11/9/2023
SUMMARY OF REVISIONS TO THE ADOPTED HOUSING ELEMENT IN RESPONSE TO HCD COMMENTS
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Policies and Programs
General The City is en�rely the highest resource category in access to opportunity and consists of households with the highest median income category. These condi�ons and circumstances warrant significant and robust ac�ons (not limited to the RHNA) to promote housing mobility and increase housing choices and affordability throughout the City, including in lower-density neighborhoods. While the element includes some programs to promote housing mobility, it should add geographic targe�ng and numeric targets to exis�ng programs and consider addi�onal ac�ons that are significant and meaningful.
For example, some Programs that should include geographic targe�ng and numeric targets or metrics include Programs H-A-3-a (Technical Assistance), H-A-5-b (Funding for Affordable Housing), H-C-4-a (Rental Assistance), H-D-1-a (Housing Opportunity Areas), H-D-2-a (Re-use of Commercial Sites), H-D-4-b (Accessory Dwelling Units), H-D-5-a (School Sites), H-D-5-b (Religious Owned Sites) and H-E-1 (More and Exis�ng Affordable Housing), H-E-6-a (Housing Sharing). Examples of addi�onal ac�ons include crea�ng more housing choices and affordability in single- family neighborhoods beyond complying with law (e.g., SB 9, accessory dwelling units), targe�ng funding, more than one junior accessory dwelling unit per single family structure and enhancing capacity and increased densi�es.
HCD Comment Leter 7/25/23, #3
Add geographic targe�ng and metrics:
H-A-3-A – Add geographic targeting and metric
H-D-1-a – Add metric H-D-2-a – Add metric
H-D-4-b – Increase metric H-D-5-a – Add metric
H-D-5-b – Add metric H-E-1 – Add metric
(HCD informal review 9/18/23, #9)
H-D-3-A – Add geographic targe�ng
H-D-1 – Add metric
H-D-2-a– Add metric
H-D-4-b– Add metric
H-D-5-a– Add metric
H-D-5-b– Add metric
(HCD informal review 10/17/23, #2)
See specifics below for added geographic targe�ng and metrics for programs and policies 11/9/2023
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H-D-3-a (planned development process) – should add geographic targe�ng (e.g., citywide)
H-D-1 (housing opportunity) and H-D-2-a (commercial reuse) – metrics could include number of units or sites
H-D-4-b (ADU finance) – metric should be quan�fied (e.g., total/es�mated number of ADUs to be financed)
H-D-5-a (school sites) and H-D-5-B (religious sites) – metrics could include projected unit capacity
H-E-10-a (housing mobility) – objec�ve increase could include other program ac�ons, addi�on of rezoning as alterna�ve ac�on needed (HCD informal review 10/19/23)
H-A-1-b HE-79 HE-81 No Net
Loss/Developme
nt Pipeline
Monitoring.
Add mid-term evalua�on Added 2027 mid-term evalua�on of effec�veness and making of adjustments in strategies to achieve quan�fied objec�ves by 2031.
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H-A-3-a HE-81 HE-83 Technical
Assistance to
Non-Profits
some Programs that should include geographic targe�ng and numeric targets or metrics
(HCD, 7/25/23, #3)
H-A-3-a should commit to how o�en outreach will occur (e.g., annually) (HCD, 9/18/23, #8)
H-A-5 HE-82 HE-84 Funding for
Housing
Programs
Dropped “secure” from �tle
H-A-5-b HE-83 HE-85 Local, State and
Federal Funding
for Affordable
Housing
some Programs that should include geographic targe�ng and numeric targets or metrics
(HCD, 7/25/23, #3)
H-A-5-e
(new)
HE-83 HE-85 NOFAs for
Affordable
Housing.
