Big news! We’ve added new housing program data - check them out under “Housing Programs” on each city page.
Housing programs are the strategies that cities and counties legally have at their disposal to produce more and preserve existing affordable housing, as well as protect existing residents from getting displaced from their homes and communities.
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.
Use the below data to explore this jurisdiction’s approaches to affirmatively furthering fair housing for the 6th element cycle, and review the actions, deliverables, and deadlines committed to for each program.
PROGRAM NUMBER | ACTIONS | DELIVERABLE | DELIVERABLE DATE |
|---|---|---|---|
| H1.A | As part of the annual review of the Housing Element (see Program H1.B), establish work priorities to implement the Housing Element related to community outreach, awareness and input on housing concerns. Strive to ensure that all City. GOAL/POLICY/PROGRAM. publications, including the City's Activity Guide, include information on housing programs. City staff work priorities specific to Housing Element implementing programs include, but are not limited to:
Conduct the annual review of the Housing Element (Program H1.B).
Review options for funding housing affordable to extremely low-, very low-, low- and moderate-income households. (Program H1.I)
Make recommendations to City Commissions on strategies for housing opportunity sites and funding (Policy H4.1).
Provide follow-up on housing opportunity sites and funding based on directions provided by the City Council, including working with the community and implementing Housing Element programs (Program H1.E, H5.B)
Conduct community outreach and provide community information materials through an open and non-advocacy process (Program H5.B).
Engage property owners in identifying opportunities to construct housing affordable to extremely low-, very low-, low- and moderate-income households (Program H5.B).
Pursue opportunities where the City can participate in constructing affordable housing on City-owned sites (Program H4.G).
Develop ongoing and annual outreach and coordination with non-profit housing developers and affordable housing advocates (Program H1.E).
Continue to participate in ongoing regional housing-related activities, including participation in ongoing efforts as part of the Countywide 21 Elements effort (Program H1.C, H1.D).
Work with affordable housing developers on creating informational resources and opportunities that would help them evaluate and craft affordable housing proposals.
| Establish staff priorities for implementing Housing Element programs
| Participate in ongoing regional planning activities throughout the Housing Element planning period and develop a work program as part of the annual review of the Housing Element (see Program H1.B) |
| H1.B | As required by state law, review the status of Housing Element programs by April of each year, beginning April 2023. As required by statute, the annual review will cover:
Consistency between the Housing Element and the other General Plan Elements. As portions of the General Plan are amended, this Housing Element will be reviewed to maintain internal consistency. In addition, a consistency. GOAL/POLICY/PROGRAM. review will be implemented as part of the annual general plan implementation report required under Government Code § 65400.
b. Statistical summary of residential building activity tied to various types of housing, household need, income, and Housing Element program targets.
| Review and monitor Housing Element implementation; conduct public review with the Housing Commission, Planning Commission and City Council, and submit Annual Report to HCD
| April 2023 and annually thereafter |
| H1.C | Continue to coordinate with the San Mateo County Department of Housing (DOH) to manage the affordable housing stock to ensure permanent affordability; implement resale and rental regulations for very low-, low-, and moderate-income units; and ensure that these units remain at an affordable price level.
| Meet with the County twice a year and coordinate with County efforts to maintain and support affordable housing
| Every 6 months'' |
| H1.D | Continue participating in regional housing efforts and collaborations, including San Mateo County's 21 Elements.
| Work with other San Mateo County jurisdictions to address regional housing needs and attend 21 Elements coordination activities
| Ongoing |
| H1.E | Continue to work with non-profits to assist in achieving the City's housing goals and implementing programs. Coordination should occur on an ongoing basis, and as special opportunities arise as the Housing Element is implemented. Non-profits should have an advisory role when implementing housing programs to help understand the community's needs and
opportunities for non-profit housing development. The City currently works with and refers households in need to Samaritan House San Mateo, Human Investment Project (HIP Housing), and the Housing Endowment and Regional Trust (HEART).. GOAL/POLICY/PROGRAM. The City will continue to implement the bi-annual notice of funding availability (NOFA), which allows non-profits to apply for funding to promote the preservation and production of affordable housing.
