Housing Readiness Report

Local housing programs, as part of a housing element, have significant impacts on a city or county reaching its affordable housing goals. Each additional housing policy has a significant impact on the residents who are most in need of affordable housing. However, the number of programs that a jurisdiction includes in their housing element is not meant to imply how well a city or county is addressing local housing needs since the quality and impact of each will need to be determined as well.

PROGRAM NUMBER	ACTIONS	DELIVERABLE	DELIVERABLE DATE
1.1	In May of 2013 the City Council adopted Ordinance No. 720, allowing manufactured homes to be located in a single- family residential zone, provided it is on a permanent foundation, devoid of wheels or axles, and meets specified design standards, and establishing development standards applicable to manufactured homes.	The construction of up to 4 new suburban units (if utilizing SB 9 lot split) on the vacant parcel on B Street in the Sterling Park Neighborhood by 2031.	Annually starting in 2024 through 2031, see Tasks & Responsibility. Tasks: Planning Department will compile a list of housing manufacturers for residents interested in this type of housing. (end of 2025) The planning department will develop objective design standards for manufactured housing in single-family zoning designations. (end of 2026) Update the Colma Municipal Code to reflect new development and design standards for manufactured housing. Conduct annual outreach to community stakeholders to provide updates about new affordable housing opportunities. (end of 2026 for code updates, annual outreach thereafter)
1.2	Continue to conduct an annual Housing Element implementation review consistent with Government Code Section 65400. Provide an annual report on the Town’s housing efforts to the City Council and ensure the annual report is available to the public.	Increase awareness to decision makers of annual progress toward meeting Housing Element Goals.	Continue internal consistency review annually from 2023 to 2031 and make reports available to the public.. Tasks: The planning department will continue internal consistency review annually from 2023 through 2031 and make reports available to the public.
2.1	Pursuant to Colma’s Zoning Code, second dwelling units are permitted in the “R” Zone, in accordance with state law. They are also permitted in the “C” zone with a Conditional Use Permit. Planning department to update the Town’s Second Unit Ordinance to align with State ADU laws that will go into effect on January 1, 2023. Planning department to create outreach materials for Second Unit and ADU development with objective design standards.	To increase the number of second units/ADU/JADU by the end of 2031. Starting in 2023, one (1) second units/ADUs/JADUs every two years (four total in planning period).	Update the Second Unit ordinance prior to the end of 2023. Create outreach materials and objective design standards prior to the end of 2023.. Tasks: The planning department will update the second unit ordinance and create outreach materials including objective design standards for ADU and second units.
2.2	The Town's zoning regulations allows an ADU or JADU subject only to a building permit under subsection 5.19.040(A) may be created on a lot in a residential or mixed-use zone. To maximize ADU development, this program will incorporate additional provisions beyond those required under State law including the following: Seek grants to help with ADU development Conduct an annual survey of homeowner interest in ADUs and JADU Develop ADU and JADU outreach materials Notify residents of ADU/JADU eligibility The Town will update the municipal code and ordinance to reflect state law for ADU/JADU that go in effect on January 1, 2023. The Town will continue to facilitate ADU construction by providing information to interested homeowners and on the Town’s website and will track the number of new ADUs inquiries, issued permits, and completed projects. ADU production will be monitored on an annual basis and continue to update grant opportunities to help applicants with costs. If no ADUs applications have been processed midway through the planning period (by end of 2027), the Town will proactively identify housing units in the Sterling Park neighborhood that could potentially be suitable for ADU construction (via conversion or construction) and pursue targeted outreach with property owners. In March 2017, the Town adopted an Ordinance related to any proposed ADU or JADU that does not conform to the objective standards set forth in Municipal Code Section 5.19, may be allowed with a Conditional Use Permit, in accordance with section 5.030.400 through 5.030.430.	To increase the number of completed ADU/JADU by the end of 2031. Starting in 2023, one (1) second units/ADUs/JADUs every two years (four total in planning period). To have annual outreach materials, surveys, and housing-related workshops to highlight ADUs/JADUs and provide updates to state legislation (if changes have been made) beginning in 2024.	Annually starting in 2023 through 2031: Apply for grants by end of 2027, at least every two years thereafter. Conduct first survey by end of 2025, annually thereafter. Develop outreach materials by 2025 (to go with survey), annually thereafter. Outreach materials will include notice of residents and property owners of ADU/JADU eligibility. If no ADU applications have been processed by end of 2027, begin targeted lot analysis and outreach in 2028, with outreach concluding by end of 2029.. Tasks: The planning department is responsible for all ADU/JADU programs including the Town’s municipal code and ordinance related to ADUs/JADUs.
