►
Description
San Bruno City Council Meeting
October 14, 2014
10b. Draft Housing Element Report
B
Good
evening,
honorable
mayor
members
of
the
City
Council,
the
purpose
of
this
item
tonight
is
to
review
the
draft
housing
element,
4
2014,
to
2022
and
receive
comments
from
the
City
Council.
As
you
know,
we've
been
working
on
the
housing
element
update
for
a
number
of
months
and
we
have
produced-
or
we
have
we've
been
specifically
working
on
recently-
the
housing
element,
programs
and
also
the
inventory
of
available
housing
sites.
B
B
First
I'd
like
to
review
what
what
we've
done
or
with
what's
this
city
has
done
over
the
the
last
housing
element
cycle,
which
is
we're
just
ending
right
now.
It
that
was
from
2007
to
2014
in
our
Reno
or
regional
housing
needs
allocation
for
that
period
was
973
to
all
units
and,
as
you
can
see,
there's
also
a
breakdown
by
affordability,
levels,
222,
low,
very
low
income,
160,
low-income
188,
moderate
and
403
above
moderate,
and
we
showed
in
our
last
housing
element
that
we
had
sites
to
accommodate
housing
units
at
those
income
levels.
B
But
what
actually
happened
was
772
units
were
produced,
which
is
a
lot
of
units
and
there
were
not
so
many
very
low
and
Lomi
units.
In
fact,
there
were
no
very
low
units
and
and
just
a
few
low
income
units.
The
rest
were
split
between
moderate
and
above
moderate,
mostly
at
the
crossing
the
SNK
project
at
the
crossing
Pacific
Bay,
vistas,
merriment
and
aunt
skycrest.
B
Our
new
rina
obligation,
which
has
been
adopted
is
for
a
total
of
1155
units
and
those
are
split
again
between
amongst
very
low
low,
moderate
and
above
moderate,
as
you
can
see,
there's
a
358,
very
low,
161,
mod,
low,
205,
moderate
and
431
above
moderate.
So
the
city
needs
to
show
that
it
has
sufficient
sites
to
accommodate
these
units
and.
B
In
the
the
table,
that
is
in
your
staff
report
that
shows
a
listing
of
the
Housing
Opportunity
sites,
basically
I'll
break
it
down
into
two
two
categories,
and
the
first
category
are
sites
that
are
already
zoned
residential
sites.
Where
you
could,
you
could
build
housing
today,
you
could
apply,
you
could
submit
an
application,
build
housing
now
and
that
that
would
accommodate
about
738
units
and
for
the
most
part,
these
are
carried
over
from
what
was
included
in
the
last
housing
element.
B
This
map
just
shows
the
sites
that
are
already
zoned
for
housing
and
those
that
need
rezoning,
and
it's
it's
just
to
to
point
out
that
the
majority
of
sites
that
need
rezoning
are
in
the
in
the
transit
quarters
plan
area
or
or
around
there.
So
they're
in
areas
that
are
now
zone
generally
zoned
commercial
and
the
rezoning
would
allow
mixed-use
to.
C
B
These
sites
are
there
either
in
commercial
corridors
or
they
are
vacant
school
sites
where
housing
would
be
allowed.
If
you
know,
was
decided
to
reuse
those
sites
as
housing
and,
for
example,
we
recently
had
a
interest
from
Sky
on
college
for
teacher
housing
and
single-family
housing
in
the
skyline
college
area
on
the
skyline
college
property.
But
yes,
this
does
not
touch
single-family,
neighborhoods.
B
All
right
well
so,
since
we
identified
the
housing
sites
in
addition
to
having
housing
sites,
you
need
to
have
need
to
be
sure
that
that
those
sites
will
actually
are
actually
available
to
accommodate
the
housing
and
not
just
the
total
amount
of
housing,
but
also
the
housing
for
special
needs
groups
very,
very
low,
low,
moderate,
even
extremely
low
income
households.
So
that's
really.
B
So
most
of
these
programs
are
ongoing.
They're,
the
the
majority
there.
There
are
52
programs
in
the
previous
housing
element
and
there
were
a
few
that
were
eliminated.
They
were
limited
because
they
generally
had
were
focused
on
redevelopment
like
the
redevelopment,
15%
requirement
and
so
forth,
which
is
now
gone
so
that
those
programs
were
removed
and
many
many
of
those
other
programs
are
carried
forward
unchanged.
B
We
provide
that
to
you
every
here,
so
there's
really
an
ongoing
sort
of
evaluation
and
of
what's
working,
what
isn't
working
and
then
at
the
at
the
end
of
the
housing
element
cycle,
which
is
where
we
are
now
there's
a
there's,
actually
an
exercise
in
which
you
go
through
a
similar
evaluation
that
you
do
on
an
annual
basis,
but
you
specifically
look
at
it
in
terms
of
what
what
works,
what
doesn't
work?
