Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing. NPDES
requirements are met
through standard
conditions of approval.
Successful: Retain Retain as H-B-5-e.
H-A-4-f: Noise Studies Noise studies shall be undertaken for each site when a site-specific development is proposed
and/or a Rezoning application is processed.
These studies will identify needed mitigation
measures to reduce noise levels to an
acceptable level for residential uses of the sites
as identified in the Noise Element of the
Foster City General Plan.
Target: Ongoing
Ongoing. A noise study
was prepared for Pilgrim
Triton Phase C to mitigate
potential noise impacts.
Successful: Retain Retain as H-B-5-f.
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-5
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
Responsible Agency: Community Development
Department.
H-A-4-g: Traffic Evaluation Traffic evaluations shall be completed when site-specific development is proposed and/or a
Rezoning application is processed. Each site-
specific evaluation will consider intersection
and freeway impacts, parking, transit, and
pedestrian/bicycle safety. If necessary,
mitigation measures to ensure compliance
with the Level of Service standards identified
in the City of Foster City General Plan shall be
incorporated in the project.
Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing. An Addendum
to a Final EIR was
prepared for Pilgrim
Triton Phase C to study
potential environmental
impacts, including traffic.
Successful: Retain/update to
include CEQA language
regarding VMT.
Retain as H-B-5-g and add
requirement to evaluate VMT.
H-B Protect Existing Housing, Community Character, and Resources: Maintain the high quality of existing housing and community character and assure energy efficiency in new and existing housing.
H-B-1: Encourage Maintenance of Existing Housing. Encourage maintenance of the existing housing stock by enforcing zoning and property maintenance regulations, housing, and other codes for all types of residential units.
H-B-1-a: Continue Code
Enforcement
Continue the existing Zoning and Building
Code Enforcement and Property Maintenance
programs. In addition, continue the
mandatory fire code inspection program.
Target: Ongoing
Responsible Agency: Community Development
Department; Fire Department
Ongoing. Between 2018-
2021, the Department has
handled between 752-
1044 code enforcement
cases per year, including
191-317 property
maintenance and 13-58
building without permit.
Successful: Retain Retain as H-B-1-a.
H-B-2: Encourage Rehabilitation of Existing Housing. Encourage rehabilitation, to the extent possible and when necessary, for low- and moderate-income homeowners and rental property owners with lower income tenants.
H-B-2-a: Rehabilitation Loans The City will encourage rehabilitation loan and disaster assistance programs to the extent
possible given program funding criteria and
local need.
Target: 20 new loans by 2023
Responsible Agency: San Mateo County
Housing Authority, San Mateo County
Department of Housing and Community
2023. No loans issued. Not successful. County no
longer has this program -
remove OR retain and find
new funding source and
administration capability
Retain as H-B-2-a to provide or
partner with a regional program
to provide loans to lower
income homeowners.
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-6 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
Development and the Community Development
Agency
H-B-2-b: Facilitate Non-Profit
Rehabilitation and
Maintenance Assistance
The City will, if a source of funding can be
found, initiate a program to provide up to
$1,000 in funding for very low-income
households who cannot otherwise afford the
repairs. Eligible repairs include weatherization
of doors and windows, broken windows and
doors, installation of smoke detectors, water-
heater replacement, electrical/mechanical
work, plumbing repairs and cleaning gutters.
To help the disabled and elderly maintain or
rehabilitate their homes the City will identify
possible non-profit organizations (such as
Rebuilding Together, churches, service clubs,
or Girl or Boy Scouts) that can provide
assistance and will provide information on the
City’s website and handouts at City Hall.
Target: 2016 and ongoing thereafter
Responsible Agency: Community Development
Department
2016 and Ongoing. No
source of funding was
found and therefore no
program established.
Rebuilding Together did
perform repairs for 9 low-
income ownership
households since 2015.
The City contributes
funding indirectly through
a CDBG Cooperation
Agreement with San
Mateo County.
Not successful. Retain/update
with funding.
Retained as H-B-2-b and
Increase funding amount to
$5,000.
H-B-3: Encourage Energy Conservation in Housing. Encourage adoption of energy conservation measures; promote energy conservation programs and City staff training that provide assistance for energy conservation improvements.
H-B-3-a: Energy Conservation
Assistance
Consider adopting measures for new
residential development and rehabilitation
projects to incorporate sustainable
construction and green building practices as
part of a Climate Action Plan or other
program.
Target: 2015
Responsible Agency: Community Development
Department
2015; Solar Rebate
Program adopted in 2016
to provide $1,000 rebate
for solar PV systems. 89
rebates provided between
2016-2022. Adopted new
CalGreen codes.
Successful but funding source
no longer available.
Incorporate assistance for
energy conservation into H-B-
2-a Lower-Income
Homeowner Rehabilitation
Loans.
Reference waiver of permit fees
for solar; include target in new
H-B-3-a Encourage Energy
Conservation and other
incentives included in
new/revised H-B-3-b and H-B-3-
c. Add H-B-3-d referencing
update of Climate Action Plan
in progress.
H-B-3-b: Increased Energy
Conservation
The City will continue to enforce CALGreen
Energy requirements, consider fee waivers and
fast-track incentives for energy conservation
improvements, and will review its
development ordinances to determine if
Ongoing; The City has
waived building permit
fees for photovoltaic solar
panels and has issued
between 43 and 104 solar
Successful: retain/update. Modify/expand to include
expedited permitting, partner
with regional agencies, and
implementation of Climate
Action Plan update in progress.
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-7
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
zoning, building, subdivision, and others
discourage the use of energy conservation
measures (placement of solar panels, energy
conserving architectural designs, building
orientation, etc.).
Target: Ongoing
Responsible Agency: Community Development
Department
PV permits per year since
2016. The City issued 14
EV charging permits in
2020, 21 in 2021 and 24 in
2022.
H-B-4: Housing Design. Assure excellence in project design consistent with existing community character (architecture, site planning, and amenities).
H-B-4-a: Architectural
Review
Continue the City’s Architectural Review
requirements contained in Chapter 17.58 of
the Foster City Municipal Code to ensure that
development preserves the architectural
character and scale of the neighborhoods and
community and is well designed.
Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing. Multi-family
objective design
standards are being
developed, to be
completed in 2023.
Successful; update to refer to
Objective Design Standards.
Modified H-B-4-a to reference
updating of Architectural and
Solar Guidelines for Single
Family Homes; Added H-D-6-e
to reference completion of
Multi-Family Objective Design
Standards.
H-C Protect the Supply and Affordability of Rental Housing H-C-1: Regulation of Conversions. Regulate the conversion of apartments to condominiums, community apartments and stock cooperatives to preserve the existing stock of rental apartments.
H-C-1-a: Condominium
Conversion Regulation
Continue implementation of the condominium
conversion ordinance linking any conversions
to the development of additional rental
housing within the city. The ordinance
provides for lifetime leases for seniors and
handicapped tenants. Continue the
requirement for deed restrictions on resale
(unless financing is impossible), or 1% of gross
sales must be contributed to the City, and
comparable rental housing must be available
in the Housing Market Area.
Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing. No
condominium
conversions were
proposed.
Retain Retained
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-8 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-C-1-b: Amend Existing
Conversion Regulation
Amend the existing conversion regulations to
change the percentage of converted units
required to be set aside for qualified low- and
moderate-income owners from ten to up to
twenty percent.
Target: 2016
Responsible Agency: Community Development
Department, Planning Commission, City Council
2016; Amendment not
completed;
No action taken; retain. Retained
H-C-2: Protection of the Rental Housing Stock. Promote the retention of rental units and encourage rental subsidy programs that can be applied to existing housing.
H-C-2-a: Phased
Redevelopment of Existing
Apartments
If a large apartment development is
redeveloped, the project shall be phased so
that displacement of residents is minimized to
the extent feasible. The application for
redevelopment shall include a plan to
minimize displacement of existing residents.
Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing; for the under-
slab plumbing
replacement at the 88-
unit Tradewinds
Apartments in 2022, a
Resident Relocation Plan
was required as part of
the building permit and
included relocation
assistance that went
beyond State law
requirements. Tenants
were relocated from a 44-
unit building with
assistance in the form of
135 days’ notice, two
months free rent, last
month’s water/sewer/
trash bill, $750 moving
expense, deposits
returned upon move-out,
right of first refusal to
return, relocation
specialist assistance,
offering space at sister
properties, Community
Meeting to answer
questions (and make
Retain/expand to cover
temporary displacements for
repairs; add reference to
State replacement unit
requirements.
Retained and expanded in
H-C-3-a; Replacement unit
requirements addressed n
H-C-2-c; added H-B-3-b Anti-
Displacement Strategy.
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-9
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
revisions to the plan in
response), and residents
of the second 44-unit
building were offered
space in the first 44-unit
building upon its
completion.
H-C-3: Moderate Rent: Increases Find ways and means to moderate the percentage, amount, and frequency of residential rent increases in the city.
H-C-3-a: Moderate Rent
Increases
Continue working with the Peninsula Conflict
Resolution Center and the Tri-County
Apartment Association as vehicles to
moderate rent increases and minimize
displacements in the city and to resolve rental
disputes between renters and property
owners.
Target: Ongoing
Responsible Agency: City Council, Community
Development Department
Ongoing Retain
H-C-4: Rent Disputes. Provide for increased use and support of tenant/landlord educational and mediation opportunities.
H-C-4-a: Rental Dispute
Resolution
Continue to encourage residents’ use of the
Peninsula Conflict Resolution Center as a
vehicle to resolve rental disputes between
renters and property owners.
Target: Ongoing
Responsible Agency: City Council, Community
Development Department
Ongoing Retain
H-C-5: Rental Assistance Programs. Continue to publicize and participate in rental assistance programs such as Section 8, Housing Voucher programs, and other available rental programs.
H-C-5-a: Rental Housing
Assistance
Encourage the use of federal, State and Local
rental housing programs. Continue to publicize
programs and work with the San Mateo
County Housing Authority to implement the
Section 8 Rental Assistance Program and, as
appropriate, assist similar non-profit housing
sponsor rental assistance programs.
Target: Emergency Assistance: 15 extremely
Ongoing. Information is
included on the City’s
website, in handouts in
affordable housing
packets, and referrals to
other providers, such as
HIP Housing. Staff
distributed COVID-19
Successful; retain. Retained as H-C-4-a Rental
Housing Assistance Information
to promote other rental
assistance programs.
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-10 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
low- and very low-income households provided
assistance per year (assumes continued funding
of program)
Responsible Agencies: San Mateo County
Housing Authority and non-profit housing
sponsors
related resources
including rental
assistance, food, shelter,
eviction moratorium,
PCRC, Project Sentinel,
etc.
H-C-5-b: City Rental Housing
Assistance Program
If a source of funding can be secured, the City
of Foster City will develop a local housing
rental assistance program and will work with
the owners of existing rental projects in the
city to provide as many subsidized rental units
as possible. As a goal, the City will seek to
provide up to 5% of the available units for
rental subsidy.
Target: An additional 10 extremely low-income,
10 very low-income and 20 low-income
households/units provided rental subsidy by
2022
Responsible Agencies: Community Development
Department
2022; "In 2020, the City
worked with Essex
Properties on an
agreement to set aside
approximately $800,000
in rental assistance for the
tenants at Foster's
Landing to extend the
affordability of the units
for another year. This
was made possible by a
50/50 split between Essex
and the City, to cover the
difference between the
tenant paid rent and
market rate rent for the
below market rate
tenants at Foster's
Landing affected by the
expiration of the
affordable housing
covenant to prevent
homelessness. City
Council approved the
Post BMR Expiration Rent
Agreement on September
18, 2020 and in 2021, the
City in partnership with
Essex Properties,
provided approximately
City does not have the
resources to sustain this type
of program; remove.
Retained as H-C-4-a Rental
Housing Assistance Information
to promote other rental
assistance programs.
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-11
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
$454,626.94 in rental
subsidies.
On January 14, 2021, the
City submitted an
application for the San
Mateo County Grant of
Permanent Local Housing
Allocation (PLHA) Funds.
The $643,636 grant will
be used to assist low-
income tenants facing
displacement find
housing based on their
specific needs and
financial circumstances.
The City was awarded the
grant and intends to use
the grant to provide the
BMR residents of Foster’s
Landing with relocation
and case management
services and rental
assistance.
On September 1, 2021,
the City and the County of
San Mateo Department of
Housing executed an
Agreement to provide
funds for the City's
Emergency Relocation
Assistance and Rent
Subsidies Program. The
City plans to implement
the program for the years
2022-2024.
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-12 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-D Consider Public and Private Redevelopment Opportunities to Increase the Supply of Housing H-D-1: Housing Opportunity Areas. Given the diminishing availability of developable land, the City will identify housing opportunity areas and sites where a special effort will be made to provide affordable housing consistent with other General Plan policies.
H-D-1-a: Defining Housing
Areas
Housing Opportunity Areas should have the
following characteristics:
a. The site has the potential to deliver sales or
rental units at low or below market rate prices
or rents.
b. The site has the potential to meet special
housing needs for local workers, single
parents, seniors, small families or large
families.
c. The City has opportunities, through
ownership or special development review, to
facilitate provision of housing units to meet its
housing objectives.
Target: Ongoing
Responsible Agencies: Multiple
Ongoing; criteria was
used to evaluate
proposed Pilgrim Triton
Phase C change from
office to residential.
Successful; retain and
combine with H-D-2 to
establish criteria for
evaluating housing sites; add
criteria for AFFH &
emergency evacuation.
Included in new H-D-1-a
Selection of Housing
Opportunity Areas.
