EXHIBIT 14.26

ABAG REGIONAL HOUSING NEEDS DETERMINATION ALLOCATION BY JURISDICTION
1999-2006
HOUSING UNITS

 

Total

Very Low
Income

Low
Income

Moderate
Income

Above
Moderate

Income

Yearly
Average

ATHERTON

166

  

22

  

10

  

27

  

107

  

22

  

BELMONT

317

  

57

  

30

  

80

  

150

  

42

  

BRISBANE

426

  

107

  

43

  

112

  

164

  

57

  

BURLINGAME

565

  

110

  

56

  

157

  

242

  

75

  

COLMA

74

  

17

  

8

  

21

  

28

  

10

  

DALY CITY

1,391

  

282

  

139

  

392

  

578

  

185

  

EAST PALO ALTO

1,282

  

358

  

148

  

349

  

427

  

171

  

FOSTER CITY

690

  

96

  

53

  

166

  

375

  

92

  

HALF MOON BAY

458

  

86

  

42

  

104

  

226

  

61

  

HILLSBOROUGH

84

  

11

  

5

  

14

  

54

  

11

  

MENLO PARK

982

  

184

  

90

  

245

  

463

  

131

  

MILLBRAE

343

  

67

  

32

  

90

  

154

  

46

  

PACIFICA

666

  

120

  

60

  

181

  

305

  

89

  

PORTOLA VALLEY

82

  

13

  

5

  

13

  

51

  

11

  

REDWOOD CITY

2,544

  

534

  

256

  

660

  

1,094

  

339

  

SAN BRUNO

378

  

72

  

39

  

110

  

157

  

50

  

SAN CARLOS

368

  

65

  

32

  

89

  

182

  

49

  

SAN MATEO

2,437

  

479

  

239

  

673

  

1,046

  

325

  

SOUTH SAN FRANCISCO

1,331

  

277

  

131

  

360

  

563

  

177

  

WOODSIDE

41

  

5

  

3

  

8

  

25

  

5

  

SAN MATEO UNINCORPORATED

1,680

  

252

  

146

  

454

  

828

  

224

  

SAN MATEO COUNTY TOTAL

16,305

  

3,214

  

1,567

  

4,305

  

7,219

  

2,174

  

EXHIBIT 14.29

SUMMARY: COUNTY'S ABILITY TO MEET
ABAG PROJECTED HOUSING NEED FOR UNINCORPORATED SAN MATEO COUNTY
BY INCOME CATEGORY
1999-2006

Income Category

Very Low

Low

Moderate

Above Moderate

Total

Total Projected Need
1999-2006

252

146

454

828

1,680

(15%)

(9%)

(27%)

(49%)

(100%)

Units Constructed
1999-2002
(See Exhibit 14.30a)

231

67

185

869

1,352

Unmet Need
2003-2006

21

79

269

+41

328

Planned/Potential Housing Development
2003-2006
(See Exhibit 14.30b)

38

96

274

505

913

Surplus

+17

+17

+5

+546

+585

Source: ABAG Housing Needs Determinations, and San Mateo County Planning and Building Division.

EXHIBIT 14.30a

HOUSING UNITS CONSTRUCTED BY INCOME CATEGORY
UNINCORPORATED SAN MATEO COUNTY
1999-2002

 

Very Low

Low

Moderate

Above Moderate

Total

1.

Moonridge Farm Labor Housing

160

              

160

  

2.

San Pedro Commons Senior Apartments

37

  

37

          

74

  

3.

El Camino Village Family Apartments

    

30

          

30

  

4.

Colma BART Apartments

31

      

122

      

153

  

5.

Bonus Rural Affordable Units

        

0

      

0

  

6.

Farm Labor Housing (on farms)

3

              

3

  

7.

Second Units

        

35

      

35

  

8.

Multi-Family Housing Units

        

28

      

28

  

9.

Single-Family Homes

            

869

  

869

  

TOTAL

231

  

67

  

185

  

869

  

1,352

  

Note:

See notes for further detail about each project, site or program.

NOTES FOR EXHIBIT 14.30a

HOUSING UNITS CONSTRUCTED BY INCOME CATEGORY

1999-2002

 
 

Note:

"Constructed" is defined to include all units for which a building permit has been issued or finalized.

   

1.

Moonridge Farm Labor Housing - 160 units for farm laborers and families located on Miramontes Point Road just south of Half Moon Bay. Project complete and occupied. Owned by Midpeninsula Housing Coalition (non-profit). Restricted to households earning up to 50% of median income.

   

2.

San Pedro Commons Senior Apartments - 74 units located on San Pedro Road in unincorporated Daly City near the Colma BART Station. Project complete and occupied. Owned by Midpeninsula Housing Coalition. Restricted to households earning up to 60% of median income.