What
needs
to
be
changed?
B
You
know
what
should
stay
the
same,
what
should
be
eliminated,
and
so
staff
has
gone
through
that
exercise
and
basically
it
the
the
feedback
that
we've
gotten
is
through.
We've
had
meetings
with
the
Planning
Commission
we've
had
meetings
with
you
with
City
Council
we've
worked
with
the
the
countywide
regional
housing
element,
update
group,
which
is
21
elements.
B
We've
met
with
housing
organizations,
affordable
housing
developers,
social
service
at
advocate,
not
advocates,
but
social
services,
service
organizations
and
staff
has
reviewed
the
reviewed
programs
and
suggested
some
changes
and
that's
what
I,
what
I
want
to
focus
on
in
going
over
the
program?
So
there's
there's
basically
eight
programs
that
are
changing
or
we're
suggesting
should
change
and
two
new
programs.
B
So
I
will
first
start
with
the
the
goals
the
the
the
housing
of
the
each
all
of
the
programs
are
under
specific
goals
that
are
required
by
by
state
law,
so
they're
they're,
essentially
six
goals
of
the
housing
element
and,
as
you'll
see,
most
of
them
have
to
do
with
providing
housing
for
lower-income
and
special
needs
groups.
So
the
first
is
to
protect
neighborhoods
through
conservation
and
rehabilitation
and
improvement
of
existing
housing.
Housing,
the
second
is
to
accommodate
the
regional
housing
needs
allocation.
B
The
third
is
to
expand
construction
financing
techniques
to
achieve
affordable
housing.
Fourth
is
to
achieve
energy
and
environmental
conservation
in
residential
design,
while
maintaining
affordability
of
housing.
The
fifth
is
to
ensure
continued
availability
of
affordable
housing
for
very
low
low
and
moderate
income.
Households
and
the
sixth
is
to
support
the
needs
of
people
with
extremely
low
incomes.
B
So
that's
those
are
sort
of
the
headings
for
all
of
the
programs,
and
this
slide
shows
the
just
the
titles
of
the
the
eight
programs
that
staff
is
suggesting
to
update
or
change,
and
the
first
one
is
support
infrastructure
upgrades
who
can
who
can
object
to
that?
But
this
really.
What
this
has
to
do
is
the
transit
corridors
plan
and
implementation
of
the
transit
corridors
plan.
B
B
I've
asked
if
you
have
any
any
thoughts
or
comment
on
that
that
item
this.
The
second
is
to
facilitate
legalization
of
second
units,
I.
Think
that
you're
aware
that
that
excess
housekeeping
units
or
units
that
were
in
place
from
that
before
1977
and
there's
a
process
to
legalize
those
units.
There
is
also
a
second
unit
ordinance
which
allows
new
second
units
and
units,
starting
basically
in
2003,
to
be
approved
through
the
normal
planning
process.
B
That
leaves
a
gap
between
1977
and
2003,
which
is
twenty-twenty
six-year
gap,
where
there's
basically
no
avenue
for
a
household
or
homeowner
to
to
legalize
a
unit
that
was
it
installed
during
that
period,
and
so
what
this
program
does?
Is
it
basically,
it's
a
set
up
a
process
to
consider
how
we
might
create
a
legal
process
to
legitimize
some
of
those
units.
B
I
mean
it's
an
excess
housekeeping
unit
illegal.
That's
you
know
that
that's
a
question,
and
there
are.
There
are
also
amnesty
programs,
and
you
know
you
you
would
have
to
develop
criteria,
for
you
know
what
the
city
would
be
willing
to
to
accept,
for
example,
with
excess
housekeeping
units.
The
units
have
to
have
been
shown
proved
to
have
been
built
at
a
certain
time
and
also
meet
the
building
codes
at
the
time
that
they
were
built.
I.
D
D
E
Think
in
general,
as
you
look
at
these
proposed
programs,
it's
important
to
realize
that
the
idea
is
that
programs
would
come
forward
for
further
research,
discussion
and
consideration
by
the
city.
So
at
this
point
in
time,
this
is
an
idea
concept
for
future
consideration
in
terms
of
trying
to
provide
more
affordable
housing
units.
D
All
right,
I'm
gonna
I'd
like
to
interrupt
you
here,
because
I
mean
I
read
through
this
and
I'm
sure.
99%
of
us
don't
understand
a
lot
of
the
purpose
of
a
housing
element
and
the
more
and
more
I
try
to
understand
it.