H-D-2: Selection of Housing Opportunity Areas. The City will use the following criteria in selecting Housing Opportunity sites or areas: Include AFFH a) Potential for adequate and safe internal and external vehicular and pedestrian circulation. b) Convenient access to existing public transportation or the potential for such access as public transportation systems are expanded. c) Convenient access to typical neighborhood services and facilities typically required by residents. d) Convenient access to typical neighborhood recreation facilities, or designed to provide adequate recreation facilities on site. e) Cost effective mitigation of physical site constraints (including geologic hazards, flooding, drainage, soils constraints, wetland limitations, etc.) f) Cost effective provision by the City/EMID of typical residential services and adequate utilities to the site g) Ability to meet internal residential noise standards. h) Adequate size to provide required parking; parking requirements should be flexible based on the expected needs of the project’s prospective residents. i) The development of a specific project on the site will not result in significant adverse individual or cumulative impacts on other properties in the neighborhood or area, unless the City/District adopts a Statement of Overriding Considerations as defined by the California Environmental Quality Act.
H-D-2-a: Tier 1 Housing
Opportunity Sites
The City will work with the developers of Tier 1
Housing Opportunity Sites to assure that the
City’s Regional Housing Needs Allocation
(RHNA) can be met at these designated “Tier
1” housing opportunity sites. The Housing
Element concludes that these sites are
sufficient to meet all of the City’s Regional
Housing Needs Allocation (RHNA) for the
2022. Completed
approvals and permitting
of Foster Square and of
Pilgrim Triton opportunity
sites.
Successful; complete/update
for new RHNA.
Revise as H-D-1-b to list general
plan and zoning actions needed
for RHNA 6 sites.
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-13
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
2015-2023 planning period, including the need
for very-low, low, moderate, and above-
moderate-income housing. Tier 1 Housing
Opportunity Sites include:
Pilgrim Triton (Remaining Phases):
a) Triton Pointe
b) The Waverly
c) Phase 3
Foster Square
Harbor Cove
Beach Cove
Franciscan
Sand Cove
Shadow Cove
Target: All approvals within one year of each
application
Responsible Agency: City Council; Planning
Commission; Community Development
Department
H-D-2-b: Affordable Housing
Overlay
Adopt and implement an Affordable Housing
Overlay (AHO) Combining District to
encourage the production of additional
housing units, including affordable units. The
AHO will require a minimum density of 31.25
units per acre (36% increase over the base
density of 23 units/acre) “by right,” subject to
demonstrating compliance with criteria to
ensure compatibility with adjacent uses.
Target: by 2015
Responsible Agency: Community Development
Department, Planning Commission, City Council
2015. AHO combining
district adopted in 2022 in
a different form than
originally envisioned –
requires some extremely
low-income units in
exchange for overall 15%
inclusionary requirement
instead of 20%.
Successful; update to
implement AHO.
Included H-E-2-b to implement
AHO requirements including
extremely low-income units.
H-D-2-c: Rezone Sites with
AHO District
Rezone selected housing sites with the AHO to
encourage redevelopment of existing, older
apartments with additional housing in a
manner appropriate to their neighborhood
and surrounding development.
Target: 2015
2015. AHO rezoning of
sites completed in 2022.
Successful; remove. Included H-E-2-b to implement
AHO requirements including
extremely low-income units.
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-14 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
Responsible Agency: Community Development
Department, Planning Commission, City Council
H-D-2-d: Develop Criteria for
the Review of AHO District
developments
Develop criteria to be used by the Planning
Commission in the review of developments
pursuant to the AHO that ensures:
a) Site plans, landscaping and structures are
developed with a character that is
consistent with the quality of the City’s
neighborhoods.
b) Building scale, setbacks and massing and
other features are utilized to minimize
the impacts on adjacent development.
c) In mixed affordability developments,
affordable units are dispersed and
indistinguishable from market rate units.
Target: 2015
Responsible Agency: Community Development
Department, Planning Commission, City Council
2015. Multi-family
Objective Design
Standards being prepared
2021-2023.
Complete (in 2023)/modify to
reference multi-family
objective design standards.
Added H-D-6-3 Multi-Family
Objective Design Standards.
H-D-3: Encourage Housing as Part of New Development Projects. As opportunities for the redevelopment of property occur, whether financed with public funds or not, evaluate whether the subject site and project could and/or should include multifamily housing units as a part of the overall project, including apartments, condominiums, townhouses, or a mix of housing types.
H-D-3-a: Potential Re-use of
Commercial Sites
The City will reevaluate the land use
designations for the City's neighborhood
shopping centers or other commercial sites if,
at a future date, any of these commercial
activities become not viable. If mixed use
developments including residential uses are
considered, criteria for determining the
appropriate housing types include:
a) The predominate types and densities of
housing on the same block front or on
adjacent blocks to the proposed project.
b) The type of street (major, collector, etc.)
which would provide access to the site
and levels of service on the street in the
morning and afternoon peak hours.
SMFC School District
purchased Charter Square
Shopping Center and
developed a new
elementary school. The
City initiated studies in
2021 to facilitate long-
range planning for the
golf course.
Included 1010 Metro Center
Blvd. commercial site in the
Sites Inventory, updated
language in H-D-1-b to
include general plan
amendment and rezoning as
part of HE update.
Modify as H-D-2-a to
incorporate a mid-cycle review
of commercial sites.
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-15
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
c) Availability of public services and
facilities.
d) The ability of the project to provide
landscaping for parking areas, facade
modulation and orientation of buildings
which would ensure privacy for, and
minimize impacts on, any adjacent single-
family homes, and reduce the perception
of density in a multi-family project.
Target: As appropriate
Responsible Agency: Community Development
Department, Planning Commission, City Council
H-D-3-b: Increase Supply of
Rental Units
Work to increase the supply of rental units in
the city by re-planning and rezoning failed,
failing or underutilized commercial properties
to include rental units.
Target: Ongoing
Responsible Agency: City Council, Planning
Commission, Community Development
Department
Ongoing, following
completion of Housing
Element or when a unique
development opportunity
arises.
Redundant; combine with H-
D-3-a.
Combined with H-D-2-a,
H-D-4: Mixed Use Development. Encourage mixed residential/commercial uses on those parcels where a mix of land uses is feasible and appropriate.
H-D-4-a: Mixed Use Housing Encourage mixed residential-commercial uses in areas consistent with the Land Use Plan
through the following and other means, if
appropriate:
a) increased densities
b) reduced unit size
c) incentives for ground-floor retail d.
shared parking
d) reduced parking ratios
e) require the identification of specific parts
of the master plan for housing.
Target: Ongoing
Responsible Agency: Community Development
Department, Planning Commission, City Council
Ongoing. Mixed use
development was
included in Foster Square
and Pilgrim Triton,
including increased
densities, reduced unit
sizes, and reduced
parking ratios
Successful; retain. Included in H-D-1-b program to
amend C-2 and others to
establish allowed densities in
mixed use zoning districts.
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-16 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-D-5: Planned Development Process. Encourage the use of the planned development process to achieve a diversity of housing types and tenure and to provide greater choice for residents and workers in Foster City.
H-D-6: Second Units. The City will continue to allow secondary dwelling units ("granny flats") in R-1 zones, subject to specific development standards and requirements.
H-D-6-a: Second Units Continue implementation of the City's Second Unit Ordinance in single-family (R-1) zones.
Target: 6 units by 2023
Responsible Agency: Community Development
Department
Updated ordinance in
2020; The City permitted
11 ADUs between 2015
and March 2022.
Successful; retain/update the
target to 3/year.
Included additional programs to
incentivize ADUs/JADUs in H-D-
4-a through H-D-4-h.
H-D-7: School Sites. Assist and support the public school district and private schools with the incorporation of residential uses for faculty and staff along with educational facilities to increase the supply of affordable housing.
H-D-8: Secure Funding for Housing Programs. Identify and/or develop a source of funding for affordable housing programs, including one-time development assistance and on-going programs.
H-D-8-a: Housing Impact Fee Conduct the necessary nexus study to enable the City to consider adoption of housing
impact fees on new development, to provide
funding for affordable housing programs.
Target: By 2015
Responsible Agency: Community Development
Department, City Council
2015. Successful adoption
of commercial linkage
fee, first revenue inflow in
2020.
Successful; update to
reference ongoing fee
collection.
Included H-A-4-a to continue to
implement commercial linkage
fee.
H-D-8-b: Local, State, and
Federal Funding for
Affordable Housing
Monitor the availability of other sources of
local, state, or federal funding that could be
used to provide funding for affordable housing
programs.
Target: Annual and ongoing
Responsible Agency: Community Development
Department
Annual and Ongoing. City
worked with RPPG and
Assemblymember Mullin
on AB 1029. City obtained
PLHA grant for Foster’s
Landing BMR tenant
assistance.
Successful; retain. Included H-A-4-b regarding
Local, State and Federal
Funding for Affordable Housing
and H-A-4-c Expand Sources of
Funds for the City Affordable
Housing Fund.
H-D-9: Reduce Regulatory Constraints. Support the reduction of governmental and regulatory constraints to the production of housing, especially affordable housing.
H-D-9-a: Government
Constraints
The City will review the entire development
process and remove any government and
regulatory constraints to the production of
affordable housing, including a review of ways
to allow more types of projects to be approved
at the staff level.
Target: 2016
Responsible Agency: Community Development
2016. Streamlined ADU
process was adopted in
2020.
Successful but additional
changes should be explored;
retain.
Retained as H-D-6-a and also
Included in H-D-1-b a change to
planned development process
to have residential general
development plans approved by
resolution instead of ordinance;
Included H-D-3-a to Update
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-17
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
Department and Public Works Department,
Planning Commission, City Council (this would
be zoning requirements, fees, and review
procedures for example)
Planned Development Process;
Provide specific targets.
H-D-9-b: Pre-Permit Review
Process
The City will continue to hold pre-application
reviews of affordable housing projects with all
City departments, to reduce permitting time
and cost for affordable housing projects.
These pre-application conferences will be held
with all City departments to review the
proposal and set clear objectives early in the
process.
Target: Ongoing
Responsible Agency: Community Development
Department, Public Works, and Building
Inspection Division
Ongoing; the City
provides a pre-application
review by the
Interdepartmental
Evaluation Committee,
providing quick (1 week
turnaround) and early
feedback to applicants.
Successful; retain. Changed to evaluate entire
development process and PD
process in H-D-6-a and H-D-1-b.
H-D-9-c: Minimum Density
Requirements
Consider enacting minimum density
requirements in multiple family zones to
prevent use of land zoned for multiple-family
use for lower density housing, to make more
efficient use of the limited opportunity to
provide additional housing. Amend City codes
if necessary.
Target: 2016
Responsible Agency: Community Development
Department, Planning Commission, City Council
2016; included in zoning
amendments proposed
for adoption in January
2023.
Successful; include in list of
zoning amendments to
facilitate housing.
Included in H-D-1-b.
H-D-9-d: Zoning Incentives Evaluate zoning incentives that encourage the development of diverse housing types,
including smaller, more affordable units and
two- and three-bedroom units suitable for
families and children. Amend City codes,
including Chapter 17.56 and others, if
necessary.
Target: 2016
Responsible Agency: Community Development
Department, Planning Commission, City Council
2016. 100 Grand and The
Triton included waivers to
minimum square footage
requirements. Rescinding
Chapter 17.56, Floor
Areas, in zoning
amendments proposed
for adoption in January
2023.
Retain Changed to H-D-6-b Minimize
Zoning Constraints.
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-18 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-D-9-e: Re-evaluate Parking
Requirements
Conduct a study of whether, how, and when to
modify parking requirements to allow higher
densities and reduced housing costs in areas
appropriate for reduced parking requirements.
Amend City codes if necessary.
Target: 2016
Responsible Agency: Community Development
Department, Planning Commission, City Council
2016; parking
requirements were
reduced for specific
developments such as 100
Grand and Triton Apts.
Successful, but changing
minimum parking standards
would provide more
certainty; retain.
Retained as H-D-6-c tp amend
parking standards; Included
reduced parking for special
needs.
H-D-9-f: Development Fee
Waivers
Encourage waivers of development fees where
feasible as a means of promoting the
development of housing affordable to very
low- and low-income households.
Target: Ongoing
Responsible Agency: Community Development
Department, City Council
Ongoing; adopted
waivers for development
impact fees on 6/20/22
Successful; retain. Retained as H-D-6-d and
included specifics about waiver
amounts.
H-D-9-g: Non-conforming
Uses
Reduce or eliminate disincentives to having an
existing non-residential site zoned for housing;
Allow non-conforming uses to continue
indefinitely on sites zoned for housing; also
allow them to be expanded or rebuilt if
destroyed through the continued use of
development agreements or amendment of
Chapter 17.70, Nonconformity Uses, of the
Foster City Municipal Code.
Target: 2016
Responsible Agency: Community Development
Department, Planning Commission, City Council
2016; provisions were
included in Chess and
Pilgrim Triton
Development
Agreements
Successful; remove.
H-E Address Affordable Housing Needs: Meet the City's "fair share" of very-low, low- and moderate-income housing need and the needs of special groups, including the elderly, handicapped, small and large families, extremely low-income households and persons, single parents and local workers.
H-E-1: Create More and Retain Existing Affordable Housing. Utilize a variety of methods to increase and retain the supply of affordable housing.
H-E-1-a: Funding for
Affordable Housing
Conduct the necessary nexus study to enable
the City to consider adoption of housing
impact fees on new development to provide
funding for affordable housing programs.
Target: 2015
Responsible Agency: Community Development
Department
Completed with adoption
of Commercial Linkage
Fee in 2016 and fee
update in 2022.
Successful; update. H-A-4-a included to implement
commercial linkage fee
including periodic review and
update every 5-7 years.
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-19
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-E-1-b: Existing Unit
Purchase Program
Continue to maintain the existing units
owned by the City as rentals for large very
low- and low-income families.
