Half Moon Bay

1-1 Housing Rehabilitation

1-2 housing rehabilitation loans/year and home repairs to six senior, disabled, or special needs homes each year, subject to County program funding availability.

The City provides grant funding annually via the Community Services Financial Assistance (CSFA) program to local agencies that provide services to low income families, seniors, and farmworkers. In particular, funding of $85,000 was provided to the Senior Coastsiders organization during Housing Element Cycle 5 to assist older adults with home repairs and other services. Senior Coastsiders’ Home Repair Program resulted allowed 100 households to receive repair assistance between 2018 to 2022. Repairs included plumbing, electrical, heating, safety upgrades and the installation of accessible features such as wheelchair ramps, grab bars, and handrails. These repairs assist the City’s aging population to remain stably and safely housed. The City allocated $200,000 out of the City's affordable housing fund in 2020 for two emergency rental assistance grants, $100,000 to Coastside Hope and $100,000 to St. Vincent de Paul of San Mateo County. Funds were to be used to assist renters in need with the current month's rent. As of the close of 2022, the majority of funds had been expended by Coastside Hope and roughly $30,000 remained for distribution by St. Vincent de Paul.

4-1 Equal Housing Opportunity

Facilitate equal opportunity housing

In 2019, the City adopted renter security measures (e.g. tenant protection measures) to coordinate with AB 1482. Measures include minimum lease terms and City-funded mediation. Implementation began in 2020; however, other renter protection measures at the State level to address the economic challenges imposed by the COVID pandemic were also imposed. The City posts and provides information regarding equal housing opportunity; the new Housing Resources Guide provides additional information and support.

2-3 Second Units

Encourage development of accessory dwelling units.

Expedited processing of ADUs in compliance with state law implemented and continued through on-line submittals in-line with COVID health order protocols. Updated draft ADU ordinance presented to Planning Commission and City Council in early 2020; anticipated completion 2021.

3-4 Home Sharing

Facilitate home sharing and cooperatives

The City continues to support HIP Housing and has made significant progress with ADU production since adoption of the ADU ordinance in December 2018. This is expected to continue with pending ADU ordinance update.

3-5 Large Households

Provide incentives for large BMR units

The City updated its BMR ordinance in 2015 to include incentives for large BMR units. The City applied for REAP grant funding in February 2020 to provide additional BMR incentives.

2-7 Utilization of Affordable Housing Fund

Establish an allocation method for the City's affordable housing fund including an RFP process to solicit proposals for affordable housing developments.

The City adopted affordable housing fund allocation guidelines in 2019. In 2020, the City allocated $200,000 out of the City's affordable housing fund for two emergency rental assistance grants, $100,000 to Coastside Hope and $100,000 to St. Vincent de Paul of San Mateo County. Funds were to be used to assist renters in need with the current month's rent.

3-7 Maintain Ongoing Estimates of the Demand for Emergency Housing

Consult with the Police Department, churches and other agencies to maintain ongoing estimates of the demand for emergency housing.

Community Services and Community Development Department staff maintain relationships with the Sheriff and the Homeless Outreach Team (HOT) and also keep track of encampments to make sure needed services are made available to the local homeless population. With City Council support, San Mateo County purchased the Coastside Inn (a 52 room hotel) using CARES funding for conversion into a homeless shelter. Operations commenced in December 2020.

5-1 Energy Conservation and Efficiency

Promote conservation and housing affordability with energy and water efficiency.

Development review addresses sustainability; City has funded Senior Coastsiders for energy conservation and weatherization upgrades in senior housing; adopted 2019 CBSC; researching reach codes in 2020.

2-8 Affordable Housing Resources

Identify funding sources and notify developers of these options.

Commercial linkage fee study drafted with San Mateo County 21 Elements. Anticipated completion 2021.

2-1 Below Market Rate Program

Implement the Below Market Rate (BMR) program by improving administration, establishing agreements for affordability in perpetuity, encouraging provision of units on-site as part of market-rate development, provide density bonuses or other incentives.

In 2018, the City updated its affordable housing agreement template to improve administration of the BMR ordinance; City Council approved an affordable housing agreement for subdivision of 940 Main Street requiring that units be built on-site; negotiated affordable housing agreement with 320 Church Street for anticipated City Council approval in 2021; anticipated update to BMR ordinance to include rental units in 2021.

2-4 Small Lot Development

Encourage development of substandard or severely substandard lots for two such lots developed per year.

Meeting and/or exceeding goal of two substandard or severely substandard lots developed per year and on track to meet the objective of 16 units during the housing element cycle; all applications for development of substandard or severely substandard lots have been approved by the applicable hearing body (Community Development Director or Planning Commission) when the applications are bought forward to hearing.

3-1 Removal of Constraints

Continue to assess and update the zoning ordinance to address constraints

The ADU ordinance update adopted by the City and certified by the California Coastal Commission in December 2018 reduced constraints for the development of ADUs. Further updates to the ADU ordinance were prepared in 2019, presented to the Planning Commission and City Council in 2019 and 2020; and anticipated for completion in 2021. The Mixed-Use Districts and Parking Standards Ordinance discussed in 3-8 below, was initiated in 2019 and certified by the California Coastal Commission in 2020.

3-2 Senior and Disabled Housing

Encourage development of housing for seniors and the disabled, including persons with development disabilities

City staff routinely meets with developers and encourages development of housing for seniors and the disabled as well as use of the density bonus incentives. Mixed-use development at 415 Purissima Street was entitled with 5 units over commercial space. One unit will be fully ADA accessible.

3-3 Special Needs Housing Coordination

Support agencies serving the City to address special needs housing.

The City adopted affordable housing fund allocation guidelines in 2019. In 2020, the City allocated $200,000 out of the City's affordable housing fund for two emergency rental assistance grants, $100,000 to Coastside Hope and $100,000 to St. Vincent de Paul of San Mateo County. Funds were to be used to assist renters in need with the current month's rent, which was especially important in 2020 due to the COVID-19 pandemic. The City also allocated $200,000 out of the City's Community Services Financial Assistance grant program in 2020 to seven different local nonprofits. The 2020 grant funds were focused on COVID-19 relief for the City's vulnerable populations.

4-2 Nondiscrimination Clauses

Require nondiscrimination clauses in affordable housing agreements and deed restrictions

The City's affordable housing agreement template includes nondiscrimination clauses; the affordable housing agreement approved in 2018 also includes nondiscrimination clauses.

2-5 Adequate Sites

Provide adequate sites as part of the Local Coastal Program and General Plan Update.

The LCP/General Plan Land Use Element update was adopted by City Council in October 2020 (California Coastal Commission certification pending and anticipated in 2021). The update maintains adequate sites and includes numerous new sites intended for inclusion in the Cycle 6 Housing Element, including a new "Workforce Housing Overlay" designation. The existing LCP and General Plan provide adequate sites and ensure consistency.

2-9 Housing Element Annual Report

Prepare and submit Annual Housing Element Report to HCD by April 1st following an update to the Planning Commission and City Council

Continued annual compliance with this program.

2-2 Density Bonus

Determine financial feasibility of fee waivers as an incentive for affordable housing.

To be considered as a future action.

2-10 Annual review of Residential Dwelling Unit Allocation System

Conduct annual evaluation of Measure D implementation in December each year

Continued annual compliance with this program.

3-6 Emergency Shelters and Transitional/Supportive Housing

Define and identify transition and supportive housing as permitted uses subject to the same standards as other residential dwellings

In 2016 the Zoning Code was updated to implement this program with respect to transitional and supportive housing.