95 HE-97 Amnesty
Program for
Exis�ng
Unapproved
ADUs
add geographic targe�ng
H-D-4-f HE-95 HE-97 Objec�ve Design
Standards for
ADUs
Correct �meframe Change �meframe from December 2023 to December 2024 to match �meframe noted in Table 2-3 and Table 3-1.
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H-D-4-h HE-95 HE-97 ADU Monitoring In addi�on, Program H-D-4-h (Accessory Dwelling Unit (ADU) Monitoring) has been revised to monitor ADU produc�on and affordability, but it should also iden�fy addi�onal alterna�ve ac�ons to be taken with discrete �ming going beyond providing incen�ves if produc�on and affordability is significantly less than an�cipated.
Examples include modifica�on to development standards, fee waivers beyond state law and addi�onal rezoning.
(HCD 7/25/23, #1e)
Specify mid-cycle review and incen�ves if not on target (HCD, 9/1/23)
Added H-D-4-I (see below)
H-D-4-i (new) HE-96 HE-98
H-D-5-a HE-96 HE-98 School Sites some Programs that should include geographic targe�ng and numeric targets or metrics
(HCD, 7/25/23, #3)
H-D-5-a (school sites) and H-D-5-B (religious sites) – metrics could include projected unit capacity
(HCD 10/19/23)
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H-D-5-b HE-97 HE-978 Religious and
NonprofitOwned Sites
some Programs that should include geographic targe�ng and numeric targets or metrics
(HCD, 7/25/23, #3)
H-D-6-e HE-98 HE-100 Mul�-Family
Objec�ve Design
Standards
Programs: As noted above, the element requires a complete analysis of poten�al governmental constraints. Depending upon the results of that analysis, the City may need to revise or add programs and address and remove or mi�gate any iden�fied constraints.
(HCD 7/25/23, #2b)
Program H-D-6-e must include more specific commitments to revise lot size, lot width (R-3 and R-4), building coverage to ensure max densities, open green area requirements (15-30%), heights GP), setbacks (R-3 and R-4), and parking requirements. The program should also include specific language to revise standards to ensure there are no constraints on development including impacts on cost, supply,
and ability to achieve maximum densities.
(HCD 9/18/23, #5) Note: Planning Commission public hearing on ODDS and related amendments is scheduled for 11/16 /23; City Council tenta�vely scheduled for 12/18/23.
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H-E-1-b HE-99 HE-101 New Units for
City-Owned
Affordable
Housing Program
Explain how this expands housing choices; add geographic targe�ng H-E-1-c HE-99 HE-101 First-Time
Homebuyer
Program.
Expand performance metric; add geographic targe�ng
H-E-6-a HE-103 HE-103 Home Sharing
Program.
Add geographic targe�ng
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H-E-9-b HE-103 HE-105 SRO Add more detail for allowing single room occupancy units (SROs) Single-Room Occupancy (SRO): Program H-E-9-b clarifies which zones will allow for SROs; however, the Program should also provide specific commitment for how they will be permited (e.g., by-right, condi�onally, etc.) and establish or modify development standards to encourage the development of SROs.
(HCD 7/25/23, # 1d(ii))
Some commitment to possible menu of ac�ons to encourage development needed.
(HCD 9/18/23, #3)
H-E-10 (new) HE-103 HE-105 Housing Mobility
and Housing
Choices.
Include a new policy & program for housing mobility and housing choices – it can summarize other policies/programs
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H-E-10-a
(new)
HE-103 HE-105 Improve Housing
Mobility and
Increase Missing
Middle Housing
Choices.
Add a program summarizing programs to promote housing mobility and choices
(HCD, 8/22/23)
H-E-10-a with mid cycle review
Add an additional land use strategy (e.g., missing middle) Increase objec�ve for housing mobility
(HCD 9/18/23, #7)
Increase objec�ve for housing mobility and alterna�ve ac�on should also include addi�onal rezoning.