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H-C-4-a HE-90 HE-90 Rental Housing
Assistance
Informa�on
some Programs that should include geographic targe�ng and numeric targets or metrics
(HCD, 7/25/23, #3)
H-D-1-a HE-91 HE-93 Selec�on of
Housing
Opportunity
Areas
some Programs that should include geographic targe�ng and numeric targets or metrics
(HCD, 7/25/23, #3)
H-D-2-a HE-93 HE-95 Poten�al Re-Use
of Commercial
Sites
some Programs that should include geographic targe�ng and numeric targets or metrics
(HCD, 7/25/23, #3)
Add metric re: reading out to commercial site owners – minimum 1 owner/year
(HCD, 10/17/23, #2)
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H-D-3-a HE-93 HE-95 Update Planned
Development
Process
Add geographic targe�ng
H-D-3-a (planned development process) – should add geographic targe�ng (e.g., citywide)
(HCD 10/19/23)
H-D-4-a HE-94 HE-96 ADUs add geographic targe�ng
H-D-4-b HE-94 HE-96 ADU/JADU
Financial
Incen�ve
Program
some Programs that should include geographic targe�ng and numeric targets or metrics
(HCD, 7/25/23, #3)
H-D-4-b (ADU finance) – metric should be quan�fied (e.g., total/es�mated number of ADUs to be financed)
(HCD 10/19/23)
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H-D-4-c HE-94 HE-96 Preapproved
ADU/JADU
Designs and
Expedited
Review
add geographic targe�ng target expanding choices in single family areas
H-D-4-d HE-95 HE-97 Improved Public
Informa�on on
ADUs
add geographic targe�ng
H-D-4-e HE-95 HE-97 Amnesty
Program for
Exis�ng
Unapproved
ADUs
add geographic targe�ng
H-D-4-f HE-95 HE-97 Objec�ve Design
Standards for
ADUs
Correct �meframe Change �meframe from December 2023 to December 2024 to match �meframe noted in Table 2-3 and Table 3-1.
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H-D-4-h HE-95 HE-97 ADU Monitoring In addi�on, Program H-D-4-h (Accessory Dwelling Unit (ADU) Monitoring) has been revised to monitor ADU produc�on and affordability, but it should also iden�fy addi�onal alterna�ve ac�ons to be taken with discrete �ming going beyond providing incen�ves if produc�on and affordability is significantly less than an�cipated.
Examples include modifica�on to development standards, fee waivers beyond state law and addi�onal rezoning.
(HCD 7/25/23, #1e)
Specify mid-cycle review and incen�ves if not on target (HCD, 9/1/23)
Added H-D-4-I (see below)
H-D-4-i (new) HE-96 HE-98
H-D-5-a HE-96 HE-98 School Sites some Programs that should include geographic targe�ng and numeric targets or metrics
(HCD, 7/25/23, #3)
H-D-5-a (school sites) and H-D-5-B (religious sites) – metrics could include projected unit capacity
(HCD 10/19/23)
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H-D-5-b HE-97 HE-978 Religious and
Nonprofit-
Owned Sites
some Programs that should include geographic targe�ng and numeric targets or metrics
(HCD, 7/25/23, #3)
H-D-6-e HE-98 HE-100 Mul�-Family
Objec�ve Design
Standards
Programs: As noted above, the element requires a complete analysis of poten�al governmental constraints. Depending upon the results of that analysis, the City may need to revise or add programs and address and remove or mi�gate any iden�fied constraints.
(HCD 7/25/23, #2b)
Program H-D-6-e must include more specific commitments to revise lot size, lot width (R-3 and R-4), building coverage to ensure max densities, open green area requirements (15-30%), heights GP), setbacks (R-3 and R-4), and parking requirements. The program should also include specific language to revise standards to ensure there are no constraints on development including impacts on cost, supply,
and ability to achieve maximum densities.
(HCD 9/18/23, #5)
Note: Planning Commission public hearing on ODDS and related amendments is scheduled for 11/16 /23; City Council tenta�vely scheduled for 12/18/23.
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H-E-1-b HE-99 HE-101 New Units for
City-Owned
Affordable
Housing Program
Explain how this expands housing choices; add geographic targe�ng
H-E-1-c HE-99 HE-101 First-Time
Homebuyer
Program.
Expand performance metric; add geographic targe�ng
H-E-6-a HE-103 HE-103 Home Sharing
Program.
Add geographic targe�ng
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H-E-9-b HE-103 HE-105 SRO Add more detail for allowing single room occupancy units (SROs)
Single-Room Occupancy (SRO): Program H-E-9-b clarifies which zones will allow for SROs; however, the Program should also provide specific commitment for how they will be permited (e.g., by-right, condi�onally, etc.) and establish or modify development standards to encourage the development of SROs.
(HCD 7/25/23, # 1d(ii))
Some commitment to possible menu of ac�ons to encourage development needed.
(HCD 9/18/23, #3)
H-E-10 (new) HE-103 HE-105 Housing Mobility
and Housing
Choices.