| Continue NOFA implementation and maintain a working relationship with non-profit housing sponsors
| Engage with non-profits at least twice a year |
| H1.F | In coordination with other jurisdictions in San Mateo County, update the Menlo Park Housing Element to be consistent with State law requirements and address the City's Regional Housing Needs Allocation (RHNA) every eight years.
| Assure consistency with SB 375 and Housing Element law
| Update the Housing Element by January 2023 |
| H1.G | At least once every five years, update written policies and procedures that grant priority for service allocations to proposed developments that include housing units affordable to lower-income households consistent with SB 1087 (Government Code
§ 65589.7).
| Comply with Government Code § 65589.7
| When the Urban Water Management Plan is updated (anticipated 2025 and 2030) |
| H1.H | Publish information regarding below market rate development “pipeline” projects, including the anticipated number of units and affordability, on the City's housing website in coordination with the Housing Element's annual progress report. Annually monitor production and affordability of the four pipeline projects identified in the sites inventory not yet under construction and evaluate whether build out will occur as anticipated. Conduct a mid-cycle review in 2027 to evaluate:
Housing production levels in comparison to the RHNA and realistic capacity assumptions in the Housing Element, particularly for pipeline projects and on non-vacant sites
The effectiveness of the updated Affordable Housing Overlay (AHO) and Below Market Rate (BMR) Ordinances in. GOAL/POLICY/PROGRAM. producing affordable units,
The effectiveness of zoning changes implemented as part of the Housing Element, including the revised Affordable Housing Overlay (AHO), and
Any governmental constraints that restrict housing development.
Report back to City Council, and if falling significantly short in affordable production and/or failing to resolve governmental constraints, identify the constraints that are affecting residential development as described by potential housing developers and tracked by City staff. Parameters for evaluating effectiveness may include criteria such as: a) a preponderance of waiver requests under State Density Bonus Law; b) insufficient usage of the AHO in tandem with State Density Bonus Law; and/or
c) insufficient production of affordable units. These identified constraints will be connected to a staff recommendation of, as applicable: sites for increased densities, new or revised programs to reduce governmental constraints, and/or any recommended adjustments to the zoning ordinance (particularly the AHO and BMR housing regulations) to improve effectiveness.
| Increase accessibility and transparency of affordable housing development in the city
| Website shall be updated at least once a year with information on pipeline projects. Mid-cycle review and report to Council in 2027, with any changes such as modifications to municipal operations to reduce governmental constraints, zoning, the AHO, and/or BMR regulations in 2028 as needed. |
| H1.I | Administer and no less frequently than every two years advertise the availability of funds in the Below Market Rate (BMR) Housing Fund as it applies to residential, commercial and industrial development projects through a Notice of Funding Availability (NOFA). Consider providing additional preference point for projects that include extremely low-income units and/or units set aside for special needs populations needing on-site supportive services. The first NOFA of the planning period was released on December 26, 2022 for approximately $1.5-2 million to support the preservation or production of permanent affordable housing; four proposals are under consideration and include new construction of affordable rental and ownership housing, housing for lower income veterans, and homeowner rehabilitation assistance. The City’s funding contribution is intended to fill the financing gap between the projected total development costs and other available funding sources.
| Accumulate and distribute funds for housing affordable to extremely low-, very low-, low- and moderate-income households
| Advertise the availability of funds in the BMR Housing Fund at least every two years |
| H2.A | Prepare an ordinance requiring an 18-month notice to residents, the City, and the San Mateo County Department of Housing of all proposed conversions of subsidized housing units to market-rate rents. In addition, the City will initiate discussions with property owners of potential "at-risk" units at least 3 years prior to expiration to monitor tenant noticing requirements for compliance with State preservation notice law. If the units appear to be in danger of conversion or being lost as affordable housing, the City will establish contact with public and non-profit agencies interested in managing or purchasing the units to
inform them of the project's status and inform tenants of any assistance available. In working with other agencies, the City. GOAL/POLICY/PROGRAM. will ensure that funding sources are identified and timelines for action are executed.