(HCD 10/17/23, #1)
H-E-10-a (housing mobility) – objec�ve increase could include other program ac�ons, addi�on of rezoning as alterna�ve ac�on needed (HCD 10/19/23)
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H-F-1-i HE-107 HE-109 In addi�on, as stated in HCD’s prior review, Program H-F-1-I (Community Care Facili�es) must address spacing requirements as a constraint on housing for persons with disabili�es. Please see HCD’s prior review for addi�onal informa�on.
HCD 7/25/23, #2c)
The language about elimination spacing requirements was previously included in H-F-1-i.
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H-F-2-d HE-108 HE-110 Emergency
Shelter Zoning
Emergency Shelters: While Programs H-F-2-d and H-F-2-e were revised with specific commitment to provide for objec�ve development standards, the Programs must also include specific commitment to remove the 60-day maximum stay requirements, as stated in HCD’s prior review.
(HCD 7/25/23, #1d(i))
Spell out poten�al amendments needed to comply with AB 2339 (most or all of these have already been adopted).
Sites Inventory
Sites
Inventory
and
Appendix D:
Housing
Resources
and Sites
HE-113
D-7
D-8
D-50
D-55
HE-115
D-7
D-8
D-52
D-56
Sites Inventory
Realis�c Capacity: As stated in HCD’s prior review, the element must provide substan�al support for realis�c capacity assump�ons and demonstrate a significant history of developing at maximum densi�es.
As part of this analysis, the element should denote all past mul�family developments by gross allowable density and whether there was use of any excep�ons to allowable densi�es (e.g., state density bonus law, SB 35, etc.). Alterna�vely, the element could rescale assump�ons (e.g., 80 percent of maximum allowable densi�es) or u�lize minimum densi�es. (HCD 7/25/23, #1b)
Given some recent development trends at less than 100 percent of max density and not u�lizing SDBL 100 percent of the �me, the element Added language on p. D-7, including: “The apartment developments built between 2002 and 2022 also illustrate the city’s commitment to allowing higher densi�es for this building type. The apartment developments total 1351 units on 28.5 acres for an average density of 47.4 units, well above the conserva�ve 30-35 units per acre used as realis�c capacity for new apartment units in the Apartment Residen�al designa�on in the Sites Inventory.” Added columns to Table 2 on p. D-8 to note built percent of allowed density and noted where exceptions were used.
Included more detail about Foster’s Landing Phase 1 preliminary proposal on page D-50.
References in multiple places to: 1) lowered RHNA5 sites & Eaves to 90% of GP capacity (31.5 u/a), 2) left Harbor Cove at 91 units (93% of general plan capacity) because this was based on a lowered projection for redevelopment plus their proposal for 21 ADUs, and 3) projected Foster’s Landing at 80% of GP due to PG&E Easement, and 4)
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should rescale realis�c capacity assump�ons (e.g., 90%) and could lump very low and low capacity.
(HCD 9/18/23, #1)
combined VL & L, then we have a 16% buffer for VL/L and an 7% buffer for Moderate.