Include a new policy & program for housing mobility and housing choices – it can summarize other policies/programs
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H-E-10-a
(new)
HE-103 HE-105 Improve Housing
Mobility and
Increase Missing
Middle Housing
Choices.
Add a program summarizing programs to promote housing mobility and choices
(HCD, 8/22/23)
H-E-10-a with mid cycle review
Add an additional land use strategy (e.g., missing middle) Increase objec�ve for housing mobility
(HCD 9/18/23, #7)
Increase objec�ve for housing mobility and alterna�ve ac�on should also include addi�onal rezoning.
(HCD 10/17/23, #1)
H-E-10-a (housing mobility) – objec�ve increase could include other program ac�ons, addi�on of rezoning as alterna�ve ac�on needed (HCD 10/19/23)
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H-F-1-i HE-107 HE-109 In addi�on, as stated in HCD’s prior review, Program H-F-1-I (Community Care Facili�es) must address spacing requirements as a constraint on housing for persons with disabili�es. Please see HCD’s prior review for addi�onal informa�on.
HCD 7/25/23, #2c)
The language about elimination spacing requirements was previously included in H-F-1-i.
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H-F-2-d HE-108 HE-110 Emergency
Shelter Zoning
Emergency Shelters: While Programs H-F-2-d and H-F-2-e were revised with specific commitment to provide for objec�ve development standards, the Programs must also include specific commitment to remove the 60-day maximum stay requirements, as stated in HCD’s prior review.
(HCD 7/25/23, #1d(i))
Spell out poten�al amendments needed to comply with AB 2339 (most or all of these have already been adopted).
Sites Inventory
Sites
Inventory
and
Appendix D:
Housing
Resources
and Sites
HE-113
D-7
D-8
D-50
D-55
HE-115
D-7
D-8
D-52
D-56
Sites Inventory
Realis�c Capacity: As stated in HCD’s prior review, the element must provide substan�al support for realis�c capacity assump�ons and demonstrate a significant history of developing at maximum densi�es.
As part of this analysis, the element should denote all past mul�family developments by gross allowable density and whether there was use of any excep�ons to allowable densi�es (e.g., state density bonus law, SB 35, etc.). Alterna�vely, the element could rescale assump�ons (e.g., 80 percent of maximum allowable densi�es) or u�lize minimum densi�es. (HCD 7/25/23, #1b)
Given some recent development trends at less than 100 percent of max density and not u�lizing SDBL 100 percent of the �me, the element Added language on p. D-7, including: “The apartment developments built between 2002 and 2022 also illustrate the city’s commitment to allowing higher densi�es for this building type. The apartment developments total 1351 units on 28.5 acres for an average density of 47.4 units, well above the conserva�ve 30-35 units per acre used as realis�c capacity for new apartment units in the Apartment Residen�al designa�on in the Sites Inventory.”
Added columns to Table 2 on p. D-8 to note built percent of allowed density and noted where exceptions were used.
Included more detail about Foster’s Landing Phase 1 preliminary proposal on page D-50.
References in multiple places to: 1) lowered RHNA5 sites & Eaves to 90% of GP capacity (31.5 u/a), 2) left Harbor Cove at 91 units (93% of general plan capacity) because this was based on a lowered projection for redevelopment plus their proposal for 21 ADUs, and 3) projected Foster’s Landing at 80% of GP due to PG&E Easement, and 4)
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should rescale realis�c capacity assump�ons (e.g., 90%) and could lump very low and low capacity.
(HCD 9/18/23, #1)
combined VL & L, then we have a 16% buffer for VL/L and an 7% buffer for Moderate.