3.1	Pursuant to the Colma Zoning Ordinance, parcels zoned as “Planned Development (PD)” permit a mix of uses, including both residential and commercial. Higher-density, multi-family residential developments are permitted in PD zones. Until the Objective Development and Design Standards are established, the Planned Development Process described beginning on page H-99 is in effect.	For each commercial, and residential project, review and analyze the optimization of developable land: The .41-acre site on El Camino Real and Collins Avenue, at least 12 residential units. The .72-acre site on Collins Avenue near El Camino Real, at least 17 residential units. Removes any constraints from requiring high-density residential or mixed-use projects to undergo a discretionary review process. Establishes objective development and design standards and administrative processing procedures that will streamline the housing review process for high- residential and mixed-use projects in PD Districts.	Starting in 2023 through 2031 and as inquiries are presented. Tasks: The Planning Department will establish clear objective design and development standards for “PD” Districts (by end of 2025). The Planning Department will establish an Administrative Approval Process to streamline review of any high- density or mixed-use projects in the PD District (by end of 2025).
3.2	In December of 2005, the Town adopted a Density Bonus Ordinance that provides for the granting of concessions and an increase in density for qualifying residential projects, consistent with State Law.	A total of 22 extremely low-, 22 very low-, and 25 low- income affordable units by the end of 6th Housing Element cycle.	Annual review of the State’s Density Bonus Law and update the Town’s Ordinance as needed. The first assessment and, if necessary, update will take place by the end of 2023.. Tasks: The planning department will assess and make any required amendments to the Town’s Density Bonus Ordinance to stay consistent with State density bonus laws. City Council is responsible for the adoption of updates to the Town’s Density Bonus Ordinance.
3.3	Per state law, parking minimums are no longer required on projects that are located within .5 mile of high-quality transit, which can be utilized in the density identified in the 2040 General Plan from 30 du/ac to higher densities.	Vacant parcels that are located near BART stations, encourage development to be over 30 du/ac. Updated parking standards will facilitate in feasibility of high-density development near the BART station. Remove constraints for projects that meet all characteristics for a Categorical Exemption under CEQA for infill development projects. At 7733 El Camino Real, at least 16 total housing units, but encourage more. At 7778 El Camino Real, at least 15 total housing units, but encourage more.	Starting in 2023, annually review state legislature and update Town’s ordinance as needed. The first zoning amendments will take place by the end of 2023. Outreach will begin in 2024, and will include mailings (to both address and owner address, if different) as well as an open house at Town Hall once every two years.. Tasks: Planning Department is responsible for keeping up to date with state laws, identifying applicable property owners, and annual engagement. The planning department will identify and reach out to applicable property owners in the vicinity of the BART stations to utilize state law removing parking requirements and maximize housing units including affordable units. As part of the Zoning Code update in 2023, the Planning Department will update the Town’s parking standards to include objective parking standards that will help facilitate a compact, well-designed residential development. The Planning Department will review and process qualified urban infill and residential projects with a categorical exemption under CEQA. The use of the CEQA exemption will be assessed on a case- by-case basis to ensure projects are absent of any potentially significant environmental impacts.
3.4	The Town adopted an Inclusionary Housing Ordinance amendment which requires developments of 5 or more units including 20% inclusionary affordable units or pay an in-lieu fee to the Colma Housing Trust Fund. The program will help support the inclusion of units at extremely low-, very-low, low-,and moderate income levels.	Develop a total of 22 extremely low-, 22 very low-, and 25 low-income units by the end of 6th Housing Element cycle.	Starting in 2023, and annually through 2031. Tasks: City Manager administers the Housing Fund. Planning department will record, assess parcels, and reach out to housing developers. The planning department will identify and keep a record of possible developable parcels within the town in which monies from the Housing Fund can be utilized. The planning department will contact for-profit and nonprofit developers to gauge interest in identified parcels
3.5	The planning department will create a new overlay district based on the opportunity sites from the 6th cycle Housing Element. This overlay district will reflect state law that will be effective January 1, 2023. Some highlights of this overlay district will be: Residential use on commercially zoned property without rezoning for projects that pay prevailing wages CEQA-exempt ministerial approval pathway on commercially zoned land for qualifying residential development that meets affordable housing targets and pays prevailing wages No parking minimums within half-mile of high-quality transit. Non-discretionary approval of projects using the Planned Development Objective Design and Development Standards (see Program 3.1) These sites will also allow development by right pursuant to State statutes (Gov Code 65583.2 (h) and 65583.2(i)), meeting the following requirements: Permit multifamily uses by-right for developments in which 20 percent or more of the units are affordable to lower-income households Permit a minimum of 20 units per acre Allow a minimum of 16 units per site Accommodate at least 50 percent of the lower income need on sites designated for residential use only, otherwise allow 100 percent residential use and require residential to occupy at least 50 percent of the floor area in a mixed-use project. This rezone effort will ensure compliance with Martinez v. City of Clovis (2023) 90 Cal.App.5th 193, 307 Cal.Rptr.3d 64.	By the end of the 6th Housing Element cycle, to have built 22 extremely low-, 22 very- low, 25 low, 37 moderate, and 96 above-moderate units for a total of 202 units.	2023 through 2031. This overlay will go into effect once the 6th cycle Housing Element is adopted by City Council and certified by HCD, with the zoning code amended by the end of 2023.. Tasks: Create a new overlay district based on the opportunity sites from the 6th cycle Housing Element. This overlay district will reflect state law that will be effective January 1, 2023. Some highlights of this overlay district will be: Residential use on commercially zoned property without rezoning for projects that pay prevailing wages CEQA-exempt ministerial approval pathway on commercially zoned land for qualifying residential development that meets affordable housing targets and pays prevailing wages No parking minimums within half-mile of public City Council to approve overlay district as part of zoning code update in 2023.