Revised Sites Inventory in Table 17 (changed site capacity shown in yellow):
Site Name
EXTREME
LY LOW
VERY
LOW LOW
MODERA
TE
ABOVEMODERA
TE TOTAL
Perce
nt of
GP
Capaci
ty
Pipeline Projects:
Laguna Vista Condos 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
Accessory Dwelling Units
ADUs 7 7 7 3 24
RHNA 5 Sites
Franciscan Apts 21 14 14 32 81 90%
Sand Cove Apts 29 19 19 45 112 90%
The Lagoons Apts 33 22 22 51 128 90%
Beach Cove Apts 46 29 29 69 173 90%
Shadow Cove Apts 23 14 14 34 85 90%
Harbor Cove Apts 25 15 15 36 91 83%
Other Residential Sites
Eaves Apartments 16 10 10 23 59 90%
Foster's Landing Apartments 236 154 154 363 907 80%
Commercial Site to Allow Mixed Use
OSH
30 18 22 41 111 29%
Non-Residential Site to Rezone to
Residential
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1601 Beach Park Blvd. 3 13 16 91%
Total 560 392 322 1611 2885
RHNA 520 299 300 777 1896
Remaining Need (Surplus) 40 93 22 834 989
Percent of Surplus 8% 31% 7% 107% 52%
WITH VL AND L COMBINED:
Total 952 322 1611 2885
RHNA 819 300 777 1896
Remaining Need (Surplus) 133 22 834 989
Percent of Surplus 16% 7% 107% 52%
Notes:
• Sites in yellow are at 90% of GP capacity
• Harbor Cove stayed the same at 91 with 70 units projected based on clustering of parking making areas suitable for redevelopment (70 units) plus preliminary proposal for 21 ADU units = 91 units total = 93% of GP capacity.
• Foster’s Landing is at 80% of GP capacity (maximum 60 units/acre) based on having significant PG&E easement on the property.
Sites
Inventory
Also See
Appendix D)
D-7
D-17
D-18
D-20
D-21
D-8
D-17
D-18
D-20
D-21
Nonvacant Sites: The element must demonstrate the poten�al for redevelopment during the planning period for all iden�fied sites, including those which do not have property owner interest. While the element explains that the Franciscan and Lagoons sites have similar characteris�cs as other nonvacant sites in the inventory, it also acknowledges that these sites do not have property owner interest to redevelop the sites during the planning period. The element should provide addi�onal analysis to demonstrate the likelihood that these sites will redevelop in the planning period, including discussion of other indicators that the sites will redevelop in the planning period or remove and iden�fy other sites. Based on the outcomes of this analysis, the element should add or modify programs to encourage redevelopment.
For example, program(s) could commit to provide financial assistance, regulatory concessions, or incen�ves to encourage and facilitate new, or more intense, residen�al development on the sites. Examples of incen�ves include iden�fying and targe�ng specific financial resources and reducing appropriate development standards."
(HCD, 7/25/23, #1c)
Discussed history of nonvacant site development at high densi�es in discussion of Recent Development Trends:
Marlin Cove, Miramar, Pilgrim Triton – p. D-7.
Added new sec�on on “Indicators for Redevelopment of Nonvacant Sites” (p. D-17) and Table 4: Summary of Site Indicators for Redevelopment of indicators (p. D-19) for likely redevelopment in next 8 years: owner interest, age, % increase poten�al, land/improvement ra�o, etc.; used colors to illustrate posi�ve indicators; column showing “addi�onal unit poten�al at General Plan density”.
Added a sec�on on “Addi�onal Analysis of Two Sites Without Owner Interest” p. D-18 Added a sec�on on “Likelihood of Redevelopment of Nonvacant Sites” (D-20) including examples in Table 5, p. D-20 Added info on “Likelihood of Construc�on post-En�tlements”; discussed likelihood of con�nuing – p. D-20 Added a sec�on on “City Ini�a�ves to Encourage Redevelopment” to show policy/program ac�ons. (p. D-21).
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Appendix B: AFFH
Appendix B B-114 B-114 Made edits to Table 16 for consistency with revised Sites Inventory Appendix B B-116
B-117
B-117 Need to add geographic targets to improve housing mobility o Added: Geographic targe�ng is included in many housing programs designed to increase housing choices and mobility by including more affordable op�ons in or near exis�ng single-family areas. This includes programs related to funding, ADUs, rental housing assistance, home sharing program, Exis�ng Unit Purchase Program, and new housing op�ons at school sites, religious sites, and commercial sites. o Added references to H-E-10 and H-E-10-a and H-D-4-i
Appendix B B-120 B-120 Made edits to Tables 17 and 18 re: programs referenced for consistency with Chapter 8 (mostly addi�ons of geographic targe�ng)
Appendix C: Constraints
Appendix C C-2 C-2 General Plan
designa�ons and
zoning
Land Use Controls: While the element iden�fies a few development standards as constraints on development, it s�ll must evaluate all other development standards for impacts on housing costs, feasibility, and the ability to achieve maximum densi�es and add or modify programs, as appropriate.