Revised Sites Inventory in Table 17 (changed site capacity shown in yellow):
Site Name
EXTREME
LY LOW
VERY
LOW LOW
MODERA
TE
ABOVE-
MODERA
TE TOTAL
Perce
nt of
GP
Capaci
ty
Pipeline Projects:
Laguna Vista Condos 48 48
Workforce Apartments 5 12 5 22
ADUs Under Construction 2 1 1 4
Proposed Projects:
Lantern Covea 14 14 25 303 356
Schooner Bay 26 26 45 549 646
Eaves Apartments MF ADUs 7 7 7 1 22
Accessory Dwelling Units
ADUs 7 7 7 3 24
RHNA 5 Sites
Franciscan Apts 21 14 14 32 81 90%
Sand Cove Apts 29 19 19 45 112 90%
The Lagoons Apts 33 22 22 51 128 90%
Beach Cove Apts 46 29 29 69 173 90%
Shadow Cove Apts 23 14 14 34 85 90%
Harbor Cove Apts 25 15 15 36 91 83%
Other Residential Sites
Eaves Apartments 16 10 10 23 59 90%
Foster's Landing Apartments 236 154 154 363 907 80%
Commercial Site to Allow Mixed Use
OSH
30 18 22 41 111 29%
Non-Residential Site to Rezone to
Residential
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1601 Beach Park Blvd. 3 13 16 91%
Total 560 392 322 1611 2885
RHNA 520 299 300 777 1896
Remaining Need (Surplus) 40 93 22 834 989
Percent of Surplus 8% 31% 7% 107% 52%
WITH VL AND L COMBINED:
Total 952 322 1611 2885
RHNA 819 300 777 1896
Remaining Need (Surplus) 133 22 834 989
Percent of Surplus 16% 7% 107% 52%
Notes:
• Sites in yellow are at 90% of GP capacity
• Harbor Cove stayed the same at 91 with 70 units projected based on clustering of parking making areas suitable for redevelopment (70 units) plus preliminary proposal for 21 ADU units = 91 units total = 93% of GP capacity.
• Foster’s Landing is at 80% of GP capacity (maximum 60 units/acre) based on having significant PG&E easement on the property.
Sites
Inventory
Also See
Appendix D)
D-7
D-17
D-18
D-20
D-21
D-8
D-17
D-18
D-20
D-21
Nonvacant Sites: The element must demonstrate the poten�al for redevelopment during the planning period for all iden�fied sites, including those which do not have property owner interest. While the element explains that the Franciscan and Lagoons sites have similar characteris�cs as other nonvacant sites in the inventory, it also acknowledges that these sites do not have property owner interest to redevelop the sites during the planning period. The element should provide addi�onal analysis to demonstrate the likelihood that these sites will redevelop in the planning period, including discussion of other indicators that the sites will redevelop in the planning period or remove and iden�fy other sites. Based on the outcomes of this analysis, the element should add or modify programs to encourage redevelopment.
For example, program(s) could commit to provide financial assistance, regulatory concessions, or incen�ves to encourage and facilitate new, or more intense, residen�al development on the sites. Examples of incen�ves include iden�fying and targe�ng specific financial resources and reducing appropriate development standards."
(HCD, 7/25/23, #1c)
Discussed history of nonvacant site development at high densi�es in discussion of Recent Development Trends:
Marlin Cove, Miramar, Pilgrim Triton – p. D-7.
Added new sec�on on “Indicators for Redevelopment of Nonvacant Sites” (p. D-17) and Table 4: Summary of Site Indicators for Redevelopment of indicators (p. D-19) for likely redevelopment in next 8 years: owner interest, age, % increase poten�al, land/improvement ra�o, etc.; used colors to illustrate posi�ve indicators; column showing “addi�onal unit poten�al at General Plan density”.
Added a sec�on on “Addi�onal Analysis of Two Sites Without Owner Interest” p. D-18 Added a sec�on on “Likelihood of Redevelopment of Nonvacant Sites” (D-20) including examples in Table 5, p. D-20 Added info on “Likelihood of Construc�on post-En�tlements”; discussed likelihood of con�nuing – p. D-20 Added a sec�on on “City Ini�a�ves to Encourage Redevelopment” to show policy/program ac�ons. (p. D-21).
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Appendix B: AFFH
Appendix B B-114 B-114 Made edits to Table 16 for consistency with revised Sites Inventory Appendix B B-116
B-117
B-117 Need to add geographic targets to improve housing mobility o Added: Geographic targe�ng is included in many housing programs designed to increase housing choices and mobility by including more affordable op�ons in or near exis�ng single-family areas. This includes programs related to funding, ADUs, rental housing assistance, home sharing program, Exis�ng Unit Purchase Program, and new housing op�ons at school sites, religious sites, and commercial sites. o Added references to H-E-10 and H-E-10-a and H-D-4-i
Appendix B B-120 B-120 Made edits to Tables 17 and 18 re: programs referenced for consistency with Chapter 8 (mostly addi�ons of geographic targe�ng)
Appendix C: Constraints
Appendix C C-2 C-2 General Plan
designa�ons and
zoning
Land Use Controls: While the element iden�fies a few development standards as constraints on development, it s�ll must evaluate all other development standards for impacts on housing costs, feasibility, and the ability to achieve maximum densi�es and add or modify programs, as appropriate.
