Woodside

H1.1(f) Affordability Outreach

Conduct outreach efforts throughout the community to promote the units by sending announcements to organizations and hosting meetings on an annual basis, and posting information on Town’s website, etc.

The Town maintains information about housing resources on its website (https://www.woodsidetown.org/planning/housing-resources).

H1.1(j) Deed Restricted Units

Consideration of a new Town Ordinance to provide for the construction of new deed restricted units to ensure affordability over time.

No action has been taken on this strategy.

H2.3(a) Construct to Building Code

New housing shall conform with building codes.

Ongoing. All housing is required to conform to the State Building Codes and obtain a building permit prior to construction or renovation. The California Code of Regulations (CCR) includes Building, Residential, Electrical, Plumbing, Mechanical, Energy, Green Standards and Reference Standards Codes. The 2022 update to the Building Efficiency Standards focuses on several key areas to improve the energy efficiency of newly constructed buildings and additions, and alterations to existing buildings. The most significant efficiency improvements to the residential Standards (most pertinent to Woodside) include improvements for attic and wall insulation, water heating, and lighting (http://www.energy.ca.gov/2015publications/CEC-400-2015-037/CEC-400-2015-037-CMF.pdf). Effective January 1, 2023, all projects that are submitted for plumbing electrical and mechanical, are required to comply with the 2022 California Code of Regulations, Title 24.

H2.3(b) Limit House Sizes

Continue to maintain house size limitations in all zones to encourage the retention of existing smaller homes where possible, especially in the R-1 zone.

Maximum allowable size of the main residence in the Town's residential zones is included in Section 153.206, Table E – Floor Area Requirements. In the R-1 zone, the maximum residence size is 10% of the lot area, plus 1,000 square feet, up to a maximum of 3,000 square feet (subject to Total Floor Area (TFA) limits). In the SR zone, the maximum residence size is 4,000 square feet (subject to Total Floor Area (TFA) limits). In the RR and SCP zones, the maximum floor area is 6,000 square feet (subject to Total Floor Area (TFA) limits). In the OS zones, the maximum floor area is 1,500 square feet. Total floor area for Legal Nonconforming lots (residential size adjusted to lot size) for the different zoning districts is included in WMC Section 153.206, Tables E-1 through E-4. In response to requests to allow for larger Maximum Residence Sizes in the Woodside Heights neighborhood, on January 24, 2017, the Town Council adopted an ordinance (Ordinance No. 2017-583) to: 1) Create no increase in Total Floor Area allowed; 2) Allow incremental increases in allowable residence size proportional to lot size (with the point of departure for increase being the point at which total floor area and maximum residence size without an Exception are the same and terminating at the new maximum residence size cap); with approval of an Exception; 3) Increase the maximum allowable residence sizes with an Exception by zoning district by 10%; except in the R-1 zone, where the same increase is 5%. Thus, RR, SCP-5, SCP-7.5, and SCP-10 increased from a maximum residence size cap of 8,000 to 8,800 square feet; SR from 5,000 to 5,500 square feet; and R-1 from 4,000 to 4,200 square feet; and, 4) Create no increase to allowable basement grading, which was limited by the Town Council on May 10, 2016. The Town worked with residents of The Glens to formulate recommendations for special development standards to provide property owners with more flexibility and less entitlement process as they rebuild or renovate structures. These changes, including: 1) relaxed setbacks based on both form zoning and lot size; and, 2) progressively increasing maximum residence sizes for smaller lots with no increase to maximum allowable floor area, were approved January 28, 2020.

H2.4(b) Building Design and Materials

Continue to encourage the inclusion of energy saving siting, features and materials in the retrofit of existing units, the construction of new units, and the development of new subdivisions.