(HCD 7/25/23, #2a)
Updated Table 1 (p. C-2) and Table 3 (p. C-4) with recently adopted increases in allowed densi�es.
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Appendix C:
Table 3
C-4 C-4 Development
Standards for
Residen�al
Zoning Districts
Land Use Controls: While the element iden�fies a few development standards as constraints on development, it s�ll must evaluate all other development standards for impacts on housing costs, feasibility, and the ability to achieve maximum densi�es and add or modify programs, as appropriate.
(HCD 7/25/23, #2a)
Updated Table 3 with recent amendments and added narra�ve describing standards and poten�al constraints
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Appendix C C-3
C-6
C-7
C-5
C-6
C-7
Impacts of
Development
Standards on
Housing Costs
and Ability to
Achieve
Maximum
Densi�es (new)
Land Use Controls: While the element iden�fies a few development standards as constraints on development, it s�ll must evaluate all other development standards for impacts on housing costs, feasibility, and the ability to achieve maximum densi�es and add or modify programs, as appropriate.
(HCD 7/25/23, #2a)
Added new sec�on analyzing standards and no�ng H-D-6-e to amend standards to ensure the densi�es allowed by the General Plan can be achieved
Added Table 4 (p. C-6) to illustrate as-built condi�ons including recent developments and expanded narra�ve analyzing this data.
Added “Evalua�on of Cumula�ve Impacts of Development Standards” (p. C-7)
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Appendix C C-7 C-8 o Referenced Ordinance 660 that rescinded Chapter 17.56, Floor Areas. Referenced amendments combined with objec�ve design standards.
Appendix C C-9 C-10 o Added new sec�on: “Impacts of Development Standards on Housing Costs and Ability to Achieve Densi�es” – and referenced H-D-6-e to amend zoning regula�ons.
Appendix C C-32 C-33 ADUs o Updated to reflect October 2023 amendments, including up to 3 ADUs/JADUs per lot Appendix C C-34 C-34 Community Care Facili�es must address spacing requirements as a constraint on housing for persons with disabili�es.
o Program H-F-1-i is included that will eliminate the spacing requirements for group homes by December 2024 (no change from adopted Housing Element)
Appendix C C-35 C-35 SROs o Referenced revised program H-E-9-b: Amend the Zoning regula�ons to specifically allow housing targeted for extremely low-income households, including single room occupancy (SROs) and group homes for these income groups in the CM/PD, C-2, and PF zoning districts and establish or modify development standards to streamline the development of SROs.
Appendix C C-35 C-36 Emergency Shelters: remove the 60-day maximum stay requirements. (HCD provided specific language for a program to be included) o Reference changes to H-F-2-d.
o To address AB 2339, the City will amend the defini�on of emergency shelters, zoning, development standards as applicable to allow residen�al uses and ensure sufficient capacity to meet the needs for emergency shelters, including proximity to ameni�es, transporta�on and services by May 2024. o Also to address AB 2339, an analysis of the categories of sites is included, including that there is a vacant site with mixed-use zoning.
Appendix C C-40 C-40 Land Use Controls: While the element iden�fies a few development standards as constraints on development, it s�ll must evaluate all other development standards for impacts on housing costs, feasibility, and the ability to achieve maximum densi�es and add or modify programs, as appropriate.
(HCD 7/25/23, #2a)
Added subsec�on: “Successful Ac�ons to Remove Constraints” – This sec�on discusses ac�ons to reduce governmental and non-governmental constraints, including density regula�ons revisions that the City has already undertaken in January 2023, EIR cer�fica�on ac�on that the City Council approved In May 2023, 75% reduc�on in Impact fees for Very-low- and Low-income units that City already has in place.