(HCD 7/25/23, #2a)
Updated Table 1 (p. C-2) and Table 3 (p. C-4) with recently adopted increases in allowed densi�es. 11/9/2023
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Appendix C:
Table 3
C-4 C-4 Development
Standards for
Residen�al
Zoning Districts
Land Use Controls: While the element iden�fies a few development standards as constraints on development, it s�ll must evaluate all other development standards for impacts on housing costs, feasibility, and the ability to achieve maximum densi�es and add or modify programs, as appropriate.
(HCD 7/25/23, #2a)
Updated Table 3 with recent amendments and added narra�ve describing standards and poten�al constraints
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Appendix C C-3
C-6
C-7
C-5
C-6
C-7
Impacts of
Development
Standards on
Housing Costs
and Ability to
Achieve
Maximum
Densi�es (new)
Land Use Controls: While the element iden�fies a few development standards as constraints on development, it s�ll must evaluate all other development standards for impacts on housing costs, feasibility, and the ability to achieve maximum densi�es and add or modify programs, as appropriate.
(HCD 7/25/23, #2a)
Added new sec�on analyzing standards and no�ng H-D-6-e to amend standards to ensure the densi�es allowed by the General Plan can be achieved
Added Table 4 (p. C-6) to illustrate as-built condi�ons including recent developments and expanded narra�ve analyzing this data.
Added “Evalua�on of Cumula�ve Impacts of Development Standards” (p. C-7)
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Appendix C C-7 C-8 o Referenced Ordinance 660 that rescinded Chapter 17.56, Floor Areas. Referenced amendments combined with objec�ve design standards.
Appendix C C-9 C-10 o Added new sec�on: “Impacts of Development Standards on Housing Costs and Ability to Achieve Densi�es” – and referenced H-D-6-e to amend zoning regula�ons.
Appendix C C-32 C-33 ADUs o Updated to reflect October 2023 amendments, including up to 3 ADUs/JADUs per lot Appendix C C-34 C-34 Community Care Facili�es must address spacing requirements as a constraint on housing for persons with disabili�es.
o Program H-F-1-i is included that will eliminate the spacing requirements for group homes by December 2024 (no change from adopted Housing Element)
Appendix C C-35 C-35 SROs o Referenced revised program H-E-9-b: Amend the Zoning regula�ons to specifically allow housing targeted for extremely low-income households, including single room occupancy (SROs) and group homes for these income groups in the CM/PD, C-2, and PF zoning districts and establish or modify development standards to streamline the development of SROs.
Appendix C C-35 C-36 Emergency Shelters: remove the 60-day maximum stay requirements. (HCD provided specific language for a program to be included)
o Reference changes to H-F-2-d.
o To address AB 2339, the City will amend the defini�on of emergency shelters, zoning, development standards as applicable to allow residen�al uses and ensure sufficient capacity to meet the needs for emergency shelters, including proximity to ameni�es, transporta�on and services by May 2024. o Also to address AB 2339, an analysis of the categories of sites is included, including that there is a vacant site with mixed-use zoning.
Appendix C C-40 C-40 Land Use Controls: While the element iden�fies a few development standards as constraints on development, it s�ll must evaluate all other development standards for impacts on housing costs, feasibility, and the ability to achieve maximum densi�es and add or modify programs, as appropriate.
(HCD 7/25/23, #2a)
Added subsec�on: “Successful Ac�ons to Remove Constraints” – This sec�on discusses ac�ons to reduce governmental and non- governmental constraints, including density regula�ons revisions that the City has already undertaken in January 2023, EIR cer�fica�on ac�on that the City Council approved In May 2023, 75% reduc�on in Impact fees for Very-low- and Low-income units that City already has in place.
Similar explana�on of removing constraints added to discussion of Lantern Cove and Schooner Bay
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In Appendix D: Discussion added regarding removing constraints for Eaves, Lantern Cove, and Schooner Bay
Appendix C C-41 C-42 Updated Table 18 for consistency with program amendments Appendix D: Housing Resources and Sites
Appendix D D-5 D-5 - AFFH Referenced H-E-10, H-E-10-a, and H-D-4-i in AFFH analysis of the sites inventory as addressing housing mobility.