3.6	The Town is currently subject to SB 35 processes for proposed developments with at least 10 percent affordability. The Town will develop written procedures for SB 35 applications at both 10 percent affordability as well as for applications with at least 50 percent affordability in case there is a change in Colma’s eligibility in the future.	Ease development of multifamily housing in Colma.	Develop streamlining procedures by 2026.. Tasks: Planning Department shall oversee drafting of written procedures for SB 35 ministerial eligibility & process
3.7	Remove multifamily limit of 6 units without a Conditional Use Permit process in C and R zones.	Ease development of multifamily housing in Colma.	Amend the Zoning code by the end of 2023.. Tasks: Planning Department will revise zoning ordinance
3.8	Amend the zoning code to require only 1 parking space (either covered or uncovered) for studio and one-bedroom units.	Ease development of smaller units in multifamily housing in Colma.	Amend the Zoning code by the end of 2023.. Tasks: Planning Department will revise zoning ordinance
4.1	In January 2007, the Town adopted an ordinance amending the Colma Municipal Code to provide a procedure by which persons with disabilities can request reasonable accommodation in seeking equal access to housing. The procedure includes an application form, establishes review authority, requires public noticing and requires findings. In March 2015, the Town amended its Reasonable Accommodation Ordinance to remove provisions that are not in compliance with fair housing laws. The Town will continue to provide public information to continue to allow for reasonable accommodation for persons with special needs on the Town website. The Town will regularly monitor the implementation of the Town’s codes, policies, and procedures to ensure that they comply with the “reasonable accommodation” for disabled provisions and all fair housing laws. The Reasonable Accommodation ordinance will be modified to clarify that no fee is required, no public notice is required, and to remove any other identified constraints.	To ensure that reasonable accommodation is made for individuals to have equal access to housing.	Ongoing. Amend ordinance to clarify fee by end of 2023, and review annually.. Tasks: The Planning Department is responsible for amending and providing information about the municipal zoning code and monitoring the implementation of the Town’s codes, policies, and procedures to ensure that they comply with the “reasonable accommodation” for disabled provisions and all fair housing laws. The Planning Department shall assess all available resources available to the Town for use in funding and operation of services, programs, or activities that support reasonable accommodations for segmented groups with disabilities. The Planning Department will work with the ADA Coordinator to obtain guidance on the reasonable accommodations’ application process. Any revisions will be complete by the end of 2023.
4.2	Through this program the Town maintains and manages Creekside Villas, an 18-unit Senior Housing Complex on El Camino Real. The current rental structure is designed to provide subsidized and affordable units to low-income seniors. This program will preserve affordable housing units for the senior population in town by continuing to fund maintenance and management of the facility (the facility is currently considered low risk) .	To preserve 18 very low units as affordable housing for seniors within the community. To integrate senior housing into mixed-use and high- density developments in areas that are suitable for more modest income seniors.	Ongoing, with maintenance and management provided as appropriate (annually/monthly) from Housing Element adoption. Tasks: Town of Colma Administration and the Department of Public Works are responsible for ongoing maintenance/ management of the facility. The Planning Department will work with developers to identify and expand senior housing opportunities in mixed- use and high-density multi-family housing projects.
4.3	California Government Code Section 65583(a) (4) requires Colma to assess the need for emergency homeless shelters and zones to permit these shelters by right and without environmental review. In May of 2013, the Town of Colma amended its Municipal Code to implement Government Code Section 65583(a) 94). The amendment allows for the construction of an emergency homeless shelter within the Commercial (C) district. The Town of Colma supports LifeMoves for resources to homeless individuals and families or those at risk of being homeless. The Town will revise its zoning ordinance (5.03.290(d)(2)(iv)) in order to raise the limit of beds in emergency shelters from 5 to 30 and to have parking requirements sufficient to accommodate all staff working in the emergency shelter, provided the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone.	Promote housing and services for homeless individuals by supporting agencies such as LifeMoves.	Ongoing, with outreach tasks as defined in “Tasks & Responsibilities”. The town will amend 5.03.290(d)(2)(iv) by the end of 2023.. Tasks: The Planning Department will work with LifeMoves to obtain resources for homeless individuals (annually, beginning in 2024). The Planning Department will update the Town’s website with resource and guidance for individuals seeking homeless assistance (annually, beginning in 2024). The Planning Department will provide street outreach through volunteers and Homeless Liaisons (annually, beginning in 2024) Planning Department responsible for advising a potential developer of an emergency shelter of the zoning provisions (ongoing). Building Department responsible for processing building permits.