   

3.

El Camino Village - 30 units for families located on El Camino Real in unincorporated Daly City near the Colma BART Station. Project complete and occupied. Owned by the Housing Authority of San Mateo County. Restricted to households earning up to 80% of median income.

   

4.

Colma BART Apartments - 153-unit, high-density apartment development currently under construction on 2.1-acre site on El Camino Real adjacent to the Colma BART Station. Includes 31 units restricted to households earning up to 50% of median income, with 122 market-rate apartments which, according to the project sponsor, will be affordable to moderate-income households earning up to 120% of median income. Owned by JSM Enterprises (for-profit developer).

   

5.

Bonus Rural Affordable Units - No building permits issued or finalized from 1999 to 2002. Rentals are restricted to households earning up to 100% of median income.

   

6.

Farm Labor Housing Units (on farms) - 3 units located in the unincorporated South Coast, restricted to occupancy by farm laborers. The assumption that farm labor housing units provided on farms are available at levels affordable to very low-income households is based on salary/wage data from the State Employment Development Department, as shown below:

   

 

Occupation

2001 Employment Estimate

2002 Mean Annual Wage

 

Farmworkers and Laborers, Crop, Nursery, Greenhouse

250

$26,248

 

Farmworkers, Farm and Ranch Hands

170

$24,241

 

Farming, Fishing, Forestry - All Other

130

$22,444

 

The 2002 maximum income limit for a very low-income (up to 50% of median income) single-person household was $35,650. Clearly, farmworkers earn much less than this maximum income limit. Hence, it is reasonable to assume that housing units provided for and occupied by farm laborers help to meet the need for very low-income units. In addition, the County has procedures in place to ensure that units authorized as farm labor housing are occupied by farmworkers. Farm labor housing permits are reviewed annually by Planning staff, and the owner/applicant is required to submit copies of payroll receipts and income statements for the farm operation that employs the occupants.

   

7.

Second Units - 32 units located throughout the unincorporated areas. The County does not require second units to be income restricted, as it has the potential to discourage second unit development and the monitoring required to enforce the restrictions would place an unmanageable administrative burden on limited staff resources. However, the County is confident in its estimate that second units are generally affordable to moderate-income households. The 2002 maximum income limit for a moderate-income (up to 120% of median income) 2-person household was $82,650, with a maximum affordable monthly rent payment of $1,937 at 30% of income. The June 2002 average apartment rent in the County for a 1-bedroom unit was $1,325, and $1,594 for a 2-bedroom unit according to RealFACTS (see attached charts). Due to their relatively small size, it is reasonable to assume that second units are available at average rents, and as such are easily affordable to moderate-income households who can afford to pay up to $1,937 per month. Undoubtedly, there are second units available at much higher than average rents in more affluent areas (e.g. Emerald Lake Hills, Skyline); however, in less affluent areas (e.g. North Fair Oaks, Colma) rents lower than the averages sited above are likely charged for second units. On balance then, it is reasonable to assume that second units in unincorporated areas are affordable to moderate-income households.

   

8.

Multi-family Housing Units - 28 units, with 8 units located in North Fair Oaks and 20 units located in the Midcoast. All of these are new rental units available at rent levels affordable to moderate-income households. This conclusion is based on 2002 average rents (see attached chart) conversations with builders and real estate agents involved in these projects and experienced in the North Fair Oaks and Midcoast communities, as well as surveys of apartments advertised for rent in the Redwood City Tribune and Half Moon Bay Review. These sources report rents for new rental units are approximately $1,600 - $1,700 per month for 1-bedroom units, $2,200 - $2,300 per month for 2-bedroom units. As shown on the attached chart, a conservative estimate is that these rents are affordable to moderate-income households.

   

9.

Single-family Homes - 869 units permitted or finalized from 1999 to 2002. Includes approximately 40 manufactured homes. Typically, these are for-sale units that are available at prices affordable only to above moderate-income households, as the median single-family home price in the County is about $600,000.

   

LAA:cdn - LAAN1590_WCK.DOC

EXHIBIT 14.30b

PLANNED/POTENTIAL HOUSING DEVELOPMENT BY INCOME CATEGORY
UNINCORPORATED SAN MATEO COUNTY
2003-2006

 

Very Low

Low

Moderate

Above Moderate

Total

1.

Moss Beach Highlands/South Moss Beach Designated Site

    

73

      

55

  

128

  

2.

Bonus Affordable Units (rural)

        

5

      

5

  

3.

Farm Labor Housing (on farms)

13

              

13

  

4.

Second Units

        

41

      

41

  

5.

Other Vacant Multiple Family

        

34

      

34

  

6.