| Adopt an ordinance for at-risk units. Preserve 92 low income units in Crane Place Apartments at risk of conversion in 2028, supporting the continued provision of affordable housing within Menlo Park’s high resource neighborhoods.
| Adopt ordinance within one year of Housing Element adoption. Contact owners of Crane Place Apartments no later than 2025 to ensure compliance with state preservation notice law. |
| H2.B | Consistent with state law, amend the Zoning Ordinance to reflect the Housing Element policy that limits the loss of existing residential units or the conversion of existing residential units to non-residential uses (see Policy H2.2). Zoning Ordinance changes and City activities should address residential displacement impacts, including the following:
Avoid contradicting the Ellis Act.
Consider regulations used in other communities.
Consider a modified replacement fee on a per unit basis or replacement of a portion of the units, relocation assistance, etc., to the extent consistent with the Ellis Act.
Collaborate with the San Mateo County Department of Housing, HIP Housing, Mid-Pen Housing Corporation, and others to protect affordable units in Menlo Park.
Consider rezoning of properties for consistency to match and protect their existing residential uses.
In addition, the City will require replacement of any units proposed for removal on Housing Element sites occupied by lower income households within the last 5 years consistent with those requirements set forth in density bonus law (Government Code 65915(c)(3).
| Protect existing rental housing as part of infill implementation and other Zoning Ordinance changes
| Within two years of Housing Element adoption |
| H2.C | Concentrate housing rehabilitation outreach and funding in the Belle Haven neighborhood to prevent existing housing units, both single-family houses and apartments, from deteriorating. As city infrastructure ages, rehabilitation efforts may be. GOAL/POLICY/PROGRAM. expanded more broadly throughout the city. City activities include the following:
Fund Habitat for Humanity’s Homeownership Preservation Program in the Belle Haven Neighborhood, providing housing rehabilitations valued at $40,000-$75,000 per home, with a goal of assisting 20 very low-income homeowners. To identify and engage homeowners in Belle Haven at greatest risk of displacement or harm due to the conditions of their homes, Habitat will employ an outreach specialist and work closely with public and private agencies and organizations that serve the neighborhood and its residents. For example, Habitat has developed collaborative relationships with nonprofits engaged with the community and some that provide job training opportunities, such as GRID Alternatives (solar installations) and Project WeHope.
Investigate possible use of housing rehabilitation loans to assist homeowners in bringing unpermitted accessory dwelling units (ADUs) up to health and safety codes.
Expend the $4.5 million allocated to the City by the California Energy Commission for pursuing citywide electrification (California State Budget Act of 2022, Assembly Bill 179). At least half of the allocation ($2.25 million) will include focused efforts to electrify low-income homes in the Belle Haven neighborhood ($2.15 million).
| Utilize the City's BMR funds to rehabilitate very low- and low- income housing. Conduct proactive outreach to identify and assist at least 20 very low income homeowners in Menlo Park’s moderate resource neighborhoods.
