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Zoning Code Amendments
–
Implementation of Housing Element Policies
and
General Plan Ballot Measure T
Steve Golden, Principal Planner
March 17, 2025
City Council
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San Mateo Housing Element (2023-2031)
• Adopted on May 20, 2024, certified by the State
Housing and Community Development Department
(HCD) on July 23, 2024
• Five goals to support compliance with state law and to achieve the City’s RHNA – Supporting Production,
Preservation, Protection, Promotion, and Affirmatively
Furthering Fair Housing
• Includes 53 policies with 150 implementation actions
• Numerous Housing Element policies and programs that
require Zoning Code Amendments – Policy H1.20
addressed General Plan implementation and Measure T
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Strive San Mateo General Plan 2040 Update
• Create capacity for at least 10,000 new housing
units and increased the base densities in the 10
Study Areas by at least 25 du/ac and height limits by
at least two stories. (Policy H1.20)
• Measure T passed by voters in November 2024
• Increased capacity by 19,760 units citywide
• Base densities in study areas increased by 50-80 du/ac • Height limits in study areas increased by up to 3
stories
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Housing Element Implementation
Zoning Code Amendments Completed
Amended the Zoning Code to allow residential projects with up to 25 units to be approved administratively. (Policy H1.6) – Nov 2023
Adopted Objective Design Standards for multi-family residential projects and mixed-use projects with a residential component. (Policy H1.8) – Nov 2023 Amended the Zoning Code to establish a By-Right designation for housing sites reused from prior Housing Elements for housing projects that propose a minimum of 20% affordable units. Zoning for these sites must be at least 30 units/acre to meet default density requirements for lower-income households per Gov. Code Section 65583.2(c). (Policy H1.10) – July 2024
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Proposed Zoning Code Amendments
I. Housing Element Policy
Implementation/State Law
Compliance
II. Council Direction on
Increasing Administrative
Approval Threshold for
Housing Projects
III. General Plan and Measure T
Consistency
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I. Housing Element Policy Implementation and
State Law Compliance
Allow residential uses as a permitted use in commercial districts (C1, C2 and C3) and office districts (E1 and E2) (Policy H1.7) (HE Commitment)
Add a definition for single room occupancy (SRO) and amend the Zoning Code to allow SROs in the R4 District (will also apply to R5, R6 and Downtown Districts with an R overlay) (Policy H1.7) (Govt Code, HE Commitment)
Eliminate the need for special use permits for multiple-family housing in mixed-use zoning districts (Policy H1.7) (HE Commitment)
Remove Chapter 27.17 Manufactured Homes and simplify development standards for manufactured homes on a permanent foundation to be the same as single-family homes (Policy H1.7) (HE Commitment)
Remove any prohibitions of accessory dwelling units (ADUs) in zoning districts where residential is a permitted use per state law (Policy H1.7) (Govt Code)
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Add new zoning code terms and definitions related to housing and update existing definitions to add clarity and be consistent with state law (Policies H1.7, H1.13, H1.14, H1.15, H1.16, and H3.7) (Govt Code) Allow group homes and residential care facilities for people with special needs in all residential zones and only subject to those objective standards that apply to other residential uses of the same type in the same zone in conformance with state law (Policy H1.13) (Govt Code)
Define and allow farmworker housing within the Agricultural District consistent with state law (Policy H1.16) (Govt Code)
Modify the emergency shelter definition and add development standards to the definition.
Add new terms and definitions for supportive housing and low-barrier navigation centers.
Allow for emergency shelters, supportive housing, and low-barrier navigation centers in certain zoning districts per state law and/or staff recommendation. (Policy 3.7) (Govt Code) I. Housing Element Policy Implementation and
State Law Compliance
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II. Council Directed –
Proposed Zoning Code Update
• November 2023 - Council directed staff to
explore an increased administrative approval
threshold for housing projects consistent with
Objective Design Standards (ODS).