4.4	Provide housing opportunities for individuals with disabilities so that they have access to public services in the least restrictive and most integrative setting appropriate to their needs. Identify areas where community-based housing could exist and create outreach programs to identify residents in Colma who need this type of housing and services. Amend zoning code to ensure group homes for both six or fewer and seven or more residents are allowed objectively with approval certainty in all zones that allow residential uses and similar to other residential uses of the same form.	Provide equal opportunity for segmented groups with developmental disabilities to be able to live independently in an affordable housing. Supports a variety of housing types to help address needs of persons with developmental disabilities. Identifies unmet needs to overcome any constraints, including lack of capacity and available resources for segmented groups.	Providing housing opportunities on an ongoing basis Implement identification of areas where community- based housing could exist and create outreach programs by end of 2025 Amend zoning code by end of 2023.. Tasks: The Planning Department will amend the zoning code (by end of 2023) The Planning Department will identify existing community- based housing types such as community care facilities and group homes (by end of 2025). The Planning Department will prepare outreach programs to inform Colma residents and families of available housing and services for persons with developmental disabilities (by end of 2025). The Planning Department will reach out to local service providers of special needs groups to assist in the identification and analysis of constraints to the provision of housing for persons with disabilities (first by end of 2025, ongoing thereafter). The Planning Department will assess and implement development standards that supports by-right zoning for care facilities, including residential care facilities, that would contribute to affordable housing for segmented groups (by end of 2027).
4.5	To comply with AB 101, the Town will amend the zoning code to permit Low-Barrier Navigation Centers in the R, C and PD Zones. Low-Barrier Navigation Centers as defined by Government Code 65660(a) is housing or shelter in which a resident who is homeless or at risk of homelessness may live temporarily while waiting to move into permanent housing.	Identify areas where Low- Barrier Navigations could exist Support temporary housing types to help address the needs of those who are homeless or at risk of homelessness.	Amend the zoning code prior to the end of 2023.. Tasks: The planning department will update the zoning code
4.6	The Town will amend the zoning code to allow transitional and supportive housing as a residential use only subject to those restrictions that apply to other residential dwellings of the same type in the same zone. in the Commercial, Residential, and Planned Development zones (where “multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses” per Gov. Code 65651) if proposed supportive development meets all the requirements of Gov. Code 65651. The town will provide information regarding the Town’s transitional and supportive housing opportunities to local developers through counter handouts and interactions, and on the Town’s website.	Ease development of transitional and supportive housing for special needs populations	Amend the zoning code prior to the end of 2023. Begin outreach in 2024, annually thereafter.. Tasks: The planning department will update the zoning code, conduct outreach
4.7	Work with water and sewer service providers (Cal Water, via South San Francisco) to establish specific procedures to grant priority water and sewer service to developments with units affordable to lower-income households as per Gov. Code 65589.7.	Ease development of lower-income units.	Send housing element to Cal Water and South San Francisco upon housing element certification and subsequent adoption. Establish procedures by end of 2025.. Tasks: The Town will deliver the Housing Element to Cal Water and South San Francisco with a cover memo describing the Town’s housing element, including the Town’s housing needs and regional housing need.
5.1	The Colma Planning Department currently retains a listing of major agencies and organizations active in housing related services in nearby cities and a listing of relevant regional, state, and federal offices providing project funding and individual assistance. Persons requesting information or assistance relative to fair housing discrimination complaints shall be referred to the County Community Services Department and provided with State and Federal printed information concerning Fair Housing Law and rights. Local fair housing policies will be posted proactively for public review at the Town Hall, Colma Community Center, Veterans Village and Creekside Villas - the Town’s Senior Housing Complex, as well as all rental housing developments. Information about housing-related services and fair housing discrimination complaints will be distributed through Council announcements, as well as one outreach event annually (which can be done in concurrence with another outreach event of similar nature)	Increase public awareness of fair housing laws and requirements,	Update lists of major agencies and organizations active in housing related services (annually). Outreach posters posted quarterly, beginning in Q3 2024. The first outreach event will be conducted by the end of 2025.. Tasks: Planning Department will continue to track available funding and assistance and make this information publicly available.