If funds are available, purchase existing
older single-family, condominium,
townhouse or duplex units to provide
affordable rental housing.
Strive not only to avoid a concentration of
affordable units in any one location or area,
but to disperse affordable units throughout
the community to complement and
enhance the diversity that is already found
in the city and that is an important element
of its success.
Target units that need rehabilitation and
thereby improve the neighborhood in
which they are located.
Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing; City owns six
units that are rented to
lower income families
Successful; Retain / Update to
address need for supporting
housing.
H-E-1-a modifies the program
to prioritize units for supportive
housing . Added H-E-1-b to
purchase additional units if
funds are available.
H-E-1-c: First-Time
Homebuyer Program
Continue to monitor the existing First Time
Homebuyer loans for compliance with their
requirements, including owner-occupancy.
Deposit any payoffs into the City’s Affordable
Housing Fund.
Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing; loans are
gradually being paid off; 2
of original 34 loans
remain active
Successful; retain. H-E-1-c is retained.
H-E-1-d: Homeowner
Rehabilitation Loan Program
Increase use of Community Development
Block Grant rehabilitation loans administered
by the County, through improved promotion
and publicity to residents; target the elderly.
Target: Ongoing
Responsible Agency: Community Development
Department, San Mateo County Department of
Housing
Ongoing; County
discontinued the program
Not successful; remove or
combine with H-B-2-a.
Combined into H-B-2-a Lower-
Income Homeowner
Rehabilitation Loans for City to
provide or partner with a
regional program.
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-20 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-E-2: Private Development of Affordable Housing—Inclusionary Requirement.
H-E-2: Encourage the
Provision of Affordable
Housing by the Private
Sector
a) Require that 20% of the units, excluding
bonus units, in residential projects be
affordable (an inclusionary requirement).
b) Require construction or subsidy of new
affordable housing as a condition for
approval of any commercial development
which affects the demand for housing in
the city.
c) Provide incentives to encourage the
provision of affordable housing as
provided in Policy H-E-3.
Target: Ongoing
Responsible agencies: Community Development
Department
Ongoing. Inclusionary
ordinance (Chapter 17.90)
adopted in 2022.
Inclusionary units have
been provided in all new
housing developments in
the RHNA 5 cycle.
Successful; retain/update. H-E-2-a Inclusionary 20%
requirement and H-E-2-b
Affordable Housing Overlay
Inclusionary 15% Requirement
Including Extremely Low-
Income is updated with new
AHO requirement to include
extremely low-income units.
H-E-3: Incentives for Affordable Housing. The City shall consider offering development incentives to developers of multifamily housing projects which meet the City’s housing needs, in exchange for an agreement that a minimum of twenty percent (20%) of the total number of units constructed (or another percent, depending upon the project) shall be affordable to very low as defined by State Health and Safety Code Section 50105, low- and moderate-income persons and families as defined by Section 50093 of the State of California Health and Safety Code for a minimum period of 45 years. Incentives to be considered include the following:
a) Financial contributions for the construction of utilities, public road improvements and other traffic improvements, soils remediation, and plan preparation and development.
b) Rent subsidies for the affordable units, if funding is available. c) Density bonuses, as allowed by State law and Chapter 17.86. d) Pre-scheduled, fast-track permit processing.
e) Design flexibility.
f) Reduced or waived fees, if funding is available.
g) Reduced parking requirements and/or use of shared parking. h) h) Assistance and support in securing public financing, such as bonds or tax credits.
H-E-3-a: Density Bonus for
Affordable Housing Projects
Consistent with State Bonus
Density Law
The City will offer density bonuses consistent
with the State Density Bonus Law and Chapter
17.86. Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing. 100 Grand the
Triton utilized reduced
parking ratios provided by
Density Bonus Law.
Successful; retain. H-E-3-a retained.
H-E-3-b: Financing and
Subsidy Programs
Encourage project sponsors to apply for
available federal, state and locally subsidized
new affordable construction programs,
Annual, and when a
unique development
opportunity arises. City
Successful; retain. H-E-3-b retained.
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-21
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
including subsidies for extremely low-income,
very low-income, and low-income housing, by
providing technical assistance on available
programs and supporting data, structuring
development agreements and other
requirements to match program funding
criteria, as appropriate and possible, and
leveraging other financing when possible. The
City will also lobby Federal and State elected
officials for housing legislation that includes
appropriations for low- and moderate-income
housing programs. Examples of programs
include Mortgage Revenue Bonds, Mortgage
Credit Certificates and Redevelopment
Agency Tax Increment Financing.
Target: Annual and ongoing and when a unique
development opportunity arises
Responsible Agency: Community Development
Department
staff makes project
sponsors aware of HEART
loans and County funds.
H-E-3-c: Cooperative
Ventures
Encourage cooperative and joint ventures
between owners, developers, and non-profit
groups in the provision of BMR housing.
Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing. The City has
been an active partner
with Mid-Peninsula
Housing in the
development of Alma
Point and with
SummerHill on the
development of the
Workforce Apartments.
Successful; retain. H-E-3-c retained.
H-E-4: Resale Controls on Owner-Occupied BMR Units. Require resale controls on owner occupied BMR units to ensure that affordable units provided through public assistance or public action are retained for 45 years or more as affordable housing stock.
H-E-4-a: Maintain Existing
Owner-Occupant BMR Units
Administer the agreements for the existing
ownership BMR units to ensure the continued
affordability of these units for the terms of
their agreements.
Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing; owner-occupied
BMR units in Emerald Bay
are reviewed annually for
compliance with
regulatory agreement
Successful; retain. Retained as H-E-4-a.
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-22 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-E-5: Rent and Income Restrictions on Rental BMR Units. Require rent and income restrictions on rental BMR units to ensure that affordable units provided through public assistance or public action are retained for 45 years or more as affordable housing stock.
H-E-5-a: Maintain Existing
Rental BMR Units
Administer the agreements for rental BMR
units, including the review of required reports
and responding to questions and complaints,
to ensure the continued affordability of these
units for the terms of their agreements.
Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing, City staff
reviews annual reports for
446 rental units in 10
properties and responds
to questions and
complaints
Successful; retain. Retained as H-C-2-a and added
to explore ways to improve
efficiency of the process.
H-E-5-b: New Agreements for
Affordability of Existing
Rental Units
If a source of funding can be identified, work
with owners of existing rental units to include
or extend affordability agreements.
Target: 2018
Responsible Agency: Community Development
Department
Ongoing. The City worked
with Essex Properties to
provide several programs
to assist BMR tenants at
Foster’s Landing.
Successful; retain / update. Retained as H-C-2-b Continue to Monitor Expiration of
Affordability Covenants.
H-E-5-c: Adopt Notice
Requirements for At Risk
Units
Adopt an ordinance requiring a one-year
notice to tenants of existing affordable rental
units that affordability restrictions are due to
expire.
Target: 2018
Responsible Agency: Community Development
Department
Notice requirements were
strengthened by State
law.
Remove Removed
H-E-5-d: Minimize Impacts of
Expiration of Affordability
Covenants
Work with landlords, tenants, and other
agencies prior to the expiration of affordability
covenants to minimize the impacts of the
expiration of affordability covenants through
the extension of affordability covenants, use
of rental vouchers, preference at other
affordable housing sites, or other means.
Target: 2018
Responsible Agency: Community Development
Department
2018. The City
successfully worked with
Foster’s Landing to
incentivize tenant
relocation and extended
affordability of expiring
BMR units.
Successful; Retain and modify
to work with landlords at
least 5 years prior to
expiration.
Added to H-C-2-b Continue to
Monitor Expiration of
Affordability Covenants.
H-E-5-e: Affordable Housing
Preference for Displaced
Residents
Consider an amendment of the affordable
housing preferences adopted by City
Resolution 2000- 123 to include tenants
displaced by termination of affordability
2018. Preferences for
BMR units were amended
in 2020 to put tenants at
Completed/remove.
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-23
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
restrictions.
Target: 2018
Responsible Agency: Community Development
Department
risk of displacement in the
top tier.
H-E-6: House Sharing. Encourage and facilitate house sharing in appropriate locations where it would provide housing for low- and moderate-income residents and not significantly impact the neighborhood (parking, access, etc.).
H-E-6-a: Homeshare Program Continue to work with HIP Housing to expand the existing outreach program for the
Homeshare Program for both rental and
ownership housing, including outreach to
extremely low- and very low-income persons.
Target: 15 new matches per year
Responsible Agency: Community Development
Department, HIP Housing
Annual;
Since FY 2007-08 through
2021, HIP has placed 129
people from Foster City
into shared housing
arrangements; provided
information and
counseling to 547 Foster
City residents or workers,
and helped 11 families
complete the self-
sufficiency program.
Successful; retain as ongoing. H-E-6-a retained.
H-E-7: Housing for New Employees and their Families. Given the amount of commercial and retail development expected through build-out of the city, encourage an adequate supply and variety of rental and ownership housing that meets the needs of new employees and their families.
H-E-8: BMR Eligibility Priorities. To meet a portion of the City's local housing need, consistent with Association of Bay Area Governments (ABAG) Housing Need Determinations, and as a traffic mitigation measure, the City will, to the extent consistent with applicable policy, offer a portion of the BMR units in a project for City employees and people working in the City of Foster City.
H-E-8-a: BMR Eligibility
Guideline
Implement BMR selection guidelines based on
the BMR Eligibility Priorities in Policies H-E-6
and H-E-8, including City Resolution 2000- 123
that give priority to people who live and work
in the community, teachers and local
government and public safety employees.
Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing. Staff continues
to audit Property Status
Reports to ensure
eligibility guidelines are
followed.
Successful; retain. H-E-8-a retained.
H-E-9: Room Additions. The City will continue to allow room additions to smaller homes that are compatible with the neighborhood, subject to the requirements of the Architectural and Solar Guidelines. These room additions provide affordable housing opportunities by allowing families to meet their needs more economically than by moving and purchasing a new home.
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-24 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-F Address Special Housing Needs
H-F-1: Equal Housing Opportunity. The City will ensure provision of housing opportunities for all people and will take appropriate actions when necessary, to ensure that the sale, rental, or financing of housing is not denied to any individual on the basis of race, sex, national origin, religion, age, or other arbitrary factors.
H-F-1-a: Non-Discrimination To ensure that the sale, rental, or financing of housing is not denied to any individual on the
basis of race, sex, national origin, religion, age,
marital status, disability, or other arbitrary
factors, Foster City will ensure that state and
federal laws are adhered to regarding fair
housing. The City, through its Community
Development Department, will refer
discrimination complaints to the appropriate
legal service, county, or state agency. The City
will assist local nonprofit organizations, as
appropriate, to provide public information and
education services in a variety of locations,
including but not limited to the City’s website,
City Hall, public library, Recreation Center and
Senior Center.
Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing. Staff continues
to audit Property Status
Reports for non-
discriminatory practices
as well as investigates
allegations of
discrimination.
Successful; retain. H-G-1-a retained.
H-F-1-b: Anti-Discrimination
Zoning and Ordinance
Definitions
Provide information to landlords advising
them of the City’s Anti-Discrimination
Ordinance for existing tenants to prohibit
discrimination based on the source of a
person’s income or the use of rental subsidies,
including Section 8 and other rental programs
that provide extremely low-, very low-, and
low-income housing assistance.
Target: 2015
Responsible Agency: Community Development
Department
2015 / Ongoing. Staff
continues to provide the
City's Anti-Discrimination
Ordinance to landlords
and tenants.
Successful; retain. Expanded as H-G-2-a Anti-
Discrimination Regulations to
Include programs to provide fair
housing information and
education and added H-G-2-b
Fair Housing Training for
Landlords and Tenants; H-G-2-c
Information Specific to Fair
Housing; and H-G-2-e Rental
Registry.
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-25
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-F-2: Special Needs. Encourage a mix of housing units throughout the city including those for lower income seniors, families with children, single parents, young families, victims of domestic violence, and the disabled.
H-F-2-a: Facilities and
Services for Special Needs
Support housing that incorporates facilities
and services to meet the health care, transit or
social service needs of households with special
needs, including seniors, extremely low-
income households and persons, and persons
with disabilities.
Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing; the City
contributed funding for
the 66-unit Alma Point
Senior Apartments
completed in 2016 which
includes 65 very low-
income and extremely
low-income units, 5 units
for persons with specified
health care needs, and 2
units for homeless. The
City approved the 131-
unit/24 bed Atria Assisted
Living facility completed
in 2016. The City included
4 accessible units in the
22-unit Workforce
Apartments completed
in2022. Senior market
rate condominiums (200
units) at Foster Square
were completed. In
addition, there are 4
licensed Adult Residential
care homes and 6 licensed
Assisted Living care
homes in the City.
Successful; retain. Retained as H-F-1-a; also added
H-E-1-a to provide a preference
in the City-owned Existing Unit
Purchase Program units for
supportive housing.
H-F-2-b: Assistance and
Housing for Victims of
Domestic Abuse
Assist victims of domestic violence by
coordinating with and providing referrals to
existing service agencies providing legal
assistance, hotline, and emergency housing
and prevention services to victims of domestic
violence. Continue to coordinate with existing
service providers, determine any other actions
the City can take to assist persons in Foster
Ongoing; Police
Department provides
coordination with other
service providers.
Successful; retain. Retained as H-F-1-b.
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-26 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
City.
Target: Ongoing
Responsible Agency: Community Development
Department and Police Department
H-F-2-c: Density Bonuses for
Handicapped Access
The City may allow a one-for-one density
bonus, up to 25% of the number of units
otherwise allowed, for developers who provide
actual handicapped access features and
fixtures.
Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing; not used. Not successful; remove. Removed
H-F-2-d: Adaptable /
Accessible Units for the
Disabled
The City will ensure that new housing multi-
family includes units that are accessible and
adaptable for use by disabled persons in
conformance with the California Building
Code. Target: 2% of the units built
Responsible Agency: Community Development
Department
Ongoing; Accessible and
adaptable units are
required in new
developments. Four
accessible units in the
Workforce Apartments
were affirmatively
marketed to
people/groups with
disabilities. Between
2015 and 2022 161
accessible and 234
adaptable units were
constructed.
Successful; retain. Update H-F-1-c to include
requirement for affirmative
marketing.
H-F-2-e: Reasonable
Accommodation
Utilize the adopted Chapter 17.84, containing
a review process to provide individuals with
disabilities reasonable accommodation in
rules, policies, practices and procedures that
may be necessary to ensure equal access to
housing. The purpose of these procedures and
an ordinance is to provide a process for
individuals with disabilities to make requests
for reasonable accommodation with respect to
relief from the various land use, zoning, or
building laws, rules, policies, practices and/or
Ongoing; no requests
were submitted.
Retain Retained as H-F-1-d with
language added to provide
information on the City’s
website.
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 E-27
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
procedures of the City.
Target: Ongoing (implement when requests are
made)
Responsible Agency: Community Development
Department
H-F-2-f: Home Sharing
Program
Support the HIP Housing Home Sharing
Program as part of a collection of policies
programs and practices for addressing special
housing needs, including seniors, those living
with disabilities, those at risk of homelessness
and female head of households.
Target: Ongoing
Responsible Agency: Community Development
Department, City Council
Ongoing; Since FY 2007-
08 through 2021, HIP has
placed 129 people from
Foster City into shared
housing arrangements;
provided information and
counseling to 547 Foster
City residents or workers,
and helped 11 families
complete the self-
sufficiency program.
Successful; retain but
consolidate with H-E-6-a.
Included H-F-1-e Home Sharing
for Special Needs Population in
addition to H-E-6-a Home
Sharing Program.
H-F-2-g: Support Services for
Special Needs
Work with service providers to facilitate the
provision of support services to enable people
to receive services in their homes, including
persons at risk of homelessness, seniors,
persons with mental or physical disabilities,
substance abuse problems, HIV/AIDS, physical
and developmental disabilities, multiple
diagnoses, veterans, and victims of domestic
violence.
Target: 2016 and ongoing
Responsible Agency: Community Development
Department
2016 and Ongoing; The
City Parks and Recreation
Department provides
activities and resources
for seniors; the City
supports the Foster City
Village, a nonprofit
providing mobility,
practical assistance,
access to services, social
connections and
educational
opportunities. The City
supports Ombudsman
Services of San Mateo
County.
Retain Retained as H-F-1-f; Included
target to host roundtable with
service providers.
APPENDIX E: REVIEW OF PREVIOUS HE POLICIES
E-28 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-F-2-h: Expansion of BMR
Eligibility for Disabled
Persons
Consider expansion of the BMR Eligibility
Priorities adopted by City Resolution 2000-123
to include persons with disabilities.
Target: 2016
Responsible Agency: Community Development
Department, City Council
2016; no action taken Merge with H-F-1-c. Updated H-F-1-c to require affirmative marketing for
accessible units.
H-F-3: Housing for the Homeless. The City of Foster City recognizes the need for and desirability of emergency shelter housing for the homeless and has adopted Chapter 17.82 to allow emergency shelters as a permitted use in areas zoned Neighborhood Business (C-1), Central Business (C-2), and at churches/synagogues in the Public Facilities (PF) Zoning District based on the following considerations:
a) The City will encourage a dispersion of facilities to avoid an over-concentration of shelters for the homeless in any given area. An over-concentration of such facilities may negatively impact the neighborhood in which they are located and interfere with the “normalization process” for clients residing in such facilities. b) The City of Foster City shall encourage positive relations between neighborhoods and providers of permanent or temporary emergency shelters. Providers or sponsors of emergency shelters, transitional housing programs and community care facilities shall be encouraged to establish outreach programs within their neighborhoods and, when necessary, work with the Peninsula Conflict Resolution Center or other mediation service. c) It is recommended that a staff person from the provider agency be designated as a contact person with the community to review questions or comments from the neighborhood. Outreach programs may also designate a member of the local neighborhood to their Board of Directors. Neighbors of emergency shelters shall be encouraged to provide a neighborly and hospitable environment for such facilities and their residents.
Development standards for emergency shelters for the homeless included in Chapter 17.82 will ensure that shelters would be developed in a manner which protects the health, safety and general welfare of nearby residents and businesses, while providing for the needs of a segment of the population as required by State law.
Shelters shall be subject only to development, architectural review and management standards that apply to residential or commercial development in the same zone, except for the specific written and objective standards as contained in Chapter 17.82.
H-F-3-a: Emergency Housing
Assistance
To the extent that funds are available,
participate and allocate funds, as appropriate,
for County and non-profit programs providing
emergency shelter and related counseling
services.
Target: Annual participation, if feasible
Responsible Agency: City Council
Annual; funding was
provided to CALL
Primrose, HIP Housing,
Samaritan House, and
LifeMoves
Successful; retain. Retained as H-F-2-a.
H-F-3-b: Emergency Shelter
Uses
To the extent funds are available, the City will
contribute non-profit agencies involved in
providing housing for the homeless in San
Mateo County. The City will also review
proposals for emergency shelter uses based on
the policies in the General Plan and other City
development standards and requirements.
Target: Ongoing
Ongoing; funding was
provided to CALL
Primrose, HIP Housing,
Samaritan House, and
LifeMoves
Successful; retain. Retained as H-F-2-b.
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Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
Responsible Agency: Community Development
Department
H-F-3-c: Multi-Jurisdictional
Emergency Shelter
Pursuant to State law requirements, and as
the opportunity arises, the City will consider
participation in a multi-jurisdictional
emergency shelter, should one be proposed in
the future.
Target: Based on the opportunity and feasibility
of a multi-jurisdictional emergency shelter
Responsible Agency: Community Development
Department, City Council
Ongoing; no multi-
jurisdictional shelter
proposed
Retain Retained as H-F-2-c.
H-F-3-d: Emergency Shelter
Zoning
The City will allow emergency shelters as
provided in Chapter 17.82 that allows a year-
round emergency shelter as a permitted use in
Neighborhood Business (C-1), Central Business
(C-2), and at churches/synagogues in the
Public Facilities (PF) Zoning District. In
addition, the City has established written and
objective standards, as allowed in State law,
for the following:
a) Maximum number of beds.
b) Off-street parking based upon
demonstrated need.
c) Size and location of on-site waiting and
intake areas.
d) Provision of on-site management.
e) Proximity to other shelters.
f) Length of stay.
g) Lighting.
h) Security during hours when the shelter is
open.
Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing; updates to
Chapter 17.82 proposed
for adoption in January
2023. No emergency
shelters were proposed.
Retain Retained as H-F-2-d..
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E-30 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Housing Element Program
Name/Number Program Description and Objective
Timeframe and
Achievements
Program Evaluation
and Recommendation Proposed Change
H-F-4: Transitional and Supportive Housing. The City of Foster City recognizes the need for and desirability of transitional and supportive housing and will treat transitional and supportive housing as a residential use that will be subject only to the same restrictions that apply to other residential uses in of the same type in the same zone.
H-F-4-a: Transitional and
Supportive Housing Zoning
Enforce the existing zoning regulations that
allow transitional and supportive Housing, as
required by State law, so they are treated as a
residential use that will be subject only to the
same restrictions that apply to other
residential uses of the same type in the same
zone.
Target: Ongoing
Responsible Agency: Community Development
Department
Ongoing; updates to
zoning regulations
proposed for adoption in
January 2023. Permits
were issued for a
transitional care home.
Successful; retain. Retained as H-F-3-a; added H-F-
3-b Supportive Housing.
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-i
APPENDIX F | PUBLIC PARTICIPATION
TABLE OF CONTENTS
PUBLIC ENGAGEMENT SUMMARY ....................................................................................................................... 1 COMMUNITY DIALOGUE SERIES .......................................................................................................................... 3 21 ELEMENTS / LET’S TALK HOUSING .................................................................................................................. 4 CITY-WIDE COMMUNITY WORKSHOPS ............................................................................................................... 5 AFFH COMMUNITY ENGAGEMENT INPUT ........................................................................................................... 7 HOUSING PREFERENCES AND PRIORITIES SURVEY ............................................................................................ 7 HOUSING SITES MAP FEEDBACK ....................................................................................................................... 35 PUBLIC MEETING COMMENTS ........................................................................................................................... 42 ADDITIONAL PUBLIC COMMENTS ..................................................................................................................... 46 Housing Element Public Comments Received 11/19/2021 – 4/25/2022 .......................................................... 46 Housing Element Public Comments Received 5/5/2022 – 6/3/2022 ................................................................ 85 Housing Element Public Comments Received 6/10/2022 – 2/14/2023 ........................................................... 133 Housing Element Public Comments Received 2/23/23 – 5/4/2023 ................................................................ 189 Housing Element Public Comments Received 5/5/23 – 5/22/2023 ................................................................ 214 Housing Element Public Comments Received 8/14/2023 ............................................................................. 222
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F-ii CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
LIST OF TABLES
Table F-1: Housing Sites Map Feedback ............................................................................................................35 Table F-2: Housing Sites Map Comments .......................................................................................................... 37
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PUBLIC ENGAGEMENT SUMMARY
Foster City believes that community input is a critical aspect of developing a Housing Element that promotes a community -based vision for housing and responds to community needs and preferences .
While the Housing Element provides an opportunity to have a community conversation about how to address local housing challenges, develop policies, and find solutions , in Foster City we ensure that the community engagement process is ongoing throughout the 8-year RHNA cycle.
In addition to conversations focused on Foster City, the 21 Elements working group provided additional opportunities for community input. 21 Elements is a multi- year, multi-phase collaboration between all San Mateo County jurisdictions, along with partner agencies and stakeholder organizations, that aims to support jurisdictions in developing, adopting, and implementing local housing policie s and programs.
Let's Talk Housing is a collaborative effort between all 21 jurisdictions in San Mateo County focused on increasing awareness of and participation in the Housing Element update process. The 21 Elements working group organized an additional series of introductory meetings about the Housing Element update attended by more than 1,000 community members countywide, an All About RHNA webinar, four Stakeholder Listening Sessions that convened mo re than 30 groups, and a four -part Creating an Affordable Future webinar series to help educate community members about local housing issues.
The City held a number of public meetings to discuss various aspects of the Housing Element Update.
These meetings were advertised in a variety of ways, including the Housing Element email ListServ, posted notices, newspaper notices, FCTV, Leo Ryan Park ma rquee, social media, City website, and City e-news. Public meetings related to the Housing Element Update included the following:
January 9, 2023 | City Council Public Hearing for Zoning Amendments December 1, 2022 | Planning Commission Public Hearing for Zoning Amendments November 15, 2022 | Joint Study Session
May 17, 2022 | Joint Study Session
April 21, 2022 | Joint Study Session
March 2, 2022 | Joint Study Session
February 17, 2022 | Planning Commission Meeting (EIR Scoping) February 7, 2022 | City Council Meeting (Award EIR contract) December 13, 2021 | City Council (RFP for EIR)
November 1, 2021 | City Council Meeting - Report on Community Workshops November 1, 2021 | 21 Elements Countywide Listening Session #3 (Builders/Developers) October 18, 2021 | 21 Elements Countywide Listening Session #2 (Housing Advocates) October-December 2021 | 21 Elements 4-part Let’s Talk Housing Webinar September 28 and 30, 2021 | Community Workshops
September 27, 2021 | 21 Elements Countywide Listening Session #1 (Fair Housing) July 15, 2021 | Planning Commission Study Session
June 7, 2021 | City Council Meeting (RHNA appeal)
April 22, 2021 | Countywide Community Meeting)
April 14, 2021 | City Council and Planning Commission Joint Special Meeting APPENDIX F: PUBLIC PARTICIPATION
F-2 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
April 13, 2021 | Countywide Community Meeting
March 24, 2021 | City Council and Planning Commission Special Meeting September 21, 2020 | City Council and Planning Commission Joint Special Meeting October 7, 2019 | City Council Meeting (RHNA and subregion) In 2020, the City launched a Housing Element Update webpage with basic information and an invitation for people to sign up for a notification list to stay involved. In February 2022, the City launched an updated community engagement website for the Housing Element Update, including a combination of tools from Bang The Table and MapSocial, to provide opportunities for community engagement and feedback on the Housing Element Update. Both the Housing Element Update website and the Foster City main website prov ide translation options. The Housing Element Update website is available here:
https://engagefostercity.org/
housing-element and automatically redirects from the main City website’s page for the Housing Element Update. The website includes links to:
Housing Preferences and Priorities Survey (closes March 21, 2022) Interactive Map with opportunities to provide feedback on sites (closes March 21, 2022) Share your Foster City Housing Story
Link to subscribe to project updates
Background information on the Housing Element
Links to related documents and related websites
Links to agenda packets for previous meetings
During the Joint Study Session on March 2, 2022, staff demonstrated how to take part in the survey and use the interactive map.
The Draft Housing Element was posted on the City’s website and distributed to stakeholders on May 4, 2022 for a 30-day review period. During this time, the draft Housing Element was advertised for public review and comment.
The Draft Housing Element submitted to HCD on July 5, 2022 was posted on the City’s website.
Summary of How Public Input is Incorporated
Public input gathered through the public engagement efforts influenced the development of the Housing Element, including the selection of sites as well as the housing policies and programs. Key themes and strategies are summarized below.
