Attachment B

COUNTY OF SAN MATEO

ENVIRONMENTAL SERVICES AGENCY

SUMMARY OF STATE HCD COMMENTS AND STAFF RESPONSES

Permit or Project File Number:

Board Meeting Date: December 16, 2003

PLN 2001-00766

Prepared By: Lisa Aozasa

a.

Comment: Confirm ability to meet Regional Housing Needs Allocation by income category. Provide more specific data on certain sites, affordability levels.

Response: Staff has re-assessed the County's ability to meet its Regional Housing Needs Allocation, which is a total of 1,680 units constructed in the unincorporated area by 2006. Rather than estimates based on historic trends, staff used more detailed data (actual counts) on: (1) housing units constructed from 1999 to 2002, (2) planned/potential development likely to occur before 2006, and (3) the actual or probable price/rent level of such development, to revise Exhibits 14.29 and 14.30 (a. and b.). Although the numbers changed (for example, as more time has elapsed, more units have actually been constructed), the conclusion is the same; the analysis continues to show that the County has the ability to meet its regional housing need allocation.

b.

Comment: Provide more detail on housing needs in unincorporated areas, in addition to countywide needs.

Response: The June 2003 Draft submitted to State HCD included housing needs data for major unincorporated areas, i.e. those that qualified as Census Designated Places according to the 2000 Census. Housing stock and housing needs data for smaller unincorporated areas is available from the 2000 census, and has been forwarded to the State.

c.

Comment: Provide more detail for the land inventory, especially with regard to underutilized land (e.g. zoning, parcel size, existing land use, etc.).

Response: The requested information has been provided (see attached).

d.

Comment: Provide more detail on Governmental Constraints (permit processes, zoning standards, fees/exactions).

Response: Staff has extensively revised the Housing Constraints section of the document. The revised and expanded version is available on-line at www.co.sanmateo.ca.us/Planning. The document now provides much more detail on the County's zoning regulations and development review processes.

e.

Comment: Analyze zoning regulations to determine if they pose a constraint to housing for disabled persons.

Response: This analysis is a recent housing element requirement enacted with the passage of Senate Bill 520 (2002). Staff has completed this analysis. Please see revised Housing Constraints section, available on-line.

f.

Comment: In addition to meeting regional housing needs, establish numeric goals by income category for new construction, rehabilitation, conservation.

Response: As required by State housing element law, staff has developed recommended goals by income category for the three required categories (see attached). The goals are estimates of what can be accomplished in the next five years based on historical trends and resources available.

g.

Comment: Provide more detail on specific implementation actions, timing.

Response: The Implementation Plan has been revised to include more detail on implementation actions and the timing/priority for implementation. The revised Plan is available on-line at www.co.sanmateo.ca.us/Planning. Polices for which implementation is already underway with completion expected in 2004 have been identified, along with programs that will be implemented in 2004/2005 and programs that will be implemented in 2005/2006. "Ongoing" programs will continue to be implemented in accordance with existing practices and procedures. Finally, the Office of Housing prepares a number of housing plans as required by the Federal government including a Consolidated Plan and an Analysis of Impediments to Fair Housing that include detailed descriptions and annual schedules for program implementation of various housing programs administered by the Office of Housing. Rather than repeat this information in the Housing Element, where appropriate, the Implementation Plan references these documents.

h.

Comment: Do more to involve low income and special needs populations in Housing Element review process.

Response: There were a number of organizations representing low income and special needs populations that served on the Housing Element Task Force including the Center for the Independence of the Disabled, Shelter Network of San Mateo County and the San Mateo County Landlord/Tenant Information and Referral Collaborative. In a further attempt to involve low income and special needs populations, notice of the November 12 Planning Commission meeting were sent to the Network of Core Community Service Agencies that provide food, clothing, shelter, rental assistance, bus passes and referrals for other needs to the homeless and other low income and special needs populations. Similar notice will be provided for the Board of Supervisors December 16 meeting on the Housing Element.

Exhibit ______
Vacant or Underutilized Land
with Residential Development Potential

Area

Size

Existing Uses

Existing Zoning

Potential Zoning

Potential Number of Housing Units

Broadmoor

5.7 acres

Medium Density Residential
High Density Residential

See Map

R-3/S-1, S-2
(55 d.u./net acre)

314

Unincorporated Colma

20 acres

Medium Density Residential
Medium High Density Residential
Neighborhood Commercial
General Commercial

See Map

Planned Colma-Medium High Density Residential
Planned Colma High Density Residential
Neighborhood Commercial
General Commercial

865

Midcoast Affordable Housing Sites

20.5 acres

Vacant

R-3-A

R-3-A
(17.4 d.u./net acre)

295

El Granada

20 acres

Medium Density Residential
High Density Residential

R-3/S-3

R-3/S-3
(35 d.u./net acre)

326

North Fair Oaks

13 acres

General Commercial
Neighborhood Commercial
High Density Residential

See Map

C-1
R-3/S-1, S-2
(55 d.u./net acre)

715

Sequoia Tract

9.2 acres

General Commercial Office
High Density Residential
Medium Density Residential

See Map

R-3/S-1, S-2
(55 d.u./net acre)

506

VI.

POLICIES AND PROGRAMS

D.

QUANTIFIED OBJECTIVES

Government Code Section 65583(c) requires that the County establish the maximum number of housing units by income category that can be constructed, rehabilitated and conserved over a five-year time period. Exhibit 14.__ provides those objectives for the 5-year period beginning with adoption of the Housing Element.

Exhibit 14.____
Five-Year Quantified Housing Objectives

Income
Group

New
Construction

Rehabilitation

Conservation/
Preservation

Very Low Income

150

50

263

Low Income

90

50

262

Moderate Income

270

1,000

175

Above Moderate Income

490

1,000

175

TOTAL

1,000

2,100

875

Notes:

1.

New construction objectives are based on historical rates of new construction building permit issuance and the target percentages for each income group established by the County's 1999-2006 Regional Housing Needs Allocation.

2.

Rehabilitation objectives are based on historical rates of alteration/addition building permit issuance for the moderate and above-moderate income categories. Objectives for very low and low-income groups are based on the historical rate of housing rehabilitation loan issuance in unincorporated areas.

3.

Conservation/preservation objectives are based on historical code enforcement case rates. Although exact figures are not available, staff estimates that about 60% of code enforcement cases involve very low or low income units, or neighborhoods where such units predominate, while the remaining 40% involve moderate income or above-moderate income units or neighborhoods.