It
is
it's
mandated,
but
it's
it's
full
of
goals,
and
you
showed
us
what
our
last
seven
years
produced.
What
this
we
set
a
goal
and
we
didn't
reach
any
of
it.
I
mean
we
exceeded
where
we
do.
D
You
know
where
I'm
sure
everyone
exceeds,
but
when
you
you
know,
when
you
set
a
goal
for
very
low
income
housing
and
you
don't
produce
any,
you
know
what
you
know.
What's
the
accountability
here,
you
know
so
now,
you're
saying
that
you
know
we
have
these
programs
and
things
that
are
we
just
trying
to
show
the
state
that
we
can
implement
this,
but
we're
not
really
going
to
implement
it
or
we're?
Really
not.
You
know
we're
really
not
intending
to
get.
D
You
know
to
gain
housing
with
these
programs
because
you
know
seven,
eight
years
from
now
what
happens
when
we
come
up
short
I
mean
you're,
showing
178
very
low
income,
a
goal
of
178,
very
low
income.
That's
I
mean
based
on
our
track
record
and
it
going
to
happen
so
I'm
just
trying
to
get
a
feel
for
what
are
we
actually
trying
to
achieve
or
we
just
trying
to
pacify
the
state.
You
know
with
a
you
know
with
a
get
a
detailed
goal
and
you
know
in
housing
element.
E
Councilmember
abara,
the
the
objective
here
is
to
put
in
place
programs
that
could
generate
housing
units
to
meet
the
various
goals.
So
the
idea
really
is,
as
we
look
at
these
proposed
programs,
for
example
this
one
here.
It
is
a
an
area
of
of
discussion
in
terms
of
legalizing
second
units
that
were
put
in
place
in
the
past,
but
it
could
be
an
opportunity
where
we
could
achieve
some
low
or
very
low
income
units.
E
As
you
pointed
out,
during
this
current
cycle,
we
produced
very
little
almost
almost
no
very
lower
extremely
low
units,
extremely
low
number
of
those
units.
So
we
need
to
look
at
programs
where
we
could
potentially
achieve
these
goals.
This
may
be
one.
There
are
some
communities
where
they
are
looking
at
legalizing,
but
they're
also
doing
it
in
a
way
where
they're
looking
at.
What
are
the
community
concerns?
How
can
we
address
those
community
concerns
or
neighborhood
concerns
and,
at
the
same
time
find
middle
ground
to
create
more
affordable
housing
units
in
our
neighborhoods?
E
F
Through
the
chair,
let
me
see
if
I
can
say
this
correctly.
There
are
illegal
second
unit
dwellings
out
there
that
are
occupied
and
they
already
have.
They
already
create
the
parking
problems.
It's
not
it's
not
that
we
are
going
to
say
see
these
things
already
exist.
We
just
can't
count
them
because
they're,
not
legal,
and
we
don't
know
about
them,
so
we
can't
count
them
toward
our
housing
units.
It
I
mean
that's
part
of
the
problem
they're
there
they
cause
product
parking
problems.
E
F
But
we
can't
count
them.
So
that's
part
of
the
solution
to
this
we're
not
creating
new
units
that
were
already
built
in
these
years
and
the
second
piece
is:
there
are
units
that
are
illegal,
that
aren't
being
used.
So
then
we
have
to
look
at
that
and
then
third
new
units
that
could
be
built.
So
it's
we
need
to
kind
of
be
clear
on
how
we're
attacking
this
problem
so
I'm
glad
you
said
that
this
is
these
are
possibilities
that
we're
going
to
come
back
and
look
at
them.
But
that's
that's
what
we're
doing
so.
C
C
You
know,
I,
guess
you
go
back
as
you're
trying
you're
trying
to
achieve
a
number
I.
Think
that's
great,
but
in
the
bigger
good
of
it
is
that
the
right
course
is
that
the
way
we're
going
to
achieve
our
goal
and
it's
a
realistic
goal
and
if
that
doesn't
pan
out
what
is
our
alternative?
What's
our
back-up
plan
so
so
to
me,
I
understand
putting
things
on
the
table
and
trying
to
see
what
you
could
put
in
a
toolbox,
nothing
wrong
with
that.
C
B
B
B
D
Not
attacking
the
whole
run,
and
it's
unusual
that
you
set
goals
over
at
eight
year
period,
seven
eight
year
period
and
if
you
don't
achieve
it,
oh
well,
you
know,
then
you
renew
it
and
you're.
You
know
you're
compounding
things
by
throwing
out
numbers
that
you
know
you
weren't
able
to
achieve
before
I,
like
all
the
programs
I
mean
I
know.