In CAP Measure 3.1.2, the Town indicates its intention to encourage the integration of sustainable design features and elements, such as passive heating and cooling, solar, green roofs, geothermal, as described in the Residential Design Guidelines, Building Design, Sustainability section; and the General Plan Sustainability Element. On July 25, 2017, the Town adopted Ordinance No. 2017-588 to provide an expedited, streamlined permitting process for electric vehicle charging stations, to achieve timely and cost effective installations. On September 11, 2018, the Town Council authorized the Town Manager to execute an agreement with Sage Renewables, Inc. to provide renewable energy consulting services for a feasibility study of a Town Solar Photovoltaic System and Electric Vehicle Charging Stations (Resolution 2018-7251). In 2019, the Town Council executed an amendment with Sage Renewables, Inc. to provide Renewable Energy Consulting Services to further evaluate the feasibility of a solar photovoltaic system and electric vehicle charging stations for Town facilities (TC Resolution 2019-7289). On January 14, 2020, the Town Council considered a proposal to install roof-top solar at Town Hall and the library. The vote was 3-2, which was one vote shy of passing. On January 14, 2020, the Town Council also considered a bid to install electrical vehicle charging stations at Town Hall and the library. Due to the high cost of the one bid received, staff recommended that this bid not be accepted. On October 27, 2020, the Town Council directed staff to pursue an agreement with PowerFlex to install four Level 2 charging stations, including the charging units, load management controller, mounting assembly, 5 years of network software, warranty, and permit drawings (TC Resolution No. 2020-7374; as amended by TC Resolutions No. 2021-7407 and No. 2021-7420). The EV Chargers were installed during the summer of 2021.

H2.4(e) Green Building Incentives

Explore adopting green building regulations and incentives.

In Climate Action Plan (CAP) Measure 3.1.2, the Town establishes its intention to adopt all new State Residential Building Codes, and to encourage and incentivize achievement of CAL Green Tier 1 energy performance. It should be noted that while the Town encourages integration of sustainable design features, CAL Green Tier 1 energy performance is increasingly viewed as highly restrictive and beyond what most property owners have been able to achieve. As of January 1, 2023, all projects are required to comply with the 2022 California Code of Regulations (CCR). The Code includes Building, Residential, Electrical, Plumbing, Mechanical, Energy, Green Standards and Reference Standards Codes. The 2022 update to the Building Efficiency Standards focuses on several key areas to improve the energy efficiency of newly constructed buildings and additions, and alterations to existing buildings. The most significant efficiency improvements to the residential Standards (most pertinent to Woodside) include improvements for attic and wall insulation, water heating, and lighting (http://www.energy.ca.gov/2015publications/CEC-400-2015-037/CEC-400-2015-037-CMF.pdf). On July 25, 2017, the Town adopted Ordinance No. 2017-588 to provide an expedited, streamlined permitting process for electric vehicle charging stations, to achieve timely and cost effective installations. On September 11, 2018, the Town Council authorized the Town Manager to execute an agreement with Sage Renewables, Inc. to provide renewable energy consulting services for a feasibility study of a Town Solar Photovoltaic System and Electric Vehicle Charging Stations (TC Resolution No. 2018-7251). On October 27, 2020, the Town Council directed staff to pursue an agreement with PowerFlex to install four Level 2 charging stations, including the charging units, load management controller, mounting assembly, 5 years of network software, warranty, and permit drawings (TC Resolution No. 2020-7374; as amended by TC Resolutions No. 2021-7407 and No. 2021-7420). The EV Chargers were installed during the summer of 2021.

H3.3(e) Reverse Annuity Mortgages

Provide mechanisms to ensure that homeowners can continue to live in their home for as long as they want. The Town will continue to encourage CDBG funding to help support the County’s Reverse Annuity Mortgages (Home Equity Conversion) program, allowing seniors to convert the equity in their homes into regular monthly income, without giving up their property. This program provides seniors with information about home equity conversion options, helps with the paper work, and provides financial analysis and consultation. The Town will maintain information regarding the program at Town Hall, and occasionally publicize its availability on the Town’s website.

The Town provides a link to information on reverse annuity mortgages on its website (https://www.woodsidetown.org/planning/housing-resources-including-adus); (https://www.smcgov.org/housing/california-mortgage-relief-program); (http://calfha.com/fha-reverse-mortgage/).

H1.1(e) Affordability Incentives

Annually evaluate the affordability and amend incentives or regulatory concessions as necessary to ensure second units can accommodate the Town’s housing needs for lower and moderate-income households. Consider the expansion of Town ordinances which permit affordable rental units.