Housing Sites:
Focus on sites that do not impact single -family neighborhoods and parks/open spaces. The Sites Inventory is predominantly apartment sites from the previous RHNA 5 Housing Element and similar sites including existing low-density apartment properties with potential to add housing units. Preserve existing neighborhood commercial sites, such as Edgewater Shopping Center but look for other sites to convert, such as office buildings. The 1010 Metro Center Boulevard commercial site was included in the Sites Inventory as a mixed use site, which has excellent access to major roadways and APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-3
transit. Program H-D-2-a to evaluate potential re-use of commercial sites was retained with a mid-cycle evaluation of RHNA progress by December 2026.
Focus on sites with access to major roads and highways due to the limited evacuation routes. The majority of the sites in the Sites Inventory are located on major arterial roadways.
Housing Policies and Programs:
Housing cost is too high. Lack of affordability impacts health, economic equity, environmental and racial justice. Programs were included/modified to add affordable units through inclusionary requirements (H-E-2-a Inclusionary 20% Requirement, H-E-2-b Affordable Housing Overlay Inclusionary 15% Requirement Including Extremely Low -Income, expanded incentives for ADUs in programs under H-D-4). Programs expanded support for low -income homeowners with H -B-2-a Lower Income Homeowner Rehabilitation Loans and H- B-2-b Facilitate Non -Profit Rehabilitation/Maintenance Assistance.
Increase affordable housing supply, protect renters and vulnerable households by providing stability, fill the gaps with subsidies.
The use of existing apartment sites for new housing increases the risks of displacement for existing apartment residents. Tenant protections were included in H -C-3-a Phased Redevelopment of Existing Multi-family Developments, H -C-3-b Anti -Displacement Strategy, and H -C-3-d Facilitate Tenant Protection Act of 2019.
Housing discrimination disproportionately impacts people with disabilities and people trying to use housing vouchers. Program H-C-4-a Rental Housing Assistance Information was expanded. Several programs were included under H-G-2 Improved Access to Fair Housing Information. There is a lack of housing options for people with special needs/disabilities, including supportive housing. Program H-E-1-a Existing Unit Purchase Program Opportunities for Supportive Housing was included to facilitate use of City -owned units for supportive housing. Program H -E-2-b Affordable Housing Overlay Inclusionary 15% Requirement Including Extremely Low-Income will provide extremely low-income units. Several programs were included under H-F-1 Special Needs.
COMMUNITY DIALOGUE SERIES
The Community Dialogue Series (CDS), a series of conversations that brings together community members that live and work in Foster City to discuss the challenges facing Foster City, held dialogues on land use, affordable workforce housing, transportation, traffic and commercial retail. Foster City community members were first invited to participate in the "CommUNITY Dia logue Series" community engagement program from May through December 2017. The four -session series brought people together to learn and share views and ideas about some of the key issues facing Foster City. The results of the four dialogue sessions were re ported out to a joint meeting of the City Council and Planning Commission and incorporated into discussions around policies that could be developed to best address these issues.
Home is Foster City is a continuation of those conversations that took place from 2019 to early 2020 , concluding with two pop-up events at Foster Square (2/2/2020) and Metro Center (3/3/2020).
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The main takeaways identified during the CDS dialogues are listed below:
Topic(s)
Housing cost is too high
People value that Foster City is close to their work, and is community oriented Need more playgrounds and open space
No more low income housing, it brings in the wrong people Congested housing takes away green spaces for children
Source: Foster City Community Development Department.
21 ELEMENTS / LET’S TALK HOUSING
21 Elements organized a Let’s Talk Housing series of countywide meetings about the Housing Element update and provided community members with an introduction of the Housing Element update and why it matters. These meetings were attended by more than 1,000 community members. Additionally, Let’s Talk Housing held an All About RHNA webinar and a countywide four -pa
rt webinar series to help educate
and inform San Mateo County residents and stakeholders on regional and local housing issues. The four- pa
rt series t ook 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:
W
hy Affordability Matters
Housing and Racial Equity
Housing in a Climate of Change
Putting it All Together for a Better Future
T
he 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
-E
nglish channels was limited.
I
n 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:
B
uilding market-ra
te or affordable housing
A
ddressing 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-r eady 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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F-6 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
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 nu mbers 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 Elem ent 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 ed ition. Posts were also published following the APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-7
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 Element s. 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-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 high - density 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 APPENDIX F: PUBLIC PARTICIPATION
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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., P olaris 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 c an 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 APPENDIX F: PUBLIC PARTICIPATION
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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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APPENDIX F: PUBLIC PARTICIPATION
F-30 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
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 e nvironmental 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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CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-31
Transportation (6)
Extend to the wider bay area
Walkability and biking to shopping centers, parks, other amenities Any addition of resident population would increase car traffic if that was the main way for residents to travel. A strong plan for public transport / first-last mile options and non-car mobility needs to be developed in parallel. Such transport options should connect to retail, work and transport hubs.
Preserving Open Space and Single-Family Character (5)
Consider 1 or 2 large (tall) high density buildings to accommodate lower cost needs and then focus on maintaining single family housing and open areas
Quality of life amenities need to be preserved, such as parks, golf course, grocery options, public water access.
Homeownership Opportunities/Affordability (4)
First time home buyer down payment assistance or no down payment program for frontline workers/healthcare/teachers to live and work in the area they serve. City should prevent people from buying homes in FC for investment (people that don't plan on living here).
Infrastructure Needs to Be Addressed Alongside New Housing (4) Any additional new housing must be addressed with transportation and safety of this city. I know so many neighbors and friends in Foster City who selected this area because the schools are good; neighborhood is not as crowded and is safe. I know there is a lot of concerns about the implication of new housing and what it means to the safety of this region--this could impact housing price and reputation of this region.
Convert smaller/older rentals to larger (3)
Replace older 2-story rental properties with 4 story rental units. The older apartment houses would be a good place to start. They have been here since the city's inception and are showing their age.
Other
Verify eligibility for low cost housing. Ban short term rentals give preferences to those who work in Foster City
Do not use golf course for housing
Redevelop the golf course.
Read the Foster City master plan and follow it.
Streamlining ADU process would really help in all existing single-family areas, to allow larger families to live together or to provide rental income to current residents. Encouraging speedy approval of APPENDIX F: PUBLIC PARTICIPATION
F-32 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
mixed-use and housing redevelopment of existing shopping centers, particularly with affordable and accessible apartments, with transit incorporated would be huge for seniors and disabled To the extent that we are required to add new units, consider re -purposing under-utilized parking lots and other non-residentially-zoned areas for development. Do not redevelop existing shopping centers unless the retail space is accommodated as the lower level of a mid-rise building. As an example, do not remove Edgewater Place; make it midrise with all the retail maintained on the lower level. Too late for Port O'Call which was converted to only apartments.
All affordable housing should be near transit as it defeats the purpose otherwise, I.e., the cost of owning a vehicle and paying for it and insurance and maintenance will offset any savings or advantage of affordable housing. An example is the low income housing that San Mateo is building near the new Cal Train Station. Also, more vehicles on Foster Cities roads causes more pollution, roadway repair and traffic. ANY HOUSING should be built so as not to impede leaving the city in case of earthquake, fires, or other emergencies. That is why IOPPOSE THE OVERLAY of LANTERN COVE.
There is no alternative to Edgewater that can hold traffic in an emergency evacuation in the South and Southwest areas of the city. Nor would it allow for easy entrance and exit of emergency vehicles. With all the housing commercial space for shopping needs to stay. Updated to be attractive aka Edgewater Plaza -this use to be the place to meet up with friends - owner is driving out good family friendly businesses and it looks horrible just saw he can try to redevelop. Never ever replace Edgewater Plaza with housing.
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-33
Q17 Do you have any other comments or is there anything else the City should consider as part of its Housing Element Update?
Summary of Responses
Take Time to Analyze Impacts of new Housing on infrastructure and traffic (29) I'm extremely concerned with the infrastructure we have related with the incremental housing we are bringing in the city. Also related to the extremely limited entry/exit points of the city. Traffic and evacuation routes with more people
Convert Office Buildings (9)
Don’t want single family homes demolished, maintain character (5) Concerned about the current push to demolish older apartment/condo buildings to be replaced by high-rise, high-density buildings directly adjacent to single family home neighborhoods.
Maintain parks and open space (6)
Do not take away our parks!!
Maintain the parks we have and open spaces. Welcome to put it to vote and let everyone know. Pretty soon we will have house boats because of running out of space. Do not use golf course for housing (+4)
Need retail (5)
Current shopping centers under consideration (Beach Park, Edgewater Place) are successful and needed by their neighborhoods and the city; please keep them, or IF required, make them mixed-use (housing above) but KEEPING all the existing businesses/restaurants with LEAST impact to them and patrons.
Affordability (3)
Consider capping rent increases each year to a reasonable percentage. At present, property owners have no limit to what they can charge for rent.
Priority should be to maintain the existing quality of life in FC. There’s been too much emphasis on low-income housing. We do have an affordability problem. Low/middle -income housing should be built near transportation hubs, not Foster City. The current new housing projects in FC are anything but affordable. $1.5M-3M is not affordable. When does the couple who makes $150-250k a year get any consideration??? They do not qualify for low, middle, upper middle income when it comes to addressing affordability, yet they cannot afford any of the new housing being built.
Need new housing for special needs groups and low-income families (2) Need low -income housing for disabled people (i.e. , with autism.) Need public transportation for those who don’t drive.
APPENDIX F: PUBLIC PARTICIPATION
F-34 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
No matter what or where you build, there will be opposition, but we need more housing badly. Please consider everyone's needs (including those who don't live here yet) and not just the loudest people Other
Force Shopping Center Landlords to keep up their property. i.e., parking lots etc. I am disappointed that your survey is so negative. You clearly have an agenda in this and it is not an unbiased survey.
Emphasizing these small units results in high turnover and people moving to where they can get larger apartments and housing – recently FC friends moved to San Diego, Arizona, North Carolina and placed in Bay Area like San Mateo and South San Francisco. There is less of a neighborhood feel.
Lumping these small unit developments together would reduce the impact on neighborhoods. Make it more difficult for investors and foreigners to purchase property in Foster City especially if it will be used as a rental property and not primary residence Provide plans for small, ATTACHED ADUs, since many properties have small yards. high rise apartments facing the Bay
We should focus on the high property tax, helping the middle class and homeowners and not worry about building things that will bringing crime. Lower income housing brings in crime pollution, and by decreasing loss of open habitat, any city will be able to achieve their GHG reduction goals. Yes, the Housing Element needs to be updated, but it won't be. For the Valley to be economically vibrant, younger folks need to be able to find affordable housing.
Best is to build rental units – multi-story. Focus should not be towards seniors or low -income. Both have to move out. The economics will not support them. So, replace older 2- story rental units with 4-5 story units.
Advocate for Bay Area cities to be able to trade/purchase/sell their housing allocations — cities with limited space (like FC) could purchase “offsets” from other cities that have surplus of avail space (e.g., SSF?, RWC?)
I have been a long-time resident of Foster City and Lantern Cove Apartments and would really like to not have to relocate my family if it gets re -developed. It will also be hard to find new housing that isn’t astronomically expensive and in a highly competitive market if everyone suddenly has to move. New high-density housing will be built. That's a fact and there's no way we can fight that, no matter how much the great majority of us do not want it. But if you are going to build it, build it in areas where it's not going to screw over those of us who live in the neighborhoods trying to get to the freeways for our commutes. It seems like some proposals believe the fairy tales that people will take public transportation and thus the added cars to the morning/evening commute will not be bad. This is laughable. Public transportation access to FC is terrible and is never going to be an option. We all need to drive and adding units like the big Pilgrim development is screwing the commutes of thousands of us who live in neighborhoods 1-3.
FC needs to re -evaluate its own image as a bastion of American -style sub -urbanism.
Overemphasizing single-home ownership has resulted in un-walkable long avenues like FC Blvd. and APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-35
Hillsdale Blvd., 100% car-dependent neighborhoods like Islands, and failing retail plazas like Edgewater Shopping Center.
We need another grocery store in Foster City, preferably a higher end store.
HOUSING SITES MAP FEEDBACK
The website for the Housing Element Update provided an interactive map where people could post a “Thumb Up” or “Thumb Down” vote for specific sites as well as post comments about sites. Table F-1 has arranged the vote by their sum, i.e., the number of “Thumb Up” minus the number of “Thumb Down” votes so that the sites with the most net positive votes are at the top. (Note: because the mapping software allowed votes to be tagged to any location, i f 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 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.) 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.
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.
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
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
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
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 APPENDIX F: PUBLIC PARTICIPATION
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mentioned include the golf course, and the redevelopment at Lantern Cove– Edgewater and Port Royal.
Space Availability : Some said they moved to Foster City because they wanted more space per person. Foster City is an island with limited space, and some feel the City is “build out ” with limited room for growth beyond into the open spaces and parks.
Culture: Residents want to rehabilitate existing land and grow, but without changing the core values of what makes Foster City special. Residents mentioned that green space, existing amenities, family values, suburban culture, beautiful housing designs, and a master planned community feel is what makes Foster City feel like home. However, others mentioned it is important to be specific when using terms like character, and Foster City should think about who they want to welcome to the community within 5-10 years (targeting existing residents, people who grew up here and would like to move back or stay, or incoming residents). Some felt is was important to optimize the diversity of people that can stay in the city and help resist the drop-off for longtime residents or people who grew up in Foster City. There was a general concern that Foster City will lose local control over the state’s priorities.
Walkability and Accessibility: 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 us ing 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 APPENDIX F: PUBLIC PARTICIPATION
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new housing are u nderutilized commercial and office space , using vacancy taxes to lower vacancy rates especially for office buildings, u tilizing 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 c hallenging to construct or develop new homes.
3. What type of housing would you prefer in F oster 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, t ransit- oriented development, concern for overpopulated schools, investors purchasing single family units to convert to multi-family, renting out rooms in existing homes, ensuring that essential workers have the option to live in Foster City, and some disagreement with the RHNA numbers being too high.