Similar explana�on of removing constraints added to discussion of Lantern Cove and Schooner Bay
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In Appendix D: Discussion added regarding removing constraints for Eaves, Lantern Cove, and Schooner Bay Appendix C C-41 C-42 Updated Table 18 for consistency with program amendments Appendix D: Housing Resources and Sites
Appendix D D-5 D-5 - AFFH Referenced H-E-10, H-E-10-a, and H-D-4-i in AFFH analysis of the sites inventory as addressing housing mobility.
Appendix D D-7 D-7 The element must provide substan�al support for realis�c capacity assump�ons and demonstrate a significant history of developing at maximum densi�es.
(HCD 7/25/23, #1b)
In Recent Development Trends sec�on included gross densi�es for mul�-family housing in Foster City since 2002, including Foster Square, Pilgrim Triton, Marlin Cove, and Miramar in Table 2. Added language “The apartment developments built between 2002 and 2022 demonstrate that the City’s has allowed the higher densi�es necessary to accomplish the City’s housing goals and to create more vibrant mixed-use neighborhoods. The apartment developments total 1351 units on 28.5 acres for an average density of 47.4 units, well above the conserva�ve 30-35 units per acre used as a realis�c capacity for new apartment units in the Apartment Residen�al designa�on in the Sites Inventory.”
Appendix D D-17 -- D-17- Nonvacant Sites: The element must demonstrate the poten�al for redevelopment during the planning period for all iden�fied sites, including those which do not have property owner interest. The element should provide addi�onal analysis to demonstrate the likelihood that these sites will redevelop in the planning period, including discussion of other indicators that the sites will redevelop in the planning period or remove and iden�fy other sites. Provide financial assistance, regulatory concessions, or incen�ves to encourage and facilitate new, or more intense, residen�al development on the sites. Examples of incen�ves include iden�fying and targe�ng specific financial resources and reducing appropriate development standards." (HCD, 7/25/23, #1c)
o Added heading for “Indicators for Redevelopment of Nonvacant Sites” and expanded discussion and new Table 4. o Added discussion of indicators for redevelopment
o Added Table 4: Summary of Site Indicators for Redevelopment o Provided addi�onal analysis of the 2 non-owner interest sites, including Franciscan Apartments and The Lagoons. o Discussed history of nonvacant site development at higher densi�es in discussion of Recent Development Trends:
Marlin Cove, Miramar, Pilgrim Triton. Also, we included examples of sites outside of Foster City but within the Peninsula region because we don't have any examples of constructed redevelopments of apartment projects in FC to validate this trend. This approach has been used in some of the examples provided, such as Campbell. Use of examples from outside the City was also suggested by HCD. o Added a new program for funding assistance to affordable housing unit developers to apply for No�ces of Funding Availability (NOFAs) funded by the City’s Affordable Housing Funds. o Added sec�ons on:
o -Likelihood of Construc�on Post-En�tlements
o -Poten�al for Mul�family ADUs
o -Summary of Suitability of Nonvacant Sites
o -City Ini�a�ves to Encourage Redevelopment
Appendix D D-23 -- D-24 - Sites Inventory Added more informa�on on characteris�cs of each site and update of realis�c capacity to 90% of general plan density for most sites
Appendix D D-32 D-33 Sites Inventory Updated Table 7 to conform to new Sites Inventory capaci�es for RHNA 5 carry-over sites Appendix D D-33 D-34 Updated the status of “Pipeline Projects” like The Pilgrim Workforce Housing and Laguna Vista condominiums to show number of units completed.