PROGRAM NUMBER

ACTIONS

DELIVERABLE

DELIVERABLE DATE

1.1

In May of 2013 the City Council adopted Ordinance No. 720, allowing manufactured homes to be located in a single- family residential zone, provided it is on a permanent foundation, devoid of wheels or axles, and meets specified design standards, and establishing development standards applicable to manufactured homes.

The construction of up to 4 new suburban units (if utilizing SB 9 lot split) on the vacant parcel on B Street in the Sterling Park Neighborhood by 2031.

Annually starting in 2024 through 2031, see Tasks & Responsibility. Tasks: Planning Department will compile a list of housing manufacturers for residents interested in this type of housing. (end of 2025) The planning department will develop objective design standards for manufactured housing in single-family zoning designations. (end of 2026) Update the Colma Municipal Code to reflect new development and design standards for manufactured housing. Conduct annual outreach to community stakeholders to provide updates about new affordable housing opportunities. (end of 2026 for code updates, annual outreach thereafter)

1.2

Continue to conduct an annual Housing Element implementation review consistent with Government Code Section 65400. Provide an annual report on the Town’s housing efforts to the City Council and ensure the annual report is available to the public.

Increase awareness to decision makers of annual progress toward meeting Housing Element Goals.

Continue internal consistency review annually from 2023 to 2031 and make reports available to the public.. Tasks: The planning department will continue internal consistency review annually from 2023 through 2031 and make reports available to the public.

2.1

Pursuant to Colma’s Zoning Code, second dwelling units are permitted in the “R” Zone, in accordance with state law. They are also permitted in the “C” zone with a Conditional Use Permit. Planning department to update the Town’s Second Unit Ordinance to align with State ADU laws that will go into effect on January 1, 2023. Planning department to create outreach materials for Second Unit and ADU development with objective design standards.

To increase the number of second units/ADU/JADU by the end of 2031. Starting in 2023, one (1) second units/ADUs/JADUs every two years (four total in planning period).

Update the Second Unit ordinance prior to the end of 2023. Create outreach materials and objective design standards prior to the end of 2023.. Tasks: The planning department will update the second unit ordinance and create outreach materials including objective design standards for ADU and second units.

2.2

The Town's zoning regulations allows an ADU or JADU subject only to a building permit under subsection 5.19.040(A) may be created on a lot in a residential or mixed-use zone. To maximize ADU development, this program will incorporate additional provisions beyond those required under State law including the following: Seek grants to help with ADU development Conduct an annual survey of homeowner interest in ADUs and JADU Develop ADU and JADU outreach materials Notify residents of ADU/JADU eligibility The Town will update the municipal code and ordinance to reflect state law for ADU/JADU that go in effect on January 1, 2023. The Town will continue to facilitate ADU construction by providing information to interested homeowners and on the Town’s website and will track the number of new ADUs inquiries, issued permits, and completed projects. ADU production will be monitored on an annual basis and continue to update grant opportunities to help applicants with costs. If no ADUs applications have been processed midway through the planning period (by end of 2027), the Town will proactively identify housing units in the Sterling Park neighborhood that could potentially be suitable for ADU construction (via conversion or construction) and pursue targeted outreach with property owners. In March 2017, the Town adopted an Ordinance related to any proposed ADU or JADU that does not conform to the objective standards set forth in Municipal Code Section 5.19, may be allowed with a Conditional Use Permit, in accordance with section 5.030.400 through 5.030.430.

To increase the number of completed ADU/JADU by the end of 2031. Starting in 2023, one (1) second units/ADUs/JADUs every two years (four total in planning period). To have annual outreach materials, surveys, and housing-related workshops to highlight ADUs/JADUs and provide updates to state legislation (if changes have been made) beginning in 2024.

Annually starting in 2023 through 2031: Apply for grants by end of 2027, at least every two years thereafter. Conduct first survey by end of 2025, annually thereafter. Develop outreach materials by 2025 (to go with survey), annually thereafter. Outreach materials will include notice of residents and property owners of ADU/JADU eligibility. If no ADU applications have been processed by end of 2027, begin targeted lot analysis and outreach in 2028, with outreach concluding by end of 2029.. Tasks: The planning department is responsible for all ADU/JADU programs including the Town’s municipal code and ordinance related to ADUs/JADUs.

3.1

Pursuant to the Colma Zoning Ordinance, parcels zoned as “Planned Development (PD)” permit a mix of uses, including both residential and commercial. Higher-density, multi-family residential developments are permitted in PD zones. Until the Objective Development and Design Standards are established, the Planned Development Process described beginning on page H-99 is in effect.