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4. Where would be most appropriate places to accommodate state-mandated 1,896 homes in Foster City?
Parks or Golf Course: Many did not want to build on the golf course, as it is far out from the city, no wind shelter, and is well- used recreation for all (especially seniors). Most also did not want to build on parks or green spaces, although some felt it would be appropriate to consider some green space as developable.
Repurposing Commercial: Especially with more people working from home or hybrid, many feel that repurposing office and commercial buildings is the best bet for Foster City. There could be opportunities for m ixed use: shopping or offices on the bottom, and housing on top. Additionally, residents felt that some large companies should be providing housing for their employees. Specific sites mentioned include near the Safeway, the Lucky shopping center, Visa offices, and Parkside towers.
Infill/Upzoning Existing Residential: Residents don’t want to build housing so far out of the city that they’re not part of the city. Many hope the City will add more housing on existing housing sites, and intensify residential uses in existing neighborhoods (e.g., more duplexes/triplexes , other subdivisions, ADUs, and adding more floors to underutilized multifamily units). OSH/Costco Area: Many mentioned that this would make a good site, although someone mentioned that the OSH property is owned by Ace who is not likely to sell. This area is close to freeways and public transit, and the hotel site across from Costco should be reevaluated for housing. North of 92: A private property north of 92 was also mentioned by a few people. Other: There was general concern about displacement , not enough focus on homeless, a lack of shopping centers in the city, and using a gas station as a potential site, as well as adding homes to Lantern Cove or Schooner Bay, or building a bridge to Redwood Shores.
5. What concerns do you have about housing in Foster City? Safety and Sustainability: Density and the challenges that can present in emergency response are a concern, as well as sea level rise.
Parking: Wanting to maintain parking requirements while still increasing transit opportunities .
Stacked parking garages are needed.
Infrastructure and City Services: Increasing density, pay attention to increasing public accessibility to water, school quality and capacity, the need for additional police and firefighters, the community, parks, safety, and good schools, and ferry service for mass transit. Affordability: There is a need for workforce housing. The City should partner in the development of units (e.g., mixed- income housing with City supplementing finances using any remaining budget) and buy up both market- and affordable units and subsidize at a profit Community Character and Local Control : Some felt that decisionmakers are not listening to community members at both the state and local level, especially in regards to the vote held on housing at the golf course.
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ADDITIONAL PUBLIC COMMENTS
Emails and letters received throughout the Housing Element Update process are included or summarized below.
HOUSING ELEMENT PUBLIC COMMENTS RECEIVED 11/19/2021 – 4/25/2022 2021-11-19: Gita Dev, Loma Prieta Sierra Club, letter
2022-02-25: Helen Schwab email
2022-03-02: Helen Collins email
2022-03-02: Mary DeLong email
2022-03-02: Eva Hess email
2022-03-02: G.H. Dababo email
2022-03-02: Kalisha Webster, Housing Choices, email
2022-03-02: Housing Choices letter
2022-03-02: Amit Saini email
2022-03-02: Colin Gould email
2022-03-21: Wendy Gifford, Gilead, letter
2022-03-24: Greg M. Galli, Woodmont Companies, letter
2022-04-06: Thomas Leach, Essex Property Trust, Inc., letter 2022-04-08: Vincent Curci letter
2022-04-08: Resham Haddox, Caltrans, email
2022-04-11: Housing Choices, Developmental Disabilities Comments for Foster City Housing Element 2022-04-11: Resham Haddox, Caltrans, email
2022-04-25: YIMBY Greenbelt Alliance letter
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F-48 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
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1 Leslie Carmichael
From: Marlene Subhashini
Sent: Friday, February 25, 2022 12:37 AM
To: Leslie Carmichael
Cc: Monica Ly
Subject: Fw: 🔷🔷 Lantern Cove and/or Schooner Bay Apartment Homes Complexes ~ Proposal to Tear Down buildings & build new Housing
Leslie - This would be relevant to include in the public comments for the March 2 Joint PC/CC meeting. Instead of attaching to the staff report, we can attach it to public comments. Can you also please respond to Ms.
Schwab and cc me in your response? Thanks.
Marlene Subhashini
Community Development Director | City of Foster City
Planning/Code Enforcement and Building Division
650-286-3239 | www.fostercity.org | CDD
610 Foster City Boulevard | Foster City, CA 94404
Subhashini <[email protected]>
From: Helen Schwab
<[email protected]>
Sent: Tuesday, February 22, 2022
5:52 PM
To: [email protected]
<[email protected]>; Marlene
Subject: ♦ Lantern Cove and/or Schooner Bay Apartment Homes Complexes ~ Proposal to Tear Down buildings & build new Housing
Good evening,
Thank you for your recent return phone call to me. It was much appreciated where we discussed there are no current plans to redevelop the Schooner Bay property at the end of Edgewater.
I have since looked at the City's housing plan/ development map that seems to include the Schooner Bay property for redevelopment, even though Equity Residential has not submitted plans regarding same.
I tried to make a comment objecting to this on the City's new interactive map, but was unable to do so, even though I was signed in. I also could not see anyone else's comments.
Please accept my comments and objections on these proposals as set forth below, since I could not get them to the City's website.
To the City's Planning Committee & the Foster City, City Council:
"Please stop any housing projects aimed at destroying/redeveloping the communities at Schooner Bay or Lantern Cove where thousands of residents stand to be displaced by tearing down many apartment buildings at both locations. The beauty of these living areas already accommodates multiple family housing buildings, but still affords green spaces and a high quality of life. Traffic; safety; years of construction; displacement of many hundreds of residents; and significant increases in water usage when our area is in extreme drought, are all primary issues of great importance.
"The same analysis that is under consideration for Lantern Cove changes to that community, applies to prospective similar changes at Schooner Bay where hundreds more residents would be displaced; significantly increased traffic, huge
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water usage increases, years of construction, negative impacts on children and other residents would be the same result.
"Equity Residential owns both Lantern Cove & Schooner Bay properties. We all live in Foster City for the quality of life here, not because anyone desires a more densely populated city with residents living in concrete boxes stacked on top of one another to accommodate a 25% increase in population. Foster City has already built too many of these stacked apartment buildings. Any further dense population plans should only be considered near the commercial centers in Foster City (e.g., Orchard Supply area) and not in well established residential neighborhoods here (such as Sea Cloud; Schooner Bay; Port Royal; Alden Crossing; Lantern Cove; Sea Colony; Williams Landing.)
There are hundreds of residents objecting to these plans for the same reasons as service forth herein above." Thank you,
Helen S.
Schooner Bay Resident
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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 their social security income for rent, Alma Point charges 50% of seniors 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 Seniors look in other cities to 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 units so they can possibly continue to live in Foster City and charge 30-50% of their monthly social security 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 will see Seniors are unable to afford the high rents. Seniors who are alone and struggling. It’s very stressful.
Thank you for the opportunity to voice my concerns
. Helen C
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From: Mary Delong
To: Foster City Public Comment
Cc: [email protected]; Yelena Cappello; Priscilla Schaus; Laurie Rith; Rob Lasky; 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. Thus I 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 reasons noted 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 a private elementary school, the demand for what we offer has grown significantly. If we were able to just square off the building (adding the size of 1 classroom to our footprint) we could increase our offerings to our students, the majority of which reside in Foster City.
I want to thank the committee for listening to our input and I welcome the opportunity to provide additional information and answer any questions you may have.
Sincerely,
Mary DeLong
Executive Director
Kids Connection
1998 Beach Park Boulevard
Foster City, CA 94404 Office:
650.578.6691
Direct: 650.542.7863
Fax: 866.306.8855
Meeting: https://calendly.com/mdelong
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From: Eva Hess
To: Foster City Public Comment
Cc: [email protected]; Yelena Cappello; Priscilla Schaus; Laurie Rith; Rob Lasky; 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 Housing Mandates 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 affordable units 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 and 7%Low units) whereas the City’s standard policy would require the developer to provide 20%Below Market Rate units (10% Very Low, 5% Low and 5%
Moderate)."
~See Public Comments, page 29~
https://fostercityca.civicclerk.com/Web/Player.aspx...
** It appears our Planning Commission is asking the Council to allow developers to pay a fee in lieu of providing affordable housing. Is the fee low = favorable to developers? https://www.fostercity.org/.../2022 -03-07_ahoz-iz-fee_cc...
City politicians 'Talk' about affordable housing, but your *Actions* say: "We work for developers."
Eva Hess
Alden Crossing
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From: G. Dababo
To: Foster City Public Comment; Marlene Subhashini
Cc: [email protected]; Yelena Cappello; Priscilla Schaus; Laurie Rith; Rob Lasky; Aaron Siu; Austin Walsh
Subject: 1601 Beach Park Blvd. Site
Date: Wednesday, March 2, 2022 2:13:58 PM
Hello and Good Afternoon;
My name is G. H. Dababo. I represent the owners of 1601 Beach Park Blvd., the former church facility. We agree and support staff recommendation on the site selection as a potential location for housing.
We are happy to help.
G. H. Dababo
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From: Kalisha Webster
To: Foster City Public Comment
Cc: Jan Stokley; [email protected]; Yelena Cappello; Priscilla Schaus; Laurie Rith; Rob Lasky; Aaron Siu; Austin Walsh
Subject: Public Comment for Discussion on the Preparation of the Housing Element Update for the 2023-2031 Planning Period
Date: Wednesday, March 2, 2022 4:00:46 PM
Attachments: Foster City Public Comment 3.2.22.pdf
Please find attached Housing Choices submission for public comment for tonight's joint Planning Commission and City Council Housing Element study session.
Thank you,
We have moved! Please note the new office address!
This e-mail message is intended only for the named recipient(s) above and is covered by the Electronic Communications Privacy Act 18 U.S.C. Section 2510-2521. This e- mail is confidential and may contain information that is privileged or exempt from disclosure under applicable law. If you have received this message in error please immediately notify the sender by return e-mail and delete this e-mail message from your computer.
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March 2, 2022
Re: Public Comment on Discussion on the Preparation of the Housing Element Update for the 2023-2031 Planning Period
Dear Council Members and Commissioners,
On behalf of Housing Choices, I am submitting public comments on potential programs and policies 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 by the Golden Gate Regional Center in order to live independently.
While the main component of increasing 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 make it 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 the last Housing Element demonstrates the need for policies and programs that specifically incentivize inclusion of people with developmental disabilities in affordable housing with coordinated services provided by the Golden Gate Regional Center.
● Establish and monitor a quantitative goal. Tracking the City’s success in housing people with developmental disabilities is essential to determine whether policies and programs are having an
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● effect in overcoming historic patterns of discrimination and exclusion of people with developmental disabilities from affordable housing. A goal of 25 new Extremely Low -Income housing units for Foster City residents with developmental disabilities over the period of the 2023- 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 housing that 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 moderate- income 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 affordability are 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 APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-59
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 Webste
r
Kalisha Webster, Housing Advocate
email: [email protected]
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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 Commission-
Thank you for your service to our city.
You have before you some of the most important changes that Foster City will undergo since its 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
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From: Colin Gould
To: Foster City Public Comment
Cc: [email protected]; Yelena Cappello; Priscilla Schaus; Laurie Rith; Rob Lasky; 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 Edgewater 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.
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 and small 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 is there, 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 #4 Edgewater 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.
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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 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. Colin Gould, neighborhood 6 / Halsey/Farragut
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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
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Thomas Leach
APPENDIX F: PUBLIC PARTICIPATION
F-66 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
M arlene Subhashini A pril 8, 2022
Les lie Ca rmicha el
Les lie Pa rks
Foster City – City Ha ll
610 Foster City Blvd.
Foster City, CA 94404
R E: 1010 Metro Center Blvd., Foster City
M arlene, L eslie and L eslie,
T hank 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, ma ke a meaningful contribution towards the State’s housing requirement.
Given its s ize, a cces s a nd loca tion within the community, I belie ve tha t the property could accommodate a first -in-cla s s multifa mily renta l or other res identia l 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 via ble alternative to the existing development options and current improvements. I hope to be able to compl ete the analysis in the near future. M eanwhile, I welcome the opportunity to be included in the process by adding residential zoning as an option for the property a s long a s the exis ting commercia l zoning a nd a llowed us es rema in in pla ce.
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 APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-67
developed that the City, as part of this Housing Element update, reevaluate its his toric a llowa nce of 35 units per acre and consider allowing up to 75 units per acre on selected sites, depending on the property specifics and location. T he subject pa rcel due to its s ize, loca tion a nd rela tively low impa ct on s urrounding property (fronting on two major boulevards with only two sides sharing common property lines ) would, provided its is economica lly fea s ible, be a prime ca ndida te to accommodate higher density with minima l impa ct on the community.
Thank you again for all of your efforts and I look forward to working together toward a mutually successful outcome.
Sincerely,
V incent Curci
APPENDIX F: PUBLIC PARTICIPATION
F-68 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
From: Haddox, Resham@DOT
To: Marlene Subhashini; Leslie Carmichael; Suleiman, Mohammad@DOT Cc: Louis Sun; Singh, Jas@DOT
Subject: RE: Caltrans Sites in Foster City
Date: Monday, April 11, 2022 9:04:38 PM
Attachments: image004.png
image005.png
image006.png
image007.png
image008.png
image009.png
image010.png
image011.png
image012.png
image013.png
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.
APPENDIX F: PUBLIC PARTICIPATION
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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 Resham-
Foster 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.
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.
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]
APPENDIX F: PUBLIC PARTICIPATION
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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F-74 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
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 APPENDIX F: PUBLIC PARTICIPATION
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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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F-76 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
● 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 APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-77
$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 APPENDIX F: PUBLIC PARTICIPATION
F-78 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
rent levels and/or target special needs populations, such as people with disabilities who will benefit from coordinated onsite services provided by the Golden Gate Regional Center.