Appendix D D-7 D-7 The element must provide substan�al support for realis�c capacity assump�ons and demonstrate a significant history of developing at maximum densi�es.
(HCD 7/25/23, #1b)
In Recent Development Trends sec�on included gross densi�es for mul� -family housing in Foster City since 2002, including Foster Square, Pilgrim Triton, Marlin Cove, and Miramar in Table 2 . Added language “ The apartment developments built between 2002 and 2022 demonstrate that the City’s has allowed the higher densi�es necessary to accomplish the City’s housing goals and to create more vibrant mixed -use neighborhoods. The apartment developments total 1351 units on 28.5 acres for an average density of 47. 4 units, well above the conserva�ve 30 -35 units per acre used as a realis�c capacity for new apartment units in the Apartment Residen�al designa�on in the Sites Inventory.”
Appendix D D-17 -- D-17- Nonvacant Sites: The element must demonstrate the poten�al for redevelopment during the planning period for all iden�fied sites, including those which do not have property owner interest. The element should provide addi�onal analysis to demonstrate the likelihood that these sites will redevelop in the planning period, including discussion of other indicators that the sites will redevelop in the planning period or remove and iden�fy other sites. Provide financial assistance, regulatory concessions, or incen�ves to encourage and facilitate new, or more intense, residen�al development on the sites. Examples of incen�ves include iden�fying and targe�ng specific financial resources and reducing appropriate development standards." (HCD, 7/25/23, #1c)
o Added heading for “Indicators for Redevelopment of Nonvacant Sites” and expanded discussion and new Table 4. o Added discussion of indicators for redevelopment
o Added Table 4: Summary of Site Indicators for Redevelopment o Provided addi�onal analysis of the 2 non-owner interest sites, including Franciscan Apartments and The Lagoons. o Discussed history of nonvacant site development at higher densi�es in discussion of Recent Development Trends:
Marlin Cove, Miramar, Pilgrim Triton. Also, we included examples of sites outside of Foster City but within the Peninsula region because we don't have any examples of constructed redevelopments of apartment projects in FC to validate this trend. This approach has been used in some of the examples provided, such as Campbell. Use of examples from outside the City was also suggested by HCD. o Added a new program for funding assistance to affordable housing unit developers to apply for No�ces of Funding Availability (NOFAs) funded by the City’s Affordable Housing Funds. o Added sec�ons on:
o -Likelihood of Construc�on Post-En�tlements
o -Poten�al for Mul�family ADUs
o -Summary of Suitability of Nonvacant Sites
o -City Ini�a�ves to Encourage Redevelopment
Appendix D D-23 -- D-24 - Sites Inventory Added more informa�on on characteris�cs of each site and update of realis�c capacity to 90% of general plan density for most sites
Appendix D D-32 D-33 Sites Inventory Updated Table 7 to conform to new Sites Inventory capaci�es for RHNA 5 carry-over sites Appendix D D-33 D-34 Updated the status of “Pipeline Projects” like The Pilgrim Workforce Housing and Laguna Vista condominiums to show number of units completed.
Appendix D. D-34 D-35- Sites inventory While the revised element now describes the status of pending projects, it must s�ll demonstrate the availability of projects in the planning period, including describing remaining steps, known barriers to development and the likelihood of development in the planning period
(HCD 7/25/23, #1.a)
Added more descrip�ons, including remaining steps and conceptual site plans for three (3) proposed projects that have submited applica�ons, including Lantern Cove, Schooner Bay, and mul�-family ADUs at Eaves Apartments. Discussed successful ac�ons taken to remove barriers to address the likelihood of development in the planning period. Added an email from John Hyjer from Equity Residen�al in Appendix J regarding his an�cipated �meline for Lantern Cove and Schooner Bay projects. Added summary tables for each of these projects. In addi�on, added discussion of progress regarding two building permits under review for mul�-family ADUs at Eaves Apartments.
11/9/2023
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Appendix D D-44 D-45 Under ADUs, staff included a sec�on on recent amendments regarding ADUS and JADUs to conform to state law to clarify the op�ons for mul�ple ADUs. These amendments were approved by the City Council, Ordinance was introduced and read on September 18, 2023, and passed and adopted on October 2, 2023 (Ordinance 669).
