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San Mateo County board adopts amended housing element and moves forward rezoning to meet state targets
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Summary
The Board adopted an amendment to the county’s 2023–2031 housing element and approved implementing rezoning changes to add higher-density transit‑oriented zones, a step staff says is needed for state certification and to regain eligibility for certain state housing grants. The vote passed with one supervisor dissenting.
San Mateo County’s Board of Supervisors voted April 21 to adopt a narrowly scoped amendment to the county’s 2023–2031 housing element and to approve implementing rezoning rules intended to create capacity for higher‑density housing near transit.
Planner William Gibson told the board the amendment adds one partial parcel in unincorporated Colma and raises the noncoastal maximum density from 120 to 150 units per acre, while splitting the rezoning timeline so the county can adopt noncoastal rezonings immediately and continue work on El Granada (coastal) sites separately. “With these changes, the county will have a surplus of sites across income categories and can move toward state certification,” Gibson said.
The measure implements new land‑use designations and three zoning chapters allowing high‑density multifamily and transit‑supportive mixed‑use development by right, with objective design standards (heights to 75 feet, one parking space per unit in many districts). Staff said the rules include streamlined, objective review so projects meeting the standards can proceed without subjective discretionary hearings.
Supporters framed the action as a necessary step to restore eligibility for state infrastructure and housing grants and to avoid developer lawsuits under the so‑called builder’s remedy. Ray Hodges, director of the Department of Housing, told the board that certification would allow the county to apply for state funding streams now blocked by a non‑certified housing element.
But some supervisors and public speakers said the density and location choices merited close scrutiny. Supervisor Mueller said he could not support the proposed density in El Granada and voted no on the housing element adoption, adding that coastal infrastructure and Local Coastal Program limits mean development there would likely be long delayed. “I can’t support the amount of density that’s currently in the El Granada sites,” Mueller said.
The resolution passed on roll call with four votes in favor and one opposed. After adoption, the Board also approved implementing zoning and map amendments for Phase 1 of the rezoning program, including parcels in Broadmoor, the Harbor Industrial area and unincorporated Colma. Staff said the implementing regulations are exempt from separate CEQA review because they implement an already‑adopted housing element rezoning program.
What’s next: staff will proceed with rezoning map and code edits for the Phase‑1 parcels and continue more detailed environmental review and Coastal Commission coordination for El Granada. County officials said certification by the state Department of Housing and Community Development should allow the county to pursue grant opportunities tied to a compliant housing element.
Votes and procedural outcome: The motion to adopt the housing element amendment carried (Yes: Gauthier, Canepa, Corso, Spear; No: Mueller). The implementing rezoning ordinance and map amendments were adopted by the board following the housing element action.