● Affirmatively Further Fair Housing by Producing More Extremely Low-Income Housing. Not only is disability the highest-ranked source of Fair Housing complaints in San Mateo County, a growing body of San Mateo County data indicates that Black, Indigenous and other People of Color (BIPOC) with disabilities experience higher rates of severe rent burden than either BIPOC without disabilities or whites with disabilities. This is attributable to the lack of housing priced to be affordable to Extremely Low Income (ELI) households with incomes below 30% of Area Median Income. Foster City offers its residents exceptional employment, educational and social opportunities but the severe shortage of Extremely Low Income rental units means that BIPOC-- particularly those with disabilities--may be excluded from enjoying those community assets.
Multiple barriers including high land and construction costs and limited funding make it difficult for developers to produce Extremely Low Income units that will overcome such disparities.
Policies that lead to increased production of Extremely Low Income units, as well as city staff dedicated to implementing and overseeing those policies, will Affirmatively Further Fair Housing in Foster City and decrease displacement and homelessnessness for the most at-risk Foster City residents.
Sample Language: The City of Foster City's plans to Affirmatively Further Fair Housing for Black, Indigenous and other People of Color, particularly those with disabilities, shall include policies designed to increase the production of Extremely Low Income units, as well as adequate staff capacity to implement and monitor the impact of these policies.
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CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-79
Hi Leslie,
From: Haddox, Resham@DOT
To: Marlene Subhashin i; Leslie Carmichae l; Suleiman, Mohammad@DOT Cc: Louis Sun; Singh, Jas@DOT
Subject: RE: Caltrans Sites in Foster City
Date: Monday, April 11, 2022 9:04:38 PM
Attachments: image004.png
image005.png
image006.png
image007.png
image008.png
image009.png
image010.png
image011.png
image012.png
image013.png
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]> Subject: RE: Caltrans Sites in Foster City
EXTERNAL EMAIL. Links/attachments may not be safe.
APPENDIX F: PUBLIC PARTICIPATION
F-80 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
I have approached Caltrans’ Division of Maintenance regarding questions 2 and 3. I will let you know the availability of these locations after consulting with that Division.
Thanks,
Resham Haddox
510-681-4160
From: Leslie Carmichael <[email protected]>
Sent: Tuesday, April 5, 2022 8:10 PM
To: Suleiman, Mohammad@DOT < [email protected]>; Haddox, Resham@DOT <[email protected]>
Cc: Marlene Subhashini <[email protected] >; Louis Sun <[email protected]> Subject: Caltrans Sites in Foster City
Hi Mohammad and Resham-
Foster 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.
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-81
1. The maintenance area at the base of the San Mateo Bridge. Are any changes anticipated for this site?
Thank
s,
APPENDIX F: PUBLIC PARTICIPATION
F-82 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Leslie
Leslie Carmichael
URBAN PLANNING PARTNERS, INC.
388 17th Street, Suite 230
Oakland, CA 94612
650.468.7890
[email protected]
APPENDIX F: PUBLIC PARTICIPATION
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 F-83
April 21, 2022
Dear Foster City City Council:
We are writing on behalf of YIMBY Law and Greenbelt Alliance regarding Foster City’s 6th Cycle Housing Element Update. YIMBY Law is a legal nonprofit working to make housing in California more accessible and affordable through enforcement of state law. Greenbelt Alliance is an environmental nonprofit working to en‐
sure that the Bay Area’s lands and communities are resilient to a changing climate.
We are writing to remind you of Foster City's obligation to include sufficient sites in your upcoming Housing Element to accommodate your Regional Housing Needs Allocation (RHNA) of 1,896 units.
In the Annual Progress Reports that Foster City submitted to HCD, we observe the following trend of housing units permitted in the last four years:
Year Housing units permitted
2018 0
2019 22
2020 34
2021 45
Average, 2018-2021 25
To meet the 6th cycle RHNA target, the rate of new housing permits in Foster City would need to increase from 25 units per year in 2018-2021 to 237 units per year in the next 8 years. This is a 839% increase from re‐ cent years. If the current pace were to continue, Foster City would meet only 11% of its new housing target.
Based on these trends, it is unlikely that Foster City’s existing realistic zoning capacity is sufficient to meet its 6th cycle RHNA target. According to HCD’s Housing Element Site Inventory Guidebook , housing elements must analyze the realistic capacity of their sites, which may include considerations of “[l]ocal or regional track records”, “past production trends”, and “the rate at which similar parcels were developed during the previous planning period”. A housing element that does not include a significant rezoning component is therefore un‐ likely to be compliant with state law.
We urge Foster City to include a major rezoning 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 or impact 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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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
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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.
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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
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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
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HOUSING ELEMENT PUBLIC COMMENTS RECEIVED 5/5/23 – 5/22/8/14/2023 2023-08-14: John Hyjer
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APPENDIX G | GLOSSARY
DEFINITIONS OF HOUSING TERMS
Above Moderate -Income Households: Defined by California Housing Element l aw 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 facilit ies 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 withi n t
he walls of an existing or proposed single-family residence. A ffordable Housing : Affordable housing, for the purposes of the Housing Element, refers to housing that is affordable to households at e xtremely low-income, very low-income, low-income, and moderate-income levels. Generally, housing that costs less than 30% of household income i s c
onsidered affordable to these groups.
Developmental Disability: As defined by the California Code of Regulati ons (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). Eme
rgency Shelter. As defined by Health and Safety Code Section 50800 -50806.5, e mergency shelter is housing with minimal supportive services for homeless persons and is limited to occupancy o
f 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 3 0% 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.
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 dif ferentiates 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 transi tional 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).
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; an d 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 salarie s 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 t hose 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: Household s 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 earn ing 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 considere d 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:
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 tha t 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 use d 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 Dev elopmental 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 re sident 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 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 low - income.
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 median - income. 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.
APPENDIX G. GLOSSARY
G-6 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 H-1
APPENDIX H | LINKS TO ACTIONS TAKEN TO IMPLEMENT PROGRAMS OF THE
HOUSING ELEMENT PROGRAM IMPLEMENTAT ION PRIOR TO AND UPON
ADOPTION OF HOUSING ELEMENT
ORDINANCE OR
RESOLUTION
DATE
ADOPTED AMENDED LINK PAGES
Resolution
No. 2022-138
12/5/22 Amend Land Use
Element: Town Center
Land Use Designation
https://engagefostercity.org/13162/widgets/39130/documents/43002 4 Resolution
No. 2023-3
1/9/23 Amend preferences for
tenant selection for
Existing Unit Purchase
Program
https://engagefostercity.org/13162/widgets/39130/documents/39774 3 Ordinance 657 1/17/23 Amend Municipal Code
Chapters:
17.18 R-3
17.20 R-4
17.26 C-2
17.36 PD
17.94 By Right Housing
Overlay
17.12 R-1
17.14 R-2
17.16 R-T
17.22 C-0
17.24 C-1
17.28 C-M
17.55 Replacement Units
17.70 Non-conformity
Uses
17.78 Accessory Dwelling
Units
https://engagefostercity.org/13162/widgets/39130/documents/39962 R
edline of Exhibits A - Q:
https://engagefostercity.org/13162/widgets/39130/documents/43018 76 R
EDLINE:
70 APPENDIX H: LINKS TO ACTIONS TAKEN TO IMPLEMENT PROGRAMS OF THE HOUSING ELEMENT H-2 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
ORDINANCE OR
RESOLUTION
DATE
ADOPTED AMENDED LINK PAGES
17.82 Emergency Shelters
Ordinance 658 1/17/23 Amend Zoning Map:
RHNA 5 Sites
https://engagefostercity.org/13162/widgets/39130/documents/39346 12 Ordinance 660 1/17/23 Rescind Municipal Code
Chapter 17.56 Floor Area
Standards
https://engagefostercity.org/13162/widgets/39130/documents/39347 5 Resolution
No. 2023-48
5/22/23 Certify Final EIR https://engagefostercity.org/13162/widgets/39130/documents/43001 72 Resolution
No. 2023-49
5/22/23 Adopt Housing Element;
amend Land Use Element
descriptions; and amend
land use designations for
Foster’s Landing and 1601
Beach Park Blvd.
https://engagefostercity.org/13162/widgets/39130/documents/43000 122 Ordinance 664 6/5/23 Amend Zoning Map:
Eaves, Foster’s Landing,
1601 Beach Park Blvd.
https://engagefostercity.org/13162/widgets/39130/documents/46100 8 Ordinance 665 6/5/23 Amend Zoning Map: 1010
Metro Center Blvd.
https://engagefostercity.org/13162/widgets/39130/documents/46101 8 Ordinance 666 6/5/23 Amend Municipal Code
Chapters:
17.14 R-2
17.82 Emergency Shelters
https://engagefostercity.org/13162/widgets/39130/documents/46102 14 Ordinance 669 10/2/23 Amend Municipal Code
Chapter 17.78 Accessory
Dwelling Units
https://engagefostercity.org/13162/widgets/39130/documents/48424 9 Ordinance 670 10/2/23 Amend Municipal Code
Chapter 17.86 Density
Bonuses
https://engagefostercity.org/13162/widgets/39130/documents/48423 6 P-13-23
Ordinance 671
10/19/2312
/18/23
Amend Chapter 17.90
BMR Housing
https://engagefostercity.org/13162/widgets/39130/documents/50563 27 APPENDIX H: LINKS TO ACTIONS TAKEN TO IMPLEMENT PROGRAMS OF THE HOUSING ELEMENT CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 H-3
Table of Contents
Introduction
List of Ordinances and Resolutions – available at: https://engagefostercity.org/housing-element Ordinance 657 – Zoning Text Amendments
Ordinance 657 – Redline of Exhibits A through Q
Ordinance 658 – Zoning Map Amendments
Ordinance 660 – Rescind Chapter 17.56
Resolution No. 2022-138 – General Plan Amendment to Town Center Resolution No. 2023-3 – Amend Preferences for Existing Unit Purchase Units Resolution No. 2023-48 – Certifying EIR, Adopting Findings, and Adopting SCAMMRP Resolution No. 2023-49 - General Plan Amendments to Adopt Housing Element and Amend Land Use and Circulation Element Draft Ordinance – Zoning Map Amendments
Draft Ordinance – Zoning Map Amendment for 1010 Metro Center Boulevard Draft Ordinance – Zoning Text Amendments for Chapters 17.14 and 17.82
Introduction
In January 2023, the City undertook certain actions including adoption of Ordinances and resolutions to comply with obligations for housing sites identified in the Sites Inventory in the RHNA 5 Housing Element and implement policies and programs contained in the Draft RHNA 6 Housing Element for 2023-2031.
Ordinance 657, Exhibits A and B : Rezone R -3 RHNA 5 Sites to R-4, Add New Chapter 17.94 By -Right Development and Ordinance 658:
Rezone R-4 RHNA 5 Sites to Allow By-Right Development
Description. Any site that is included in the Sites Inventory in both the current (RHNA 5) and proposed (RHNA 6) Housing Element must either be “up-zoned” (meaning zoned for a higher intensity of use) or rezoned to allow for “by right” development of housing at specific densities if the project includes at least 20% of its units as affordable to lower income (very lo w- and low-income) households. “By-right” development means that the use is allowed by right, and does not need discretionary review, but does not preclude the imposition of objective design review standards (HCD Housing Element Site Inventory Guidebook, 6/10/2020, p. 12. https://www.hcd.ca.gov/community -development/housing-element/ docs/sites_inventory_memo_final06102020.pdf ). Substantial work on new Multi-Family Objective Design Standards took place in 2021 and will be completed in 2023 following adoption of the Housing Element. (See https://designstandardsfostercity.org/ for additional information.) There are six (6) sites identified in both the RHNA 5 housing element that are also included in the RHNA 6 Draft Housing Elem ent. The RHNA 6 Draft Housing Element proposes a zoning map amendment to either up-zone or apply an overlay for by-right development to these sites:
Table H-1: Zoning Map Amendments for RHNA 5 Sites
APPENDIX H: LINKS TO ACTIONS TAKEN TO IMPLEMENT PROGRAMS OF THE HOUSING ELEMENT H-4 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Site Name APN Address Old Zoning New Zoning
Harbor
Cove
094-470-
420
900 E. Hillsdale
Blvd. R-3 R-4/PD
Franciscan 094-091-
020
888 Foster City
Blvd. R-3/AHO R-4/PD/AHO
Sand Cove 094-470-
160 777 Shell Blvd. R-
3/PD/AHO R-4/PD/AHO
Lagoons 094-472-
010 611 Bounty Dr. R-
3/PD/AHO R-4/PD/AHO
Beach Cove
094-320-
040
094-330-
010
699-703
Catamaran St.
R-
4/PD/AHO
R-4/PD/AHO/ BRHO (with By -Right
Overlay for development with 20%
lower income)
Shadow
Cove
091-312-
420
1055 Foster City
Blvd.
R-
4/PD/AHO
R-4/PD/AHO/ BRHO (with By -Right
Overlay for development with 20%
lower income)
Source: Foster City Community Development Department
All six sites are designated Apartment Residential on the Land Use Map of the General Plan. As described in the Land Use Element of the General Plan, Apartment Residential allows densities of 20-35 units per acre, with additional density above the density ranges pursuant to Density Bonus Law and other incentives. The General Plan Land Use Map designation for the sites will remain Apartment Residential . The zoning of a city generally must be consistent with its General Plan (Cal. Gov. Code Section 65860). With the zoning text amendment described below, both R-3 and R-4 zoning now allow up to 35 units/acre, giving them equal density potential. The difference in height allowance between the t wo zones is 7 feet, which is a minor change.
