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Council adopts housing element amendments to comply with settlement, updates site inventory

San Mateo City Council · February 23, 2026

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Summary

Council adopted amendments to the 2023–2031 housing element to implement a settlement with the Housing Action Coalition: seven pipeline projects were added to the sites inventory, seven sites removed per settlement terms, and the realistic capacity methodology was updated; council approved the amendments 5–0.

The council voted Feb. 20 to adopt amendments to San Mateo’s 2023–2031 housing element that staff said were negotiated to resolve a lawsuit brought by the Housing Action Coalition.

Assistant planner Steven Peck explained that the amendments remove several sites from the housing inventory per the settlement, add seven pipeline projects and one newly identified opportunity site (the former Marriott at 1770 South Amphlett Boulevard), and update the methodology used to calculate realistic capacity for sites. Staff said the updated approach — supported by the California Department of Housing and Community Development (HCD) and reflected in a settlement agreement — uses a 90% realistic capacity assumption for most sites based on recent project performance.

Peck told council that since adoption of the housing element the city has received a substantial pipeline of proposed housing projects (staff cited roughly 6,000 units in entitlement pipeline as of February 2026) and emphasized that the only units that count toward state credit are those that receive building permits. Planning Commission unanimously recommended adoption; staff said HCD found the proposed amendments in substantial compliance pending council adoption.

On a roll call vote the council adopted the amendments 5–0. Staff said they will provide a more comprehensive update as part of the annual progress report in March and continue to monitor pipeline projects for building permits that lead to credited units.