Housing Element,
General Plan, and
Housing Successor
Agency Annual Progress
Reports
Community Development Department
March 16, 2026
City Council Meeting
Contributing Staff
Housing Element APR
Steve Golden
Principal Planner
Steven Peck
Assistant Planner
Rachel Horst
Housing Manager
Jennifer Mora
Housing Specialist
General Plan APR
Somer Smith
Senior Planner
Fahteen Khan
Associate Planner
Background on Annual Progress Reports
• Government Code Sections 65400 and 65700 require local planning agencies to submit an Annual Progress Report (APR) on the status of their General Plan and Housing Element
• Health and Safety Code Section 34176.1(f) requires local jurisdictions to submit an annual Housing Successor Agency Report
Background on Annual Progress Reports
• 2023-2031 Housing Element
• Adopted on May 20, 2024
• Amended on February 23, 2026
• 6th RHNA cycle and 3rd year of reporting
for APR
• Strive San Mateo General Plan 2040
• Adopted on March 18, 2024
• 2nd year of reporting for APR
• Housing Successor Agency (former
Redevelopment Agency)
• Low-Moderate Income Housing Asset
Fund
Housing Element Amendments
• Measure T Approval – update language
throughout and densities
• Modifications to Housing Sites Inventory
(Adding/Removing sites)
• Removal of non-active projects from Pipeline
Projects (site to remain on inventory)
• Update to Realistic Capacities Estimates
• Minor updates to Objectives in the
Implementation Plan
2025 Housing Element APR
Housing Element: 2025 RHNA Breakdown
Affordability
Levels
6th Cycle
RHNA
Allocation
Projection
Period
(6/30/22-
1/30/23)
2023 2024 2025 Total Units
(all years)
Total
Remaining
RHNA by
Income
Level
Very Low 1,777 1 24 20 40 85 1,692
Low 1,023 13 24 20 36 93 930
Moderate 1,175 25 20 20 28 93 1,082
Above
Moderate 3,040 10 24 110 187 331 2,709
TOTAL 7,015 49 92 170 291 602 6,413
Housing Element: 2025 RHNA Progress
• Major Projects that were permitted in 2025
• 2800 W Kyne St (Bay Meadows MU3)– 67 units (7 low-
income units)
• Major projects that began construction in 2025
• 477 9th Ave – 120 units (12 very-low income units)
• Major projects that were under construction in 2025
• Peninsula Heights – 71 units complete/290 total units (incl. 29 moderate-income units)
• ADU construction higher than anticipated
• 94 units issued in 2025 vs. 55 units assumed per year
Housing Development Pipeline: All Projects
Total Units Affordable (BMR) Units
Preliminary Apps 1,603 335
Formal Apps 3,978 652
Approved 800 110
Under Construction 411 39
Total Development Pipeline 6,782 1,136
Total RHNA 7,015 4,030
Development Pipeline % of
Total RHNA
97% 28%
Housing Development Pipeline: Largest Projects
Project Name Proposed # of Units Affordable (BMR) Units Hillsdale Mall Redevelopment 1,670 250
678 Concar Dr (Passage) 869 223
1700 S El Camino Real 441 188
1655 S El Camino Real (Safeway) 396 55
477 Hillsdale Ave 276 41
1650 S Amphlett Blvd (Bayshore
Commons) - Approved
256 28
1 E 4th Ave 236 36
220 W 20th Ave 230 23
3000 Clearview Way 222 33
4095 Pacific Blvd 202 25
TOTAL 4,798 902
Housing Element: ADUs
• New ADU Ordinance adopted (Policy H1.4)
• Implementation of ABAG’s ADU affordability survey
• Results consistent with previous -
o 30% Above Moderate / 30% Moderate / 30% Low / 10% Very Low 2023 2024 2025 Total
Units
Total ADUs
Permitted 83 66 94 243
Housing Element: SB 9
• Since 2022, seven SB 9 applications
have been submitted:
• Ministerial Review– Three applications
• Discretionary Review– Four applications
• In 2025, two SB 9 applications were
submitted for review:
• Both are subject to discretionary review
SB 9 Project
Types
Total SB 9
Projects
Urban Lot Split
(ULS) Only
1 Two-Unit
Development
(TUD) Only
1 ULS + TUD 5
Total 7
Progress on Policies, & Programs in 2025
• General Plan Implementation (H1.20)
• Ordinance amending Zoning Code relating
to implementation of Measure T and
consistency with General Plan
• Zoning Code Amendments (Phase I;
various policies)
• “Bundled” Zoning Code amendments
Ordinance addressing several Housing
Element policies
• Zoning Code Amendments (Phase II;
Policies H1.6 and H1.9)
• Ordinance amending Zoning Code
• Tenant Protections/Anti-Displacement
(Policies H3.4, H3.6 and H5.4.1)
• Emergency Rental Assistance Program (New)
• Residential Tenant Protection Program Ordinance
(SMMC 10.001)
• Tenant Relocation Ordinance (SMMC 7.50)
• Alternative Compliance Options for Housing
Development Projects (Policy H1.3)
• Ordinance amending City’s Below Market-Rate
(BMR) Ordinance/Resolution amending the City’s
BMR Guidelines to allow for offsite units or a
developer-proposed alternative
2025 General Plan APR
Background on General Plan 2040
• Eight Elements
• Three Themes
• Environmental Justice
• Sustainability
• Community Engagement
• Equity Priority Communities
• Climate Change & Sea Level Rise
• Implementation of Measure T (LU 1, LU 1.3 and LU 1.9) • Initiated Comprehensive Zoning Code Update
• Initiated Climate Adaptation Plan for Sea Level Rise
(LU 10.9 and S 3.7)
• 3rd Ave & S Norfolk St Intersection Safety Improvements Project (LU 8.8 and LU 8.11)
• North Central Complete Streets Plan (LU 8.8 and LU 8.10) • 1530 Susan Ct. Capital Improvement Project (LU 10.9)
Progress on General Plan Goals, Policies, & Actions in 2025
2025 Housing Successor APR
• A financial snapshot of the former Redevelopment Agency fund known as Low-Moderate Income Housing Asset Fund (F 255)
• Most LMIHAF funds used for new affordable housing and monitoring of existing former RDA assets; up to $500,000 may be used to prevent homelessness (HSC Sec. 44175.1(a)(2)(A)) • Most revenues from loan repayments
• Due April 1 of each year; reviews prior fiscal year (FY 24-25) • Balance as of June 30, 2025: $5,448,369
• New expenditures in 2025-26:
• The City began using LMIHF funds to support the new Emergency Rental Assistance Program ($168,000) administered by Samaritan House
• LMIHF funds supporting City’s Homeless Outreach Team ($190,000), operated out of the Police Department
Housing Successor Annual Progress Report
Approve the Annual Progress Reports and direct the City Manager to submit the:
• 2025 General Plan Annual Progress Report to the Governor's Office of Land Use and Climate Innovation;
• 2025 Housing Element Annual Progress Report to the
California Department of Housing and Community
Development; and
• 2025 Housing Successor Agency Annual Report to the
California Department of Finance.
RECOMMENDATION
Thank You
Steve Golden
Principal Planner
[email protected]
Rachel Horst
Housing Division Manager
[email protected]