State Law Requirement. Government Code Section 65583.2 contains the requirements for the Sites Inventory. HCD’s Site Inventory Guidebook provides guidance for complying with these requirements. The Guidebook notes on p. 11 that for sites that have been rezoned to allow a higher density and therefore increasing potential housing capacity of the site, they can be considered a “new” site for the purposes of the housing element inventory. This avoids the requirement for a “by right” process for reused sites.
Ordinance 657, Exhibit A and B: Amendments to R-3 and R-4 for Consistency with General Plan Minimum and Maximum Densities Description. Chapters 17.18 R -3 Medium Density Multiple -Family Residence District and 17.20 R -4 High Density Multiple -Family Residence District is modified to more clearly reflect the allowed densities described in the General Plan. The General Plan allows for densities of 15 -35 units/acre for sites designated Condominium Residential, and for 20 -35 units/acre for sites designated Apartment Residential. These densities are reflected in the “Area, bulk, yard and height regulations” table present in each zoning chapter.
APPENDIX H: LINKS TO ACTIONS TAKEN TO IMPLEMENT PROGRAMS OF THE HOUSING ELEMENT CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 H-5
In R-3, the Minimum Lot Area Per Dwelling Unit column is revised from 2,190 to 1,244 square feet, to correctly reflect the maximum density of 35 units/acre, and a Maximum Lot Area Per Dwelling Unit column has been added, with 2,178/2,904 square feet shown, to reflect the minimum densities of 15 units/acre for condominiums and 20 units/acre for apartments, respectively.
In R-4, the Minimum Lot Area Per Dwelling Unit column has been updated from 1,245 to 1,244 square feet, to correctly reflect the m aximum density of 35 units/acre, and a Maximum Lot Area Per Dwelling Unit column has been added, with 2,178/2,904 square feet shown, to reflect the minimum densities of 15 units/acre for condominiums and 20 units/acre for apartments.
State law requirement: As noted above, Government Code Section 65860 generally requires that the zoning be consistent with the General Plan.
In addition, Government Code Section 65589.5(j)(4) of the Housing Accountability Act, as amended in 2018, states in part:
A proposed housing development project is not inconsistent with the applicable zoning standards and criteria, and shall not require a rezoning, if the housing development project is consistent with the objective general plan standards and criteria but the zoning for the project site is inconsistent with the general plan. If the local agency has complied with paragraph (2), the local agency may require the pro posed housing development project to comply with the objective standards and criteria of the zoning which is consistent with the general plan, however, the standards and criteria shall be applied to facilitate and accommodate development at the density allowed on the site by the g eneral plan and proposed by the proposed housing development project (Cal. Gov. Code § 65589.5(j)(4)).
Resolution 2022-138: General Plan Amendment to Town Center and Ordinance 657, Exhibit C: Amend C-2 to Allow Mixed Use and Establish Allowed Densities
Description. The Commercial Housing Opportunity Site at 1010 Metro Center was identified by the Housing Element as a site for future housing.
The site is within the boundaries of the General Plan land use designation of Town Center Commercial and is zoned C-2 General Business District.
The language in the Town Center Commercial designation in the Land Use Element was modified by Resolution No. 2022-138 to accommodate requests to allow R&D uses and at the same time clarify that residential uses are allowed in Town Center and to specify allowed densities.
The C-2 District does include the following as a conditional use: “F. Any permitted use in any residential (R) districts” but does not specify allowed densities. Chapter 17.26 C-2 General Business District is proposed to be modified to allow only R-3 and R-4 residential uses in future development.
Two columns are added to the chapter’s Area, bulk, yard and height regulations table for Minimum and Maximum Lot Area Per Dwe lling Unit (2,904 and 544 respectively) to reflect a density range of 15-60 units/acre. This reflects the existing allowed densities in the C-2 District, including:
Metro Senior Apartments: 60 units/acre
Citypark Townhouses 26 units/acre
Cityhomes East and Cityhomes West: 15 units/acre
The language in the Draft Housing Element is adjusted to clarify that the 1010 Metro Center Boulevard site is designated for commercial or a mix of commercial and residential uses.
State Law Requirement. Government Code Section 65583(a)(3) requires that cities demonstrate they have adequate sites to meet their housing obligations. Sites can be located in both residential and mixed-use zones. Government Code Section 65583.2(a)(3) includes “residentially zoned sites…” and “sites zoned for nonresidential use that can be redeveloped for residential use…” This change, combined with Item 4 below, will provide consistency between the General Plan Land Use designations and the zoning for the densities allowed in the mixed-use designations.
APPENDIX H: LINKS TO ACTIONS TAKEN TO IMPLEMENT PROGRAMS OF THE HOUSING ELEMENT H-6 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Ordinance 657, Exhibit D: Update Planned Development Process Description. The old Planned Development (PD) process required that a General Development Plan (GDP) is established by a zoning map amendment by City Council Ordinance and the Specific Development Plan/Use Permit (SDP/UP) to be approved by Planning Commissi on Resolution. The GDP is the more general framework for the development and the SDP/UP include the more specific site plan, building architecture, and landscape planning. In order to facilitate residential development and in an effort to address HCD’s guidance for Sites Inventory that provides that to be co nsidered “suitable for residential development if zoned appropriately and available for residential use during the planning period,” the zoning code amendment changes the process for housing developments to have their GDP approved by City C ouncil Resolution instead of by Ordinance. This eliminates the need for a zoning amendment, but still provides for review by both the Plannin g Commission and City Council.
State Law Requirements. Government Code Section 65583.2(a) includes a list of types of sites that can be considered “land suitable for residential development,” including but not limited to sites zoned for residential use and sites zoned for nonresidential use that can be redeveloped f or residential use. The amendment eliminate the need for an additional zoning ordinance to redevelop sites in a PD District with housing.
Ordinance 657 and Ordinance 660: Minimize Zoning Constraints Description. Two constraints were identified for immediate removal in the Housing Element: floor area standards and manufactured homes. The first constraint, floor area standards, establishes minimum sizes for each type and size of dwelling unit. By requiring larger units, this standard prevents the development of smaller units, which are inherently more affordable. Removal of this constraint in Chapter 17.56 is also mentioned in the previous Housing Element for 2015 -2023 in Housing Program H -D-9-d. To remove this constraint, Chapter 17.65 Floor Area Standards is rescinded (Ordinance 660), along with all references to the chapter throughout the code (Ordinance 657).
The second constraint revolves around manufactured homes, building materials and types, and the evolution of the construction industry. Many new types of manufactured and factory- built homes have been developed, and State law has changed to incorporate them. In order to stay consistent with State law and ensure homes of all sizes and construction types are encouraged, the following changes are made:
In Chapter 17.04 Definitions, “Mobilehome” is rescinded, to be replaced with “Manufactured Home” (see Exhibit F of Ordinance 657).
In Chapter 17.12 R-1 Single-Family Residence District, new language describing factory built and manufactured homes is inserted (see Exhibit G of Ordinance 657).
The new language in R-1 clarifies that modular or factory-built homes should be considered the same as any other construction type and lists the federal regulations which apply to manufactured homes when they are used as permanent dwellings.
State Law Requirements. Government Code Section 65583(a)(5 -6) requires that the Housing Element include a discussion of the factors that present constraints to the maintenance, improvement, or development of housing for all income levels and for persons with dis abilities.
Government Code Section 65852.3 requires that manufactured homes on a foundation system be allowed on lots zoned for conventional single- family dwellings.
Ordinance 657, Exhibit N: Replacement Unit Requirements Description. State law requires that each jurisdiction have a policy of “no net loss,” meaning that the total count of residential units in the jurisdiction shall not be reduced, even when housing units are demolished or altered. In these cases, new units must be built as replacement units.
APPENDIX H: LINKS TO ACTIONS TAKEN TO IMPLEMENT PROGRAMS OF THE HOUSING ELEMENT CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031 H-7
The focus of this policy is on affordability and ensuring that affordable units are not replaced with market rate units. To this end, the replacement provisions of the policy must state that all lower income (very low- and low-income) units shall be replaced at the same level of affordability.
A new chapter is added comply with these requirements, Chapter 17.55 Replacement Units.
State Law Requirements . Government Code Section 65915 contains density bonus provisions and includes affordability provisions for replacement units in subdivision (c)(3) that replacement units shall match the proportion of lower income renter households previously existing at the site and if the proportion is not known, it shall be rebuttably presumed that the proportion of lower income renter households is the same as the Housing and Urban Development (HUD) data for the jurisdiction.
Government Code Section 66300(d) of the Housing Crisis Act of 2019 references the requirements in 65915 and includes requirements for replacement units, relocation benefits, and existing tenants’ right of first refusal for a comparable unit in the new development.
Ordinance 657, Exhibit P: Accessory Dwelling Units (ADUs) Description. The California state legislature has made changes to the State ADU laws for many years running. The updates simply bring the City’s ADU ordinance into compliance with the most recent updates and changes. Changes focus on the following areas:
Attached ADUs were limited to 16 feet in height, now revised to 25 feet or the primary dwelling height, whichever is lower.
Where ADUs are located within ½-mile of a major transit stop or on a lot with a multi-family multi-story dwelling, it shall not exceed 18 feet, with exceptions.
Any properties with ADUs built or developed by a nonprofit corporation, as defined, may qualify to be sold or conveyed separa tely from the primary residence.
If a local agency has not acted upon the completed application for an ADU within 60 days, the application shall be deemed approved.
Various minor clarifications.
State Law Requirements. California Government Code Section 65852.2 et seq. contains the regulations pertaining to ADUs. New legislation regarding ADUs has been adopted each year since 2016. Staff also used the Accessory Dwelling Unit Handbook Updated July 2022 published by HCD to review the recent legislation.
Ordinance 657, Exhibits F and G: Employee Housing Act
Description. The Employee Housing Act requires that all jurisdictions allow for the provision of employee housing for six or fewer employees.
Employee housing of this size must be permitted where single -family housing is permitted, without any additional permitting or regulation requirements. Two changes are proposed to meet this requirement: 1) the addition of Employee Housing to Chapter 17.04 Definitions (see Exhibit F), and the addition of Employee Housing to the permitted uses listed in Chapter 17.12 R-1 Single-Family Residential District (see Exhibit G).
State Law Requirements. California Health and Safety Code Section 17021.5 (Employee Housing Act) requires jurisdictions to permit employee housing for six or fewer employees as a single-family use. Other provisions of the Employee Housing Act apply to larger employee housing uses, which are deemed agricultural uses and therefore not relevant to Foster City.
Ordinance 657, Exhibits F, K, M, and Q: Low Barrier Navigation Center APPENDIX H: LINKS TO ACTIONS TAKEN TO IMPLEMENT PROGRAMS OF THE HOUSING ELEMENT H-8 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
Description. Low Barrier Navigation Centers are homeless shelters that focus on moving clients into permanent housing, providing services, and presenting as few barriers to their use as possible. State law requires that they be allowed by right in areas zoned for mix ed-use and non - residential zones permitting multi-family uses. In order to comply with state law, changes to the zoning code include:
The addition of “Navigation Center, Low Barrier” to Chapter 17.04 Definitions (see Exhibit F).
The addition of Low Barrier Navigation Centers to the list of uses permitted by right in the C-1 Neighborhood Business District zone (see Exhibit K).
The addition of Low Barrier Navigation Centers to the list of uses permitted by right in the P-F Public Facilities District zone (see Exhibit M).
The addition of text describing Low Barrier Navigation Centers, their development standards and requirements, permitting, pro cesses, and definitions specific to their use, to Chapter 17.82 Emergency Shelters (see Exhibit Q).
State Law Requirements. Government Code Section 65660 (added by AB 101 in 2019) requires a Low Barrier Navigation Center (LBNC) be a use by right in areas zoned for mixed-use and nonresidential zones permitting multi-family uses if it meets specified requirements.
Ordinance, Exhibits F and Q: Supportive Housing
Description. Supportive Housing is housing with no limit on length of stay that is linked to on- or off-site services that assist residents in retaining housing, improving health, and maximizing residents’ ability to live and work in the community. State law requires t hat supportive housing be allowed by right in zones where multi-family and mixed uses are permitted, including in non-residential zones. In order to comply with state law, changes to the zoning code includes the addition of text describing Sup portive Housing (see Exhibit F) , their development standards and requirements, permitting, processes, and definitions specific to their use, to the existing provisions in Chapter 17.82 Emergency Shelters (see Exhibit Q).
State Law Requirements. Government Code Section 65651 (added by AB 2162) requires that supportive housing shall be a use by right in zones where multi-family and mixed uses are permitted, including nonresidential zones permitting multi -family uses. The regulation requires a local government to approve, within statutory timelines, a supportive housing development that complies with specified criteria.
Resolution No. 2023-3: Existing Unit Purchase Program-Opportunities for Supportive Housing Description. The City has an Existing Unit Purchase Program, created in 1997 pursuant to the Community Development Agency’s Affordable Housing Strategic Plan, with the goal of acquiring existing residential units to provide affordable rental housing for larger families. The City now owns six units that are rented to very low - and low-income families as part of this program. As part of this program, the City established a preference order for tenants of the units.
The Housing Element has identified a need for supportive housing, especially for persons with disabilities, due to compoundin g issues such as low income, racial discrimination, need for supportive services, and/or other factors. The adopted change to the Existing Unit Purchase Program adjusts the preferences, so that when vacancies occur, supportive housing providers would have an opportunity to propose rent ing the unit to provide supportive housing for people with disabilities. If no acceptable proposals are received, then the unit would continue to be rented to very low- and low-income households. The Program is modified via City Council Resolution.
State Law Requirements. Government Code Section 65583(a)(7) requires an analysis of special housing needs. Section 65583(c)(3) requires the jurisdiction where appropriate and legally possible, remove governmental constraints to housing, including housing for persons with disabilities.