• Staff research identified opportunities to
increase approval threshold.
• Proposed amendments would:
• Modify the Powers and Duties of the Zoning
Administrator (ZA) to review and take final
action on proposed residential development
projects that are consistent with the ODS
with up to 50 units (increasing threshold
from 25)
• Modify the Planning Commission’s approval
authority for residential development
projects that meet the ODS to 51+ units
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• Update existing sections of the Zoning Code
relating to the implementation of Measure T
and General Plan Consistency
• Incorporate the uses, densities, intensities,
and heights specified in Land Use Element of
the General Plan 2040 where they may
conflict with the existing Zoning Code
• Table LU-1 – Land Use Designations
• Conforms to provisions of State Housing Crisis
Act where General Plan and Zoning may have
conflicts
III. General Plan 2040 Consistency –
Proposed Zoning Code Amendments
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PC Recommendations – February 11, 2024
• Recommend that the City Council make findings that the Ordinances are exempt from further environmental review pursuant to California Environmental Quality Act (CEQA) Section 15183 (Projects Consistent With A General Plan or Zoning) • Recommend City Council adoption of an Ordinance amending the Zoning Code to Implement the Housing Element (2023-2031)
• Increase ZA approval threshold to 150 units for residential projects consistent with ODS • Alternatively, no limit threshold for ZA approval for residential projects consistent with ODS
• Recommend City Council adoption of an Ordinance amending existing sections of the Zoning Code relating to implementation of Measure T and General Plan consistency
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Recommendations
• City Council findings that the Ordinances are exempt from further environmental review pursuant to California Environmental Quality Act (CEQA) Section 15183 (Projects Consistent With A General Plan or Zoning) • City Council adoption of an Ordinance amending the Zoning Code to Implement the Housing Element (2023-2031)
• For administrative approval threshold for residential projects, should it be increased to 50 units, 150 units, or a different number as specified by Council? • City Council adoption of an Ordinance amending existing sections of the Zoning Code relating to implementation of Measure T and General Plan consistency
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Backup
Slides
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150
50 39 30 25 25
14 10 10 5 4 4 4 4 2 1 1 1
0 20
40 60
80 100
120
140
160
Administrative Approval Threshold
Background Research
Average for Cities
with ODS = 23 Average for All
Cities = 13
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Project Name # of Units
328 Tilton 4
1 Hayward 18
Nazareth Vista (616 S B St) 48
1919 O'Farrell 49
222 S Fremont 50
Bay Meadows MU3 67
Hillsdale Terraces 68
Gateway (668 E 3rd St) 125
1218 Monte Diablo 75
Waters Park 140
715 N San Mateo Drive 181
Hayward Park (401 Concar Dr) 192
Kiku Crossing (480 E. 4th Ave) 225
477 E Hillsdale 230
1650 S. Amphlett Blvd 256
1855 S Norfolk 260
Peninsula Heights (Campus Dr) 290
4-6 stories
in height
ODS – Design Requirements for
Mid-Rise Category
Administrative Approval Threshold
Background Research
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Housing Element Implementation
Future Zoning Code Amendments
• Update Zoning Code Standards to support housing production including excluding covered parking and other elements as needed from Floor Area Ratio (FAR) calculation for housing projects with affordable units (Policy H1.7) (HE Commitment)
• Amend the Zoning Code to reduce off-street parking requirements for residential units and other parking related requirements and make recommendations to reduce or eliminate any other parking related requirements identified as a constraint. (Policy H1.7) (HE Commitment) • Evaluate setting minimum densities in mixed-use zoning districts (Policy H1.9) (HE Commitment).
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CEQA Evaluation & Public Comments
• Proposed to be Categorically Exempt per CEQA Guidelines Section 15183, Projects Consistent With A Community Plan Or Zoning • Public Notices posted to Newspaper, Planning eNewsletters, Housing Programs and Policy email group, and the Planning Division “What’s Happening” webpage
• No public comments received (to-date)