D
The
second
units
is,
you
know
it's
very
touchy
subject
in
a
bedroom
community
like
this,
but
I
mean
I,
also
in
favor
of
the
transit
quarters
plan,
where
we're
going
to
create
new
opportunities
for
housing,
so
that
and
the
possibility
of
condo
conversions
and
also
you
know
other
sites
that,
were
you
know,
formerly
schools
whatever,
but
that's
another
controversy
in
itself,
yeah
yeah.
Thank
you.
E
B
That's
that
is
intended
to
make
sure
that
as
it
as
the
transit
corridor
plan
moves
forward,
that
things
are
planned
properly
and,
for
example,
we
talked
previously
talked
about
the
the
impact
fee.
But
just
what
is
the
implementation
program?
What
are
the?
What
is
the
sequence
of
actions?
There's
actually
an
action,
an
implementation
program
within
the
transit
corridors
plan,
which
is
quite
lengthy,
but
it
has
to
be
carried
out.
So
the
thought
was
that
we
would
working
with
the
council
and
a
an
advisory
group
of
possibility
of
department.
B
And
the
the
next
item
is,
you
know
it's
it's
very
similar
similar.
We
adopted
the
residential
design
guidelines,
you
know
back
in.
I
think
it
was
2009
and
now,
with
the
transit
quarters
plan,
we
have
designed
guidelines
for
El
Camino
and
san
bruno
and
the
downtown.
So
this
is
really
you
know
another
implementation
measure
to
make
sure
that
all
projects
meet
the
design
guidelines
of
the
of
the
transit
corridors
plan
and
the
next
program
is
regarding
affordable
housing
strategies
and.
B
That
program
is,
as
you
know,
we
have.
We
have
a
considerable
amount
of
money
in
the
below
market
rate
housing
in
Luffy
fund,
which
is
sort
of
waiting
for
a
project,
and
so
this
program
is
really
to
decide
how
to
prioritize
that
money
and
how
to
plan
for
what
type
of
project
that
would
produce
affordable
housing.
B
B
Condominium
conversions,
that's
another
fairly
controversial
issue,
I,
think,
because
what
that
really
is
is
suggesting
is
when
a
rental
project
converts
to
for
sale
condominiums
is
to
treat
it
like
new
new
for
sale,
housing
and
making
it
subject
to
our
below
market
rate
housing
program,
which
requires
fifteen
percent
of
the
units
be
affordable
to
low
and
moderate
income.
Households.
D
B
You
know
a
number
I
mean
often
when
a
when
a
developer
builds
a
rental
project.
The
often
an
exit
strategy
is
is
conversion
to
con
condo.
So,
and
you
know
we
have
a
lot,
we
have
more
of
those
projects
now
at
the
crossing
and
and
and
we'll
probably
have
more
so
you
know,
I
not
identified
any
particular
project,
but
that,
like
it's,
that
could
happen
and
then
you
know.
E
You
know
if
I
could,
on
that.
What
we
find
in
some
cases
is
that,
with
a
new
project
to
circumvent
our
our
inclusionary
requirement,
a
developer
will
propose
a
rental
project
instead
of
a
for
sale
project,
but
they'll
go
ahead
and
map,
it
they'll
record
a
condominium
map
on
it.
So
this
may
be
an
opportunity
that
when
they
go
forward
and
actually
use
that
property
as
a
condominium,
there
would
be
an
opportunity
for
the
city
at
that
time
to
trigger
the
Affordable
requirement,
whether
it's
in
Luffy
or
inclusionary
units.
B
So
now
I'll
move
on
to
the
to
the
oh
did
I.
I
missed
the
emergency,
shelter,
sorry,
emergency,
shelter,
zoning
and
that's
something
we
all
know
about
it's
something
that
we're
working
on
and
we
hope
to
be
working
with
you
on
this
identifying
reviewing
the
the
location
for
emergency
shelter
in
the
next
month
or
so,
and
so
this
program
actually
could
sort
of
go
away.
If
we,
if
we
get
it
done
before
the
housing
element
is,
is
adopted.
B
Bruno,
currently
is
participating
in
a
countywide
nexus
study,
which
is
studying
that
nexus
between
the
building
of
market
rate
housing
and
the
need
for
affordable
housing,
and
that
study
is
being
it's
being
done.
Countywide,
but
it's
also
being
tailored
to
each
community
so
that
the
comparables
and
the
the
sort
of
background,
material
and
so
forth
are
our
custom.
B
Customized
for
each
community
and
included
in
that
study
is
what's
called
a
commercial
linkage
fee
and
the
commercial
linkage
fee
is
a
fee
on
new
office
development
that
would
be
used
for
affordable
housing
and
the
logic
there
is
that
you
know
creating
new
office.