For each commercial, and residential project, review and analyze the optimization of developable land: The .41-acre site on El Camino Real and Collins Avenue, at least 12 residential units. The .72-acre site on Collins Avenue near El Camino Real, at least 17 residential units. Removes any constraints from requiring high-density residential or mixed-use projects to undergo a discretionary review process. Establishes objective development and design standards and administrative processing procedures that will streamline the housing review process for high- residential and mixed-use projects in PD Districts.

Starting in 2023 through 2031 and as inquiries are presented. Tasks: The Planning Department will establish clear objective design and development standards for “PD” Districts (by end of 2025). The Planning Department will establish an Administrative Approval Process to streamline review of any high- density or mixed-use projects in the PD District (by end of 2025).

3.2

In December of 2005, the Town adopted a Density Bonus Ordinance that provides for the granting of concessions and an increase in density for qualifying residential projects, consistent with State Law.

A total of 22 extremely low-, 22 very low-, and 25 low- income affordable units by the end of 6th Housing Element cycle.

Annual review of the State’s Density Bonus Law and update the Town’s Ordinance as needed. The first assessment and, if necessary, update will take place by the end of 2023.. Tasks: The planning department will assess and make any required amendments to the Town’s Density Bonus Ordinance to stay consistent with State density bonus laws. City Council is responsible for the adoption of updates to the Town’s Density Bonus Ordinance.

3.3

Per state law, parking minimums are no longer required on projects that are located within .5 mile of high-quality transit, which can be utilized in the density identified in the 2040 General Plan from 30 du/ac to higher densities.

Vacant parcels that are located near BART stations, encourage development to be over 30 du/ac. Updated parking standards will facilitate in feasibility of high-density development near the BART station. Remove constraints for projects that meet all characteristics for a Categorical Exemption under CEQA for infill development projects. At 7733 El Camino Real, at least 16 total housing units, but encourage more. At 7778 El Camino Real, at least 15 total housing units, but encourage more.

Starting in 2023, annually review state legislature and update Town’s ordinance as needed. The first zoning amendments will take place by the end of 2023. Outreach will begin in 2024, and will include mailings (to both address and owner address, if different) as well as an open house at Town Hall once every two years.. Tasks: Planning Department is responsible for keeping up to date with state laws, identifying applicable property owners, and annual engagement. The planning department will identify and reach out to applicable property owners in the vicinity of the BART stations to utilize state law removing parking requirements and maximize housing units including affordable units. As part of the Zoning Code update in 2023, the Planning Department will update the Town’s parking standards to include objective parking standards that will help facilitate a compact, well-designed residential development. The Planning Department will review and process qualified urban infill and residential projects with a categorical exemption under CEQA. The use of the CEQA exemption will be assessed on a case- by-case basis to ensure projects are absent of any potentially significant environmental impacts.

3.4

The Town adopted an Inclusionary Housing Ordinance amendment which requires developments of 5 or more units including 20% inclusionary affordable units or pay an in-lieu fee to the Colma Housing Trust Fund. The program will help support the inclusion of units at extremely low-, very-low, low-,and moderate income levels.

Develop a total of 22 extremely low-, 22 very low-, and 25 low-income units by the end of 6th Housing Element cycle.

Starting in 2023, and annually through 2031. Tasks: City Manager administers the Housing Fund. Planning department will record, assess parcels, and reach out to housing developers. The planning department will identify and keep a record of possible developable parcels within the town in which monies from the Housing Fund can be utilized. The planning department will contact for-profit and nonprofit developers to gauge interest in identified parcels

3.5

The planning department will create a new overlay district based on the opportunity sites from the 6th cycle Housing Element. This overlay district will reflect state law that will be effective January 1, 2023. Some highlights of this overlay district will be: Residential use on commercially zoned property without rezoning for projects that pay prevailing wages CEQA-exempt ministerial approval pathway on commercially zoned land for qualifying residential development that meets affordable housing targets and pays prevailing wages No parking minimums within half-mile of high-quality transit. Non-discretionary approval of projects using the Planned Development Objective Design and Development Standards (see Program 3.1) These sites will also allow development by right pursuant to State statutes (Gov Code 65583.2 (h) and 65583.2(i)), meeting the following requirements: Permit multifamily uses by-right for developments in which 20 percent or more of the units are affordable to lower-income households Permit a minimum of 20 units per acre Allow a minimum of 16 units per site Accommodate at least 50 percent of the lower income need on sites designated for residential use only, otherwise allow 100 percent residential use and require residential to occupy at least 50 percent of the floor area in a mixed-use project. This rezone effort will ensure compliance with Martinez v. City of Clovis (2023) 90 Cal.App.5th 193, 307 Cal.Rptr.3d 64.