| Initiate Homeownership Preservation Program in 2023 and complete within three years. Expend electrification funds allocation from the California Energy Commission by June 30, 2026. |
| H2.D | Amend the ADU Ordinance to include an amnesty program for ADUs that do not comply with building codes or planning development standards if the violation is not necessary to protect health and safety. Utilize the City Newsletter, website and other social media outlets to initiate a marketing program for homeowners on the benefits of ADUs and of legalizing unpermitted units, and the availability of funds to support conversion of unpermitted development (refer to Program H4.F)
| Bring unpermitted ADUs up to code to improve their health and safety for occupants and integrate within the City’s official housing stock
| Homeowner outreach and incorporation of amnesty provisions in the Zoning Ordinance shall be completed by the end of 2024 |
| H2.E | Conduct outreach and meet with residents and organizations primarily in the Belle Haven neighborhood to develop an anti-. GOAL/POLICY/PROGRAM. displacement strategy that the City Council can adopt after review from the Housing Commission and Planning Commission. This strategy should reflect community engagement, potentially including research and tools such as community meetings, surveys and field visits in collaboration with local community organizations. It will include policies that could:
Increase housing quality while preventing evictions
Consider neighborhood tenant preference for affordable housing
Identify new sources of funding for anti-displacement efforts
Develop localized anti-displacement programs that could accompany large-scale developments
Provide deposit assistance, particularly for veterans
Provide robust tenant education to connect tenants to housing supportive programs and ensure that tenants are aware of their rights and access to legal counsel by posting resources on the City's housing website and other media on an ongoing basis
Inform tenants of opportunities for rental assistance, such as revolving loan funds or external funding sources. Consider continuation of funding beyond 2024 for the Menlo Park Housing Assistance Program to provide emergency financial assistance to lower income tenants and homeowners facing displacement risk for reasons not addressed by the tenant relocation assistance ordinance; identify potential funding sources and explore potential scale of rental assistance.
Expand Just Cause Eviction provisions beyond current law to include tenants of any tenure
Increase the time of rent relocation assistance required to be paid by landlords
Increase the required amount of relocation assistance provided by landlords to low and moderate income tenants whose tenancy is terminated for no-fault just cause
Create an eviction monitoring and data collection program
| Mitigate displacement in the city and provide financial assistance to tenants
| Develop an anti-displacement strategy for the City, particularly in the Belle Haven neighborhood, and initiate program implementation by January 2024 beginning with items f., g., h., and i., and expanding to address other potential policies in the program through 2026. |
| H2.F | pdate the Zoning Ordinance to allow large family day care by-right in all residential areas in conformance with California Health and Safety Code, Division 2 Licensing Provisions, Chapter 3..6 Family Day Care Homes, Section 1597.45. As part of. GOAL/POLICY/PROGRAM. this update the City will also consider the following:
Reducing parking requirements for small and large family day care
Ways to encourage development of childcare facilities in multifamily development
Potential incentives for development of childcare facilities
| Support families with children, large families generally, and single-parent households
| Update zoning code within 1 year of housing element adoption. |
| H3.A | Maintain internal review procedures to provide individuals living with disabilities, including developmental disabilities, with reasonable accommodation in rules, policies, practices and procedures to ensure equal access to housing. The purpose of these procedures and/or ordinance is to provide a process for individuals with disabilities to request reasonable accommodation with regard to relief from the various land use, zoning, or building laws, rules, policies, practices and/or procedures of the City. The City will also remove the requirement of a fee with application and update its reasonable accommodation procedures to eliminate subjective findings for consistency with guidance provided by the Department of Housing and Urban Development (HUD) and Department of Justice (DOJ) on required justification for denial of an accommodation request.84
| Create a public handout and provide a digital copy on the City's website and a physical copy at City Hall and the public libraries
| Eliminate the application fee and amend the Ordinance for consistency with guidance provided by DOJ and HUD by 2024. Publish the handout by the end of 2025. Implementation of reasonable accommodation procedures will be ongoing throughout the planning period. |
| H3.B | Continue to publicize federal, state and local rental housing programs for special needs populations programs on the City's website. Work with the San Mateo County Department of Housing to implement the Section 8 Housing Voucher Program and, utilizing the best-available City data to identify multi-family property owners, conduct outreach to property owners in high resource neighborhoods to encourage their participation in the rental assistance program, thereby enhancing access to housing opportunities among lower income households. As appropriate, assist similar non-profit housing sponsor rental assistance programs. Information will be provided through the implementation of Housing Element Program H1.C and H5.C.