Other Vacant/Single Family

            

450

  

450

  

7.

Colma/Redevelopment

                    
   

Meadowbrook

13

  

12

  

102

      

127

  
   

A Street/ECR

12

  

11

  

92

      

115

  

TOTAL

38

  

96

  

274

  

505

  

913

  

Note:

See notes for further detail about each project, site or program.

NOTES FOR EXHIBIT 14.30b

 

PLANNED/POTENTIAL HOUSING DEVELOPMENT BY INCOME CATEGORY

   
   

Note:

"Planned" is defined to include units for which a planning permit is approved or pending, or a building permit is pending. "Potential" is defined as a site or program where all supporting policies, zoning and infrastructure are in place such that construction is possible by 2006.

 
 

1.

Moss Beach Highlands (Planned) - 128-unit housing development including 73 affordable senior apartments and 55 single-family homes on the South Moss Beach Designated Affordable Housing Site. All approvals required for development have been granted by the County and water connections have been purchased. An associated LCP amendment for the project is currently under consideration by the Coastal Commission. A Coastal Commission hearing on the project is expected in winter 2004. As shown in the Land Inventory, two additional sites in the Midcoast (17 acres total, maximum 17.4 dwelling units/acre) have been designated for affordable housing development. However, due to infrastructure constraints (primarily lack of water), development of these sites is not likely by 2006.

   

2.

Bonus Affordable Units (rural) (Planned) - the LCP allows for the development of 120 bonus density credits to be used for affordable housing in rural areas of the Coastal Zone. These units are required to be affordable to low to moderate-income households, and have historically been developed at a rate of 0.5 units per year. Currently, there are planning or building permits pending for five units.

   

3.

Farm Labor Housing (on farms) (Planned) - in addition to farm labor camps and the 160-unit Moonridge farm worker housing development, the County allows the development of farm labor housing units on individual farms. Based on the relatively low salaries of farm workers, these units are assumed to be available at rents affordable to very low-income households. Individual farm labor housing units have historically been developed at the rate of two units per year. Currently, there are planning or building permits pending for 13 units.

   

4.

Second Units (Planned) - second units are developed throughout the unincorporated area at the rate of about 20 units per year. Although there are undoubtedly exceptions in more affluent areas, it is reasonable to assume that most of these relatively small units are available at rents affordable to moderate-income households. Currently, planning or building permits are pending for 41 units.

   

5.

Other Vacant Multiple-Family (Planned) - these are small multiple-family apartment projects (34 units total) for which planning permits are approved or pending, or building permits are pending. The projects are located in El Granada and North Fair Oaks. All are rental projects that are expected to be available for rent to moderate-income households, based on conversations with project sponsors, local realtors and surveys of advertised rents in local papers. Another much larger project (26 single-family homes and 40 condominiums), Highland Estates in Highlands/Baywood Park, also has a planning permit application pending, but is not included on Exhibit 14.30, because it has been stalled. The project developer had been working with the homeowners' association to resolve outstanding issues, but the project will not likely move forward soon. In addition to these specific projects, as shown in the Land Inventory, there are approximately 48 acres of vacant or underutilized land with multiple-family residential development potential in various unincorporated areas including Broadmoor, North Fair Oaks, the Sequoia Tract, and the Midcoast.

   

6.

Other Vacant/Single-Family (Planned and Potential) - most of the development in the unincorporated area consists of market rate single-family homes on existing vacant lots. New homes for sale in the County are typically available at prices affordable only to above moderate-income households. Building permits for these projects have historically been issued at the average rate of 150 building permits per year. Included in this total are three larger single-family residential projects with pending planning permit applications; two projects in Palomar Park (one 13 lots on 7.5 acres, one 5 lots on 2.7 acres) and one project in Highlands/Baywood Park (25 lots on 13.9 acres).

   

7.

Colma/Redevelopment (Potential) - these two sites are zoned for high-density residential development (maximum 55 dwelling units/acre), are currently underutilized and are being considered for private redevelopment. Staff is currently working with two for-profit developers who are considering redevelopment of these sites. The Meadowbrook site is 2.3 acres and is currently occupied by a trailer park, while the A Street/El Camino Real Site is 2.1 acres and is occupied by an older motel and an auto shop. Both are located within the Colma BART Station Area Plan area, which is covered by a Master EIR and an inclusionary program requiring 20 percent very low and low-income units. Both sites are in an urban area where all services and infrastructure are available. In addition to these sites, within the BART Station Area Plan area there are approximately 3.5 acres of underutilized land zoned for high-density residential development (maximum 55 dwelling units/acre) and 3.5 acres zoned for medium high-density residential development (maximum 17.4 dwelling unit/acre).