Appendix D. D-34 D-35- Sites inventory While the revised element now describes the status of pending projects, it must s�ll demonstrate the availability of projects in the planning period, including describing remaining steps, known barriers to development and the likelihood of development in the planning period
(HCD 7/25/23, #1.a)
Added more descrip�ons, including remaining steps and conceptual site plans for three (3) proposed projects that have submited applica�ons, including Lantern Cove, Schooner Bay, and mul�-family ADUs at Eaves Apartments. Discussed successful ac�ons taken to remove barriers to address the likelihood of development in the planning period. Added an email from John Hyjer from Equity Residen�al in Appendix J regarding his an�cipated �meline for Lantern Cove and Schooner Bay projects. Added summary tables for each of these projects. In addi�on, added discussion of progress regarding two building permits under review for mul�-family ADUs at Eaves Apartments.
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Appendix D D-44 D-45 Under ADUs, staff included a sec�on on recent amendments regarding ADUS and JADUs to conform to state law to clarify the op�ons for mul�ple ADUs. These amendments were approved by the City Council, Ordinance was introduced and read on September 18, 2023, and passed and adopted on October 2, 2023 (Ordinance 669).
Appendix D D-50 D-52 Also, added informa�on on the proposal for Foster’s Landing, "The property owner, Essex Property Trust, has provided a leter dated April 6, 2022, expressing their interest in developing addi�onal units at Foster’s Landing, ci�ng similar efforts at many of their other proper�es in Southern California. Essex has also reviewed with staff preliminary plans for a proposal to remove 60 units in the northwest corner of the site and replace them with a larger podium style building above parking with approximately 360 units for a net gain of approximately 300 units." Appendix D D-53 D-55 Added informa�on on general plan/zoning amendment approved for 1601 Beach Park Blvd.
Appendix D D-56 D-58 Updated Table 18 with status of projects as of August 2023 and updated narra�ve describing progress of projects Appendix F: Public Participation
Appendix F:
Public
Par�cipa�on
F-214 F-214 Added public comments received 5/5/23-5/22/23 and 8/14/2023 Appendix H:
Appendix H:
Links to
Ac�ons
Taken to
Implement
Programs of
the Housing
Element
Changed to include links to adopted resolu�ons and ordinances instead of descrip�ons
4.1 Attachment 7_Table Summary of Revisions in Response to HCD Comments 1724
SUMMARY OF REVISIONS TO THE ADOPTED HOUSING ELEMENT IN RESPONSE TO HCD COMMENTS Revisions made for January 22, 2024 Version are shown in yellow highlights in the Revised 2023-2031 Housing Element Update Section or
Program
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Chapter 8
and
Appendix A
HE-26
and
A-78
HE-26
and
A-78
Table 2-3:
Housing
Needs Action
Plan
Table 14:
Housing
Needs Action
Plan
HCD Comment Letter 1/11/24:
Promote and affirmatively further fair
housing opportunities and promote
housing throughout the community or
communities for all persons regardless
of race, religion, sex, marital status,
ancestry, national origin, color, familial
status, or disability, and other
characteristics... (Gov. Code, § 65583,
subd. (c)(5).)
As described in HCD’s prior review, the
City in its entirety is among the highest
resource category in access to
opportunity and consists of households
with the highest median income in the
region. These conditions and
circumstances warrant significant and
robust actions, not limited to the
Regional Housing Needs Assessment
(RHNA), to meaningfully promote
housing mobility and increase housing
choices and affordability throughout the
City, including in lower-density
neighborhoods. While the element
contains a few programs to promote
housing mobility such as accessory
dwelling units (ADUs), it should include
additional actions that promote housing
choices and affordability throughout the
Reference added to edits in H-D-4-g (see below)
Reference added to edits in H-D-4-j (see below)
4.1 Attachment 7_Table Summary of Revisions in Response to HCD Comments 1725
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City and increase quantified objectives
for housing choices and affordability.
Additional examples of housing mobility
actions include identifying additional
multifamily capacity, missing
middle housing capacity, religious
institutional sites, City-owned and public
facility sites, and additional conversion of
existing spaces within single family
residences to ADUs beyond junior
accessory dwelling units (JADU).