Development
also
creates
a
need
for
affordable
housing,
and
so
what
will
happen
in
this?
B
So,
rather
than
create
a
you
know,
a
new
program
for
each
one.
This
would
be
an
opportunity
to
perhaps
in
study
sessions
to
review
and
discuss
possible
other,
affordable
housing
programs,
and
these
include
such
things
as
rent
stabilization.
Another
very
controversial
topic
just
cause
eviction
for
rental
projects
and.
B
So
that's
really
looking
at
a
range
of
different
different
options
and
considering
pursuing
them
further,
and
could
you
go
to
the
next
one
yeah
so
in
terms
of
you
know
what
we
have
to
do,
what's
discretionary,
which
discretionary?
What's
not
discretionary
really
is
it
rezoning
is
not
really
we
have
to
do
that
not
only
because
of
this,
but
for
a
number
of
other
reasons,
and
so
that
that's
the
one
that
that
is
required
and
the
other
programs
are
essentially
discretionary.
B
However,
in
reviewing
that
the
housing
element
hcd
needs
to
see
that
the
city
is
committed
is
committed,
and
you
know
demonstrates
that
it's
promoting
affordable
housing
for
all
income
levels
and
all
income
groups.
So,
to
the
extent
we
can
demonstrate
that
I
think
that
helps
us
with
our
case
to
for
an
improved
and
certified
housing
element
and
then,
finally,
for
for
next
steps.
B
Our
plan
is
to
complete
the
draft
housing
element,
including
city
council
comments
today,
and
to
submit
the
draft
housing
element
to
HDD
for
an
initial
review
in
october
november.
And
we
would
submit
the
draft
housing
element
with
HDD
comments
back
to
you
and
to
the
the
Planning
Commission
for
consideration
of
approval
in
December
or
January.
And
our
objective
is
to
submit
it
back
to
HDD
for
certification
by
the
end
of
January.
D
D
B
Is
a
formula,
however:
there's
a
there's
a
little
bit
of
difference
in
in
san
mateo
county,
because
with
see
keg
and
21
elements
that
all
of
the
cities
in
the
county
and
the
county
itself
got
together
to
determine
our
own
rina
distribution.
We
got
the
you
know
the
big
number
for
the
county
from
from
a
bag,
and
then
it
was
distributed
locally,
and
I
have
to
say
that
it's
very
similar
to
what
we
would
have
gotten
from
a
bag.
But
there
are
were
adjustments
that
could
be
made
based
on
local
conditions.
F
I
think
what
you're
doing
is
difficult.
I
was
involved
with
the
very
first
arena
action
through
seek
AG
and
it's
not
easy,
there's
what
we
want
to
do,
what
we
should
do,
what
developers
will
do,
what
the
market
will
bear,
etc
and
the
state
is
telling
us
what
we
have
to
do
so.
None
of
this
is
easy.
There's
a
lot
of
controversy
and
I
think
you've
done
a
good
job
to
start
out
and
outline
what
we
need
to
look
at
and
I
don't
have
any
specific
particular
questions
beyond
that.
E
This
evening,
we're
just
looking
for
your
comments
and
we
received
just
a
few
from
you.
If
you
have
any
additional
comments,
we
welcome
them
and
we
would
take
your
comments
and
incorporate
them
into
the
draft.
Will
we're
going
to
submit
to
hcd
and
we
anticipate
doing
that
as
Mark
said
later
on
this
month
or
early
november,
and
this
will
come
back
to
you.
D
But
if
I
could
of
comment,
I'll
comment
on
this
housing
impact
fee
you
talking
about
who
is
that
going
to
come
from
if
you're
going
to
start
I
can
understand
impact
fees
for
new
commercial
development,
but
is
that
something
we
we
adopt
by
ordinance
and
then
you
know
implement
and
how
are
the
other
communities
doing
it,
and
so
what
we
done?
What
I
don't
want
is,
you
know,
is
to
put
a
roadblock
in
developing
in
our
community.
You
know
where
you
know:
don't
go
to
San
Bruno.
They
got
impact
fees,
yeah.
B
I
am
yes,
we
would
have
to
adopt
it
and
I
think
the
the
purpose
of
it
and
the
reason
that
communities
are
doing
it
in
the
first
place
is
because
of
the
the
palmer
decision,
which,
basically,
you
know,
invalidates
one
half
of
our
below
market
rate
housing
fee
and
program.
So
the
the
inclusionary
BMR
program
does
not
apply
to
rental
housing
now,
so
this
would.