Appendix D D-50 D-52 Also, added informa�on on the proposal for Foster’s Landing, "The property owner, Essex Property Trust, has provided a leter dated April 6, 2022, expressing their interest in developing addi�onal units at Foster’s Landing, ci�ng similar efforts at many of their other proper�es in Southern California. Essex has also reviewed with staff preliminary plans for a proposal to remove 60 units in the northwest corner of the site and replace them with a larger podium style building above parking with approximately 360 units for a net gain of approximately 300 units."
Appendix D D-53 D-55 Added informa�on on general plan/zoning amendment approved for 1601 Beach Park Blvd.
Appendix D D-56 D-58 Updated Table 18 with status of projects as of August 2023 and updated narra�ve describing progress of projects Appendix F: Public Participation
Appendix F:
Public
Par�cipa�on
F-214 F-214 Added public comments received 5/5/23-5/22/23 and 8/14/2023 Appendix H:
Appendix H:
Links to
Ac�ons
Taken to
Implement
Programs of
the Housing
Element
Changed to include links to adopted resolu�ons and ordinances instead of descrip�ons
SUMMARY OF REVISIONS TO THE ADOPTED HOUSING ELEMENT IN RESPONSE TO HCD COMMENTS Revisions made for January 22, 2024 Version are shown in yellow highlights in the Revised 2023-2031 Housing Element Update
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Chapter 8
and
Appendix A
HE-26
and
A-78
HE-26
and
A-78
Table 2-3:
Housing
Needs Action
Plan
Table 14:
Housing
Needs Action
Plan
HCD Comment Letter 1/11/24:
Promote and affirmatively further fair
housing opportunities and promote
housing throughout the community or
communities for all persons regardless
of race, religion, sex, marital status,
ancestry, national origin, color, familial
status, or disability, and other
characteristics... (Gov. Code, § 65583,
subd. (c)(5).)
As described in HCD’s prior review, the
City in its entirety is among the highest
resource category in access to
opportunity and consists of households
with the highest median income in the
region. These conditions and
circumstances warrant significant and
robust actions, not limited to the
Regional Housing Needs Assessment
(RHNA), to meaningfully promote
housing mobility and increase housing
choices and affordability throughout the
City, including in lower-density
neighborhoods. While the element
contains a few programs to promote
housing mobility such as accessory
dwelling units (ADUs), it should include
additional actions that promote housing
choices and affordability throughout the
Reference added to edits in H-D-4-g (see below)
Reference added to edits in H-D-4-j (see below)
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City and increase quantified objectives
for housing choices and affordability.
Additional examples of housing mobility
actions include identifying additional
multifamily capacity, missing
middle housing capacity, religious
institutional sites, City-owned and public
facility sites, and additional conversion of
existing spaces within single family
residences to ADUs beyond junior
accessory dwelling units (JADU).
Chapter 3
and
Chapter 8
HE-39
and
HE-118
HE-39
and
HE-120
Table 3-1:
Summary
Matrix of Fair
Housing
Issues and
Actions
Table 17:
Summary
Matrix of Fair
Housing
Issues and
Actions
Reference added to edits to H-D-4-g (see below)
Reference added to edits in H-D-4-j (see below)
H-D-4-g HE-95 HE-97 Multi-Family
ADUs
Multi-Family ADUs. The City will develop
incentives to encourage multifamily ADUs in
accordance with Chapter 17.78 of the Municipal
Code and applicable State laws including but not
limited to such measures as financial
assistance, reduced fees, and/or expedited
processing. The City will conduct outreach to
owners of multi-family housing to explore
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opportunities to convert underutilized spaces
including carports, garages, laundry rooms, etc.
Responsible Agency: Community Development
Department
Timeframe: Develop incentive program by
December 2024; Conduct outreach to at least two
properties per year.
Quantified Objective: 40 70 multi-family ADUs by
2031
Performance Metric(s): Number
H-D-4-j HD-96 HE-98 ADUs and
JADUs in
Religious
and
Institutional
Uses and
School
Sites.
ADUs and JADUs in Religious and Institutional
Uses and School Sites.
Amend zoning regulations allowing religious and
institutional uses and school sites to construct up
to four (4) ADUs and JADUs on-site when an
affordable housing development may not be
feasible and conduct an outreach and education
campaign to subject property owners.
Responsible Agency: Community Development
Department
Timeframe: Amend zoning regulations by
December 2024, Conduct outreach to at least two
properties per year.
Quantified objective: 12 ADUs in religious and
institutional uses and 12 ADUs in school sites by
2031
Funding Source: General Fund
Geographic Targeting: Promote programs to
expand housing choices adjacent to single-family
areas.