By the end of the 6th Housing Element cycle, to have built 22 extremely low-, 22 very- low, 25 low, 37 moderate, and 96 above-moderate units for a total of 202 units.

2023 through 2031. This overlay will go into effect once the 6th cycle Housing Element is adopted by City Council and certified by HCD, with the zoning code amended by the end of 2023.. Tasks: Create a new overlay district based on the opportunity sites from the 6th cycle Housing Element. This overlay district will reflect state law that will be effective January 1, 2023. Some highlights of this overlay district will be: Residential use on commercially zoned property without rezoning for projects that pay prevailing wages CEQA-exempt ministerial approval pathway on commercially zoned land for qualifying residential development that meets affordable housing targets and pays prevailing wages No parking minimums within half-mile of public City Council to approve overlay district as part of zoning code update in 2023.

3.6

The Town is currently subject to SB 35 processes for proposed developments with at least 10 percent affordability. The Town will develop written procedures for SB 35 applications at both 10 percent affordability as well as for applications with at least 50 percent affordability in case there is a change in Colma’s eligibility in the future.

Ease development of multifamily housing in Colma.

Develop streamlining procedures by 2026.. Tasks: Planning Department shall oversee drafting of written procedures for SB 35 ministerial eligibility & process

3.7

Remove multifamily limit of 6 units without a Conditional Use Permit process in C and R zones.

Ease development of multifamily housing in Colma.

Amend the Zoning code by the end of 2023.. Tasks: Planning Department will revise zoning ordinance

3.8

Amend the zoning code to require only 1 parking space (either covered or uncovered) for studio and one-bedroom units.

Ease development of smaller units in multifamily housing in Colma.

Amend the Zoning code by the end of 2023.. Tasks: Planning Department will revise zoning ordinance

4.1

In January 2007, the Town adopted an ordinance amending the Colma Municipal Code to provide a procedure by which persons with disabilities can request reasonable accommodation in seeking equal access to housing. The procedure includes an application form, establishes review authority, requires public noticing and requires findings. In March 2015, the Town amended its Reasonable Accommodation Ordinance to remove provisions that are not in compliance with fair housing laws. The Town will continue to provide public information to continue to allow for reasonable accommodation for persons with special needs on the Town website. The Town will regularly monitor the implementation of the Town’s codes, policies, and procedures to ensure that they comply with the “reasonable accommodation” for disabled provisions and all fair housing laws. The Reasonable Accommodation ordinance will be modified to clarify that no fee is required, no public notice is required, and to remove any other identified constraints.

To ensure that reasonable accommodation is made for individuals to have equal access to housing.

Ongoing. Amend ordinance to clarify fee by end of 2023, and review annually.. Tasks: The Planning Department is responsible for amending and providing information about the municipal zoning code and monitoring the implementation of the Town’s codes, policies, and procedures to ensure that they comply with the “reasonable accommodation” for disabled provisions and all fair housing laws. The Planning Department shall assess all available resources available to the Town for use in funding and operation of services, programs, or activities that support reasonable accommodations for segmented groups with disabilities. The Planning Department will work with the ADA Coordinator to obtain guidance on the reasonable accommodations’ application process. Any revisions will be complete by the end of 2023.

4.2

Through this program the Town maintains and manages Creekside Villas, an 18-unit Senior Housing Complex on El Camino Real. The current rental structure is designed to provide subsidized and affordable units to low-income seniors. This program will preserve affordable housing units for the senior population in town by continuing to fund maintenance and management of the facility (the facility is currently considered low risk) .

To preserve 18 very low units as affordable housing for seniors within the community. To integrate senior housing into mixed-use and high- density developments in areas that are suitable for more modest income seniors.

Ongoing, with maintenance and management provided as appropriate (annually/monthly) from Housing Element adoption. Tasks: Town of Colma Administration and the Department of Public Works are responsible for ongoing maintenance/ management of the facility. The Planning Department will work with developers to identify and expand senior housing opportunities in mixed- use and high-density multi-family housing projects.

4.3

California Government Code Section 65583(a) (4) requires Colma to assess the need for emergency homeless shelters and zones to permit these shelters by right and without environmental review. In May of 2013, the Town of Colma amended its Municipal Code to implement Government Code Section 65583(a) 94). The amendment allows for the construction of an emergency homeless shelter within the Commercial (C) district. The Town of Colma supports LifeMoves for resources to homeless individuals and families or those at risk of being homeless. The Town will revise its zoning ordinance (5.03.290(d)(2)(iv)) in order to raise the limit of beds in emergency shelters from 5 to 30 and to have parking requirements sufficient to accommodate all staff working in the emergency shelter, provided the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone.

Promote housing and services for homeless individuals by supporting agencies such as LifeMoves.