Chapter 3
and
Chapter 8
HE-39
and
HE-118
HE-39
and
HE-120
Table 3-1:
Summary
Matrix of Fair
Housing
Issues and
Actions
Table 17:
Summary
Matrix of Fair
Housing
Issues and
Actions
Reference added to edits to H-D-4-g (see below)
Reference added to edits in H-D-4-j (see below)
H-D-4-g HE-95 HE-97 Multi-Family
ADUs
Multi-Family ADUs. The City will develop
incentives to encourage multifamily ADUs in
accordance with Chapter 17.78 of the Municipal
Code and applicable State laws including but not
limited to such measures as financial
assistance, reduced fees, and/or expedited
processing. The City will conduct outreach to
owners of multi-family housing to explore
4.1 Attachment 7_Table Summary of Revisions in Response to HCD Comments 1726
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opportunities to convert underutilized spaces
including carports, garages, laundry rooms, etc.
Responsible Agency: Community Development
Department
Timeframe: Develop incentive program by
December 2024; Conduct outreach to at least two
properties per year.
Quantified Objective: 40 70 multi-family ADUs by
2031
Performance Metric(s): Number
H-D-4-j HD-96 HE-98 ADUs and
JADUs in
Religious
and
Institutional
Uses and
School
Sites.
ADUs and JADUs in Religious and Institutional
Uses and School Sites.
Amend zoning regulations allowing religious and
institutional uses and school sites to construct up
to four (4) ADUs and JADUs on-site when an
affordable housing development may not be
feasible and conduct an outreach and education
campaign to subject property owners.
Responsible Agency: Community Development
Department
Timeframe: Amend zoning regulations by
December 2024, Conduct outreach to at least two
properties per year.
Quantified objective: 12 ADUs in religious and
institutional uses and 12 ADUs in school sites by
2031
Funding Source: General Fund
Geographic Targeting: Promote programs to
expand housing choices adjacent to single-family
areas.
H-E-10-a HE-103 HE-105 Improve
Housing
Mobility and
Increase
Missing
Middle
Improve Housing Mobility and Increase
Missing Middle Housing Choices.
The City will implement a suite of programs
targeted to include more housing choices with the
goal of expanding housing opportunities
affordable to extremely low, very low, low and
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Housing
Choices.
moderate income households as well as missing
middle housing (duplexes, triplexes, and
fourplexes). Actions and strategies include:
• Accessory Dwelling Units: NineTen
programs under H-D-4 Accessory Dwelling
Units will be utilized to encourage and
promote accessory dwelling units,
including promotion and public information,
financial incentives, preapproved designs,
amnesty, objective design standards, allow
up to three ADUs per single-family lot, and
monitoring with a total target of four new
ADUs or JADUs on single-family
properties per year; 70 multi-family ADUs;
12 ADUs in religious and institutional uses;
and 12 ADUs in school sites. See
Programs H-D-4-a through H-D-4-hi.
• Home Sharing Program: The City will
encourage and facilitate house sharing
through the HIP Housing Home Sharing
Program with a goal of at least five new
matches annually. See Program H-E-6-a.
• Institution-Owned Sites. The City will
pursue opportunities for provision of
housing on sites owned by religious or
non-profit organizations and schools. See
Programs H-D-5-a and H-D-5-b.
• Supportive Housing. The City will
implement the tenant preferences adopted
in January 2023 for the Existing Unit
Purchase Program so that when vacancies
occur, housing providers have an
opportunity to rent the properties to
provide supportive housing with the goal of
one unit converted to supportive housing
by 2031. See Program H-E-1-a.
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• Lower Income Homeowner Rehabilitation.
The City will encourage rehabilitation of
housing for lower income homeowners
through a rehabilitation loan program with
a goal of 18 new loans by 2031, half of
which are very low income and half of
which are low income. See Program H-B2-a.
• Rental Housing Assistance Information.