Accessory Dwelling Units (ADUs) are being constructed in Woodside at a rate of approximately 10.85 per year, 95% of which are Very Low, Low, and Moderate Income units. This rate is more than double the target of 5.3 ADUs per year specified in the Housing Element Update (2015-2023) (Table H9) to meet this RHNA cycle. If the number of units developed slows, the Town will consider incentives to ensure the Town's housing needs for lower and moderate-income households continue to be met. (1)  On March 28, 2017, the Town adopted Ordinance No. 2017-585, to bring the Woodside Municipal Code into compliance with legislation enacted by the State designed to streamline the approval process for ADUs; remove barriers to their construction; and expand the capacity of jurisdictions to provide more affordable housing units in the State of California (WMC Section 153.211). (2)   To encourage a small ADU type which can be readily created from a converted portion of an existing residence, streamline the approval process for Junior ADUs, remove barriers to their construction, and provide more affordable housing units, the Town added provisions for Efficiency Accessory Dwelling Units (EADUs) (Resolution No. 2018-025). The Town Council, based on the recommendations of the Planning Commission (PC Resolution 2020-001), amended requirements for ADUs, including relaxed setback and parking requirements, minimum ADU size by right, and a shorter timeline for approval. These changes bring the Town's ADU regulations into compliance with new State laws that became effective January 1, 2020 (Ordinance No. 2020-610). The Town continues to wait for HCD's comments on the local ADU Ordinance that was submitted to HCD in 2017.

H1.1(l)Prepare Brochure on ADU's

Prepare a brochure to help to explain opportunities for adding accessory dwelling units to existing lots in all residential zones. Clarify acreage requirements and unit opportunities for each zone.

In 2020, Town staff prepared an article for the quarterly Town newsletter, the Woodsider, describing new ADU requirements and the associated opportunities to construct ADUs. Information is also provided on the Town website. The Town has prepared an ADU handout and continues to update the handout and explore ways to explain the importance of ADU construction to meets the Town's RHNA projections. In fall of 2022, the Town held a series of ADU workshops with residents detailing the process to construct ADUs, to review specific property constraints, and answer property specific questions from residents related to ADU construction.

H1.2(a) Fabricated Units

Continue to allow mobile homes, factory built and modular housing units, consistent with State law.

Ongoing. The Town continues to allow mobile homes, factory built, and modular housing units, consistent with State law. For example, the Town recently reviewed a factory built modular housing unit manufactured by BluHomes in Vallejo for a residential parcel (https://www.bluhomes.com/). The California Code of Regulations (CCR) includes Building, Residential, Electrical, Plumbing, Mechanical, Energy, Green Standards and Reference Standards Codes. The 2022 update to the Building Efficiency Standards focuses on several key areas to improve the energy efficiency of newly constructed buildings and additions, and alterations to existing buildings. The most significant efficiency improvements to the residential Standards (most pertinent to Woodside) include improvements for attic and wall insulation, water heating, and lighting. Effective January 1, 2023, all projects that are submitted for building, plumbing, electrical and mechanical permits are required to comply with the 2022 California Code of Regulations (CCR), Title 24.

H1.3(a) Expand Public Transit

Continue to request the extension of public transit routes along major traffic corridors.

No changes have been made to transit routes along major traffic corridors.

H2.1(a) Appy California Building Code

The Town shall continue to apply the California Building Code in order to preserve the existing housing stock and Historic structures.

Ongoing. The Town enforces the building code in issuing building permits and through code enforcement actions when complaints are received. The Town also implements the goals, policies, and strategies of the Historic Preservation Element within the General Plan. As indicated in the Residential Design Guidelines, historic structures contribute to the community fabric. Preservation or adaptive reuse of existing or historic structures is preferred over demolition (ref. RDG, Section 3, (1) Setting and Architectural Style, (d)). As of January 1, 2019, Building Permits are valid for a period of 12 months instead of 6, in accordance with AB 2913 (Wood). Applicants may also be granted 1-2 extensions in the timelines for their Building Permits to facilitate construction and completion of projects. Effective January 1, 2023, all projects that are submitted for building, plumbing, electrical and mechanical permits, are required to comply with the 2022 California Code of Regulations (CCR), Title 24.