H-E-10-a HE-103 HE-105 Improve
Housing
Mobility and
Increase
Missing
Middle
Improve Housing Mobility and Increase
Missing Middle Housing Choices.
The City will implement a suite of programs
targeted to include more housing choices with the
goal of expanding housing opportunities
affordable to extremely low, very low, low and
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Housing
Choices.
moderate income households as well as missing
middle housing (duplexes, triplexes, and
fourplexes). Actions and strategies include:
• Accessory Dwelling Units: NineTen
programs under H-D-4 Accessory Dwelling
Units will be utilized to encourage and
promote accessory dwelling units,
including promotion and public information,
financial incentives, preapproved designs,
amnesty, objective design standards, allow
up to three ADUs per single-family lot, and
monitoring with a total target of four new
ADUs or JADUs on single-family
properties per year; 70 multi-family ADUs;
12 ADUs in religious and institutional uses;
and 12 ADUs in school sites. See
Programs H-D-4-a through H-D-4-hi.
• Home Sharing Program: The City will
encourage and facilitate house sharing
through the HIP Housing Home Sharing
Program with a goal of at least five new
matches annually. See Program H-E-6-a.
• Institution-Owned Sites. The City will
pursue opportunities for provision of
housing on sites owned by religious or
non-profit organizations and schools. See
Programs H-D-5-a and H-D-5-b.
• Supportive Housing. The City will
implement the tenant preferences adopted
in January 2023 for the Existing Unit
Purchase Program so that when vacancies
occur, housing providers have an
opportunity to rent the properties to
provide supportive housing with the goal of
one unit converted to supportive housing
by 2031. See Program H-E-1-a.
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• Lower Income Homeowner Rehabilitation.
The City will encourage rehabilitation of
housing for lower income homeowners
through a rehabilitation loan program with
a goal of 18 new loans by 2031, half of
which are very low income and half of
which are low income. See Program H-B-
2-a.
• Rental Housing Assistance Information.
The City will encourage the use of rental
assistance programs such as Section 8,
Housing Vouchers and other available
rental programs through providing
information and proactive public outreach
with a goal to increase the number of
voucher holders by two per year, half of
which would be in single-family areas. See
Program H-C-4-a.
• Amend Zoning Regulations to Facilitate
Missing Middle Housing. As part of the
adoption of objective design and
development standards, amend zoning
regulations for R-2, R-T, R-3, and R-4 to
facilitate additional housing development
by adjustments to minimum lot sizes, lot
width, setbacks, coverage, open green
area, parking, and other requirements.
See Program H-D-6-e.
Responsible Agency: Community Development
Department
Timeframe: Adopt amendments to municipal code
to allow up to three (3) ADUs per single family lot
by December 2023. Annually review overall
progress and effectiveness in April and provide
information in annual report to HCD. If, at the mid-
cycle review in 2027, the City is not on track to
meet its 97 unit goal for the 8-year RHNA cycle,
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then the City will make necessary zoning text or
map amendments or other land use documents to
facilitate a variety of housing choices, including
but not limited to, strategies that encourage
missing middle housing, lot splits/additional
housing units, adaptive reuse, and facilitating
additional ADUs and/or JAUDs within six months
if sufficient progress toward this quantified
objective is not being met.
Quantified Objectives:
Chapter 8 HE-118 HE-121 Table 8-5:
Policy/Progra
m Matrix
Reference changes in H-D-4-g (see above)
Reference changes in H-D-4-j (see above)
Appendix B B-120 B-127 Table 18:
AFFH
Reference changes in H-D-4-g (see above)
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Meaningful
Actions
Matrix
Reference changes in H-D-4-j (see above)
Appendix B B-121 B-128 Table 18:
AFFH
Meaningful
Actions
Matrix
Reference changes in H-E-10-a (see above)
Appendix B B-127 B-132 Table 18:
AFFH
Meaningful
Actions
Matrix
Reference changes in H-D-4-g (see above)
Reference changes in H-D-4-j (see above)
Appendix B B-128 B-133 Table 18:
AFFH
Meaningful
Actions
Matrix
Reference changes in H-E-10-a (see above)
Appendix
H
H-2 H-2 Table with
links to
actions
Substituted Ordinance 671, adopted 12/18/23 for
Planning Commission Resolution P-13-23 to
Amend Chapter 17.90 BMR Housing