The City will encourage the use of rental
assistance programs such as Section 8,
Housing Vouchers and other available
rental programs through providing
information and proactive public outreach
with a goal to increase the number of
voucher holders by two per year, half of
which would be in single-family areas. See
Program H-C-4-a.
• Amend Zoning Regulations to Facilitate
Missing Middle Housing. As part of the
adoption of objective design and
development standards, amend zoning
regulations for R-2, R-T, R-3, and R-4 to
facilitate additional housing development
by adjustments to minimum lot sizes, lot
width, setbacks, coverage, open green
area, parking, and other requirements.
See Program H-D-6-e.
Responsible Agency: Community Development
Department
Timeframe: Adopt amendments to municipal code
to allow up to three (3) ADUs per single family lot
by December 2023. Annually review overall
progress and effectiveness in April and provide
information in annual report to HCD. If, at the midcycle review in 2027, the City is not on track to meet its 97 unit goal for the 8-year RHNA cycle,
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then the City will make necessary zoning text or
map amendments or other land use documents to
facilitate a variety of housing choices, including
but not limited to, strategies that encourage
missing middle housing, lot splits/additional
housing units, adaptive reuse, and facilitating
additional ADUs and/or JAUDs within six months
if sufficient progress toward this quantified
objective is not being met.
Quantified Objectives:
Chapter 8 HE-118 HE-121 Table 8-5:
Policy/Progra
m Matrix
Reference changes in H-D-4-g (see above)
Reference changes in H-D-4-j (see above)
Appendix B B-120 B-127 Table 18:
AFFH
Reference changes in H-D-4-g (see above)
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Meaningful
Actions
Matrix
Reference changes in H-D-4-j (see above)
Appendix B B-121 B-128 Table 18:
AFFH
Meaningful
Actions
Matrix
Reference changes in H-E-10-a (see above)
Appendix B B-127 B-132 Table 18:
AFFH
Meaningful
Actions
Matrix
Reference changes in H-D-4-g (see above)
Reference changes in H-D-4-j (see above)
Appendix B B-128 B-133 Table 18:
AFFH
Meaningful
Actions
Matrix
Reference changes in H-E-10-a (see above)
Appendix
H
H-2 H-2 Table with
links to
actions
Substituted Ordinance 671, adopted 12/18/23 for
Planning Commission Resolution P-13-23 to
Amend Chapter 17.90 BMR Housing
4.1 Attachment 7_Table Summary of Revisions in Response to HCD Comments 1731
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
July 25, 2023
Sofia Mangalam, Director
Community Development Department
City of Foster City
610 Foster City Blvd
Foster City, CA 94404
Dear Sofia Mangalam:
RE: City of Foster City’s 6th Cycle (2023-2031) Adopted Housing Element Thank you for submitting the City of Foster City’s (City) adopted housing element update received for review on May 26, 2023. Pursuant to Government Code section 65585, subdivision (h), the California Department of Housing and Community Development (HCD) is reporting the results of its review. In addition, HCD considered comments from Evan Adams and G. H. Dababo pursuant to Government Code section 65585, subdivision (c).
The adopted housing element addresses most statutory requirements described in HCD’s April 4, 2023 review; however, additional revisions will be necessary to substantially comply with State Housing Element Law (Gov. Code, § 65580 et seq), as follows.
1. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov. Code, § 65583, subd. (a)(3).) Progress in Meeting the Regional Housing Needs Allocation (RHNA): While the revised element now describes the status of pending projects, it must still demonstrate the availability of projects in the planning period, including describing remaining steps, known barriers to development and the likelihood of development in the planning period.
Realistic Capacity: As stated in HCD’s prior review, the element must provide substantial support for realistic capacity assumptions and demonstrate a significant history of developing at maximum densities. As part of this analysis, the element should denote all past multifamily developments by gross allowable
4.1 Attachment 8_HCD Letter#3 dated 7-25-2024
1732
Sofia Mangalam, Director