H2.4(a) Promote and Enforce Energy Efficiency and Sustainability

Continue to require compliance with Title 24 of the State’s building regulations. In addition, disseminate energy conservation information available from other agencies, such as PG&E's solar subsidy program and energy audits.

In its Climate Action Plan (CAP) Measure 3.1.2, the Town established its intention to continue to adopt all new State Residential Building Codes. It will also encourage and incentivize achievement of CAL Green Tier 1 energy performance, and the integration of sustainable design features and elements such as passive heating and cooling, solar, green roofs, and geothermal systems. It should be noted that while the Town encourages integration of sustainable design features, CAL Green Tier 1 energy performance is increasingly viewed as highly restrictive and beyond what most property owners are able to achieve. The California Code of Regulations (CCR) includes Building, Residential, Electrical, Plumbing, Mechanical, Energy, Green Standards and Reference Standards Codes. The 2022 update to the Building Efficiency Standards focuses on several key areas to improve the energy efficiency of newly constructed buildings and additions, and alterations to existing buildings. The most significant efficiency improvements to the residential Standards (most pertinent to Woodside) include improvements for attic and wall insulation, water heating, and lighting (http://www.energy.ca.gov/2015publications/CEC-400-2015-037/CEC-400-2015-037-CMF.pdf). Effective January 1, 2023, all projects that are submitted for building, plumbing, electrical and mechanical permits are required to comply with the 2022 California Code of Regulations (CCRs), Title 24.

H2.4(c) Sustainable Services and Development

Continue to implement the Town's Sustainability Element of the General Plan. Staff anticipates that energy conservation requirements will continue to be enforced consistent with Title 24 of the California Code of Regulations. Conservation practices are also guided by the provision of the Sustainability Element and voluntary green building provisions. The Town will also: 1. Continue to subsidize the plan review and building inspection of roof-mounted and ground-mounted solar panel installations in order to encourage energy saving features in retrofits. 2. Continue to encourage staff to attend training in energy efficient building techniques in order to assist applicants in incorporating design energy efficient new homes and remodel projects. The Town attends the Build It Green Bay Area Public Agency Council meetings and San Mateo County Green Building meetings regularly, and a member of the planning staff is certified through the Build It Green Certified Green Building Professional training. 3. Continue to pool resources with neighboring jurisdictions. The Town has helped advertise Portola Valley’s green speaker series in order to facilitate homeowners’ education of energy conservation techniques.

In adopting its Climate Action Plan (CAP) on September 22, 2015, the Town indicated its intent to continue to adopt all new State Residential Building Codes; and continue to encourage the integration of sustainable design features and elements, such as passive heating and cooling, solar, green roofs, and geothermal systems, as described in both the Building Design section of the RDG and the Sustainability Element of the General Plan. As of January 1, 2023, all projects submitted for building, plumbing, electrical and mechanical permits are required to comply with the 2022 California Code of Regulations (CCR), Title 24. The Code includes Building, Residential, Electrical, Plumbing, Mechanical, Energy, Green Standards and Reference Standards Codes. In adopting its Housing Element (2015-2023), the Town adopted Policy H2.4, "Promote sustainability including energy efficient housing, and related programs (a) through (e)" to implement the policy. The Town continues to subsidize the plan review and building inspection of roof-mounted and ground-mounted solar panel installations. The Town also encourages staff to attend training in energy efficient building techniques, and continues to pool resources with Portola Valley to facilitate homeowners' education of energy conservation techniques. On July 25, 2017, the Town adopted Ordinance No. 2017-588 to provide an expedited, streamlined permitting process for electric vehicle charging stations, to achieve timely and cost- effective installations. On September 11, 2018, the Town Council authorized the Town Manager to execute an agreement with Sage Renewables, Inc. to provide renewable energy consulting services for a feasibility study of a Town Solar Photovoltaic System and Electric Vehicle Charging Stations (Resolution No. 2018-7251). On October 27, 2020, the Town Council directed staff to pursue an agreement with PowerFlex to install four Level 2 charging stations, including the charging units, load management controller, mounting assembly, 5 years of network software, warranty, and permit drawings (TC Resolution No. 2020-7374; as amended by TC Resolutions No. 2021-7407 and No. 2021-7420). The EV Chargers were installed during the summer of 2021.