Ongoing, with outreach tasks as defined in “Tasks & Responsibilities”. The town will amend 5.03.290(d)(2)(iv) by the end of 2023.. Tasks: The Planning Department will work with LifeMoves to obtain resources for homeless individuals (annually, beginning in 2024). The Planning Department will update the Town’s website with resource and guidance for individuals seeking homeless assistance (annually, beginning in 2024). The Planning Department will provide street outreach through volunteers and Homeless Liaisons (annually, beginning in 2024) Planning Department responsible for advising a potential developer of an emergency shelter of the zoning provisions (ongoing). Building Department responsible for processing building permits.

4.4

Provide housing opportunities for individuals with disabilities so that they have access to public services in the least restrictive and most integrative setting appropriate to their needs. Identify areas where community-based housing could exist and create outreach programs to identify residents in Colma who need this type of housing and services. Amend zoning code to ensure group homes for both six or fewer and seven or more residents are allowed objectively with approval certainty in all zones that allow residential uses and similar to other residential uses of the same form.

Provide equal opportunity for segmented groups with developmental disabilities to be able to live independently in an affordable housing. Supports a variety of housing types to help address needs of persons with developmental disabilities. Identifies unmet needs to overcome any constraints, including lack of capacity and available resources for segmented groups.

Providing housing opportunities on an ongoing basis Implement identification of areas where community- based housing could exist and create outreach programs by end of 2025 Amend zoning code by end of 2023.. Tasks: The Planning Department will amend the zoning code (by end of 2023) The Planning Department will identify existing community- based housing types such as community care facilities and group homes (by end of 2025). The Planning Department will prepare outreach programs to inform Colma residents and families of available housing and services for persons with developmental disabilities (by end of 2025). The Planning Department will reach out to local service providers of special needs groups to assist in the identification and analysis of constraints to the provision of housing for persons with disabilities (first by end of 2025, ongoing thereafter). The Planning Department will assess and implement development standards that supports by-right zoning for care facilities, including residential care facilities, that would contribute to affordable housing for segmented groups (by end of 2027).

4.5

To comply with AB 101, the Town will amend the zoning code to permit Low-Barrier Navigation Centers in the R, C and PD Zones. Low-Barrier Navigation Centers as defined by Government Code 65660(a) is housing or shelter in which a resident who is homeless or at risk of homelessness may live temporarily while waiting to move into permanent housing.

Identify areas where Low- Barrier Navigations could exist Support temporary housing types to help address the needs of those who are homeless or at risk of homelessness.

Amend the zoning code prior to the end of 2023.. Tasks: The planning department will update the zoning code

4.6

The Town will amend the zoning code to allow transitional and supportive housing as a residential use only subject to those restrictions that apply to other residential dwellings of the same type in the same zone. in the Commercial, Residential, and Planned Development zones (where “multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses” per Gov. Code 65651) if proposed supportive development meets all the requirements of Gov. Code 65651. The town will provide information regarding the Town’s transitional and supportive housing opportunities to local developers through counter handouts and interactions, and on the Town’s website.

Ease development of transitional and supportive housing for special needs populations

Amend the zoning code prior to the end of 2023. Begin outreach in 2024, annually thereafter.. Tasks: The planning department will update the zoning code, conduct outreach

4.7

Work with water and sewer service providers (Cal Water, via South San Francisco) to establish specific procedures to grant priority water and sewer service to developments with units affordable to lower-income households as per Gov. Code 65589.7.

Ease development of lower-income units.

Send housing element to Cal Water and South San Francisco upon housing element certification and subsequent adoption. Establish procedures by end of 2025.. Tasks: The Town will deliver the Housing Element to Cal Water and South San Francisco with a cover memo describing the Town’s housing element, including the Town’s housing needs and regional housing need.

5.1

The Colma Planning Department currently retains a listing of major agencies and organizations active in housing related services in nearby cities and a listing of relevant regional, state, and federal offices providing project funding and individual assistance. Persons requesting information or assistance relative to fair housing discrimination complaints shall be referred to the County Community Services Department and provided with State and Federal printed information concerning Fair Housing Law and rights. Local fair housing policies will be posted proactively for public review at the Town Hall, Colma Community Center, Veterans Village and Creekside Villas - the Town’s Senior Housing Complex, as well as all rental housing developments. Information about housing-related services and fair housing discrimination complaints will be distributed through Council announcements, as well as one outreach event annually (which can be done in concurrence with another outreach event of similar nature)

Increase public awareness of fair housing laws and requirements,

Update lists of major agencies and organizations active in housing related services (annually). Outreach posters posted quarterly, beginning in Q3 2024. The first outreach event will be conducted by the end of 2025.. Tasks: Planning Department will continue to track available funding and assistance and make this information publicly available.

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