| Provide assistance at current Section 8 funding levels to assist 230 extremely low and very low- income households per year (assumes continued funding of program)85
| Property owner outreach in 2024 and 2027; Update website annually |
| H3.C | Continue to partner with Countywide 21 Elements organization to contribute support and engage in programs that develop housing and improve housing opportunities for people living with disabilities, including developmental disabilities. Consider providing developers with HCD’s New Home Universal Design checklist and explore Universal Design features, which ensure housing can be used by residents throughout their lifespan.
| Conduct outreach on the availability of funds for non-profit organizations that provide housing and programs for people with disabilities. Promote available funds through the community funding grant program, which provides an allocation of up to 1.7 percent of the collected property tax revenue.
| Outreach would be conducted yearly. Evaluation of Universal Design in 2024. |
| H3.D | Initiate a Zoning Ordinance amendment, including review of the R-L-U (Retirement Living Units) Zoning District, to ensure it is consistent with Housing Element policies and fair housing laws, and to develop, for example, density bonuses and other incentives for needed senior housing, senior care facilities and other special needs housing for persons living with disabilities in the community, including people with developmental disabilities. Emphasis will also be placed on ways to facilitate the development of housing for seniors with very low-, low- and moderate-incomes. Below are specifics:
The regulations should address the changing needs of seniors over time, including units for independent living and assisted living as well as skilled nursing facilities.
The City will continue to allow the development and expansion of housing opportunities for seniors and special needs persons through techniques such as smaller unit sizes, parking reduction and common dining facilities when a non-profit organization sponsors units or when they are developed under the Retirement Living Unit (R-L-U) District provisions of the Zoning Ordinance.
The City will coordinate with the Golden Gate Regional Center to ensure that the needs of the developmentally disabled are considered as part of the program.
Provide a density bonus for affordable housing mixed-use projects accessible to people with disabilities and developmental disabilities within a half-mile radius of a public transit stop.
Amend the Zoning Ordinance to reduce parking requirements for developments that house people with special. GOAL/POLICY/PROGRAM. needs, including affordable housing mixed-use projects accessible to people with disabilities and developmental disabilities and projects within a half-mile radius of a public transit stop.
f. Consider developing housing development targets for various special needs populations.
| Amend the Zoning Ordinance to provide opportunities for housing and adequate support services for seniors and people living with disabilities
| Within two years of Housing Element adoption |
| H3.E | Support activities intended to address homelessness in San Mateo County. Below are specifics:
The City will work with and support the Veteran's Administration and Haven House emergency shelter programs.
The City will continue to support Human Investment Project (HIP Housing) programs.86
Continue to partner with non-profits on conducting outreach to people experiencing homelessness, including monthly meetings with the LifeMoves Homeless Outreach Team (HOT) to discuss cases of unhoused individuals and joint-response strategies.
Collaborate with other jurisdictions to house people experiencing homelessness, including the Project Homekey program and multi-jurisdictional navigation centers.
Continue to support the County goal of achieving functional zero homelessness, meaning that anyone who desires shelter can access it through an array of County facilities and programs.
| Support housing and services for the homeless and at-risk persons and families. Re-initiate participation of Housing Division staff, along with continued participation of Menlo Park Police Department staff, in monthly meetings with the LifeMoves HOT. The City will partner with LifeMoves. GOAL/POLICY/PROGRAM. to improve conditions for the homeless by: monitoring and notifying the team of any individuals in need of help; providing updates on any changes to known concentrations of homelessness in the community; broadening City staff participation to bring different areas of expertise and knowledge about homelessness issues in Menlo Park to enhance outreach and coordination; and considering funding a case manager whose work would be specific to homeless outreach and resource coordination in Menlo Park. City staff will work with LifeMoves and other relevant organizations to ensure outreach and assistance is targeted to those locations of the community with known concentrations of homeless: areas in and around Downtown, in Belle Haven, and the Bayfront.
| Re-initiate participation of Housing Division in LifeMoves HOT in 2023. Consider funding resources for homeless case manager in 2024. |