H3.1(b) Employee Housing

Continue to inform that employee housing for six or fewer persons is treated as a single family structure and residential use, subject to the same restrictions as conventional single family dwellings (California Health and Safety Code, Section 17021.5).

Ongoing.

H3.3(d) Property Tax Postponement Program

In February 2009, the State Legislature suspended the State Controller's Office Property Tax Postponement Program. Since that time, the Controller's Office has been working with the Legislature to restore the program or find alternative ways to assist senior, blind and disabled homeowners with their property tax. On September 28, 2014, the Governor signed AB 2231 which reinstates the State Controller's Property Tax Postponement Program. This program will allow senior citizens and disabled persons with an annual household income of $35,500 or less to apply to defer payment of property taxes on their principal residence. Under this bill, applications may be filed with the State Controller beginning September 1, 2016 (California State Controller's Office).

The State of California Property Tax Postponement Program was reinstated, effective September 1, 2016. The program allows homeowners who are seniors, are blind, or have a disability, to defer current-year property taxes on their principal residence, if they meet certain criteria including 40 percent equity in the home and an annual household income of $35,000 or less. The Town provides a link to information on property tax postponement (https://www.woodsidetown.org/planning/housing-resources-including-adus) (https://www.sco.ca.gov/ardtax_prop_tax_postponement.html).

H5.3(c) Review Permit Process

To continue the review of administrative and Planning Commission review processes in order to minimize housing development permit processing difficulties.

As stated in (a and b) above, the process of reviewing Accessory Dwelling Units (ADUs) has been streamlined in accordance with State law; and is a ministerial approval with staff, unless another planning entitlement is required (ref. WMC Section 153.107, Table A-3, and Section 153.912). An 800 square foot ADU can be constructed by-right on single-family residential lots, and may be constructed within 4 feet of the side and rear property lines.

H5.4(d) Support Outside Input

The Town shall support the efforts of public and private organizations to bring about more understanding of housing issues and to devise solutions to defined housing needs.

The Town of Woodside and other diverse stakeholders undertook an intensive community based planning process to develop a plan to end homelessness in San Mateo County. The HOPE Plan (Housing Our People Effectively) is the community's comprehensive policy and planning document related to homelessness and relating to emergency shelter, transitional and supportive housing. The Town has also been a member of the Heart of San Mateo County since July, 2005. Between 2005 and 2020, the Town donated $25,211 to the Housing Endowment and Regional Trust (HEART). In 2021, the Town donated an additional $1,739, for a total during this period (2005-2021) of $26,950. The Town also made donations to HIP Housing totaling $10,000 - $2,500 each year between 2018 and 2021. HIP Housing provides home-sharing, self-sufficiency, and property development. The Town also continues to participate in the 21 Elements Technical Advisory Committee to study provision of housing on a local and regional basis.

H1.5(a) Amend Municipal Code

Town staff will work with the Town Council and/or their designees to determine how the Municipal Code may be amended to ease restrictions on the construction of rental units and to provide incentives for affordable deed restricted units.

ADUs are being constructed at a rate which exceeds the Regional Housing Needs Allocation (RHNA) target established for the Town to meet the need for affordable housing for RHNA Cycle 5.

H1.5(b) Prepare Recommendations for Town Council

After final ideas are prepared in the form of proposed Municipal Code amendments, staff will bring the proposal to the Planning Commission for their recommendation and to the Town Council for their review and approval.

See the discussion under (a) above. In 2021, the Town Council amended the WMC to provide internal code consistency concerning the manner in which building and plate height are measured, defined, and distributed, and to increase interior head height for ADUs above garages, which makes these ADUs more conventionally habitable, while minimizing massing impacts on neighbors (TC Ordinance No. 2021-616).