Millbrae

HIP-1. Triennial Advocacy Meeting with Affordable Housing Property Owners/Managers, Fair Housing Providers, Service Providers, Housing Advocates, and Non-Profits The City will update the contact list as shown in Appendix B (AFFH) of this Housing Element every three years and schedule a meeting once every three years with affordable housing property owners/managers, service providers, housing advocates, and non-profits (Triennial Advocacy Meeting) to provide information on existing programs and resources and obtain input on needs and potential opportunities to create additional affordable housing. On the years the Triennial Advocacy Meeting does not take place, the City will outreach to all the organizations in the contact list and request any new feedback they may have. The goal of this program is to obtain input on housing needs so that the City can partner with organizations to secure and leverage funding for services and special housing needs as well as ensure that tenants and landlords are connected to fair housing resources. The City will actively partner with these groups to obtain input on housing needs (including special needs populations, such as persons with disabilities, extremely low-income families, large families, etc.) and opportunities for providing appropriate affordable housing in the community.

Schedule of Action: Update the list within six (6) months of Housing Element certification by HCD and meet triennially, beginning in FY 2024–25. In the years, the Triennial Advocacy Meeting does not take place, reach out to organizations on the list and request feedback.

HIP-3. Annual Meeting with San Mateo County Housing Authority and the San Mateo County Consortium to Identify Affordable Housing Opportunities The City shall contact the San Mateo County Housing Authority and the San Mateo County Consortium to set up an annual meeting (Annual SMCHA & SMCC Meeting) todiscuss affordable housing resources and opportunities, such as a regional housing trust. The discussion will include available funds and benefits available for regional organizations. The City will use this meeting to gather feedback from SMHA and SMCC on (1) regional and local housing issues that need immediate attention, (2) opportunities for regional collaboration to address such issues (such as regional housing trust), (3) funding availability and opportunities to submit joint grant applications, and (4) seek support from both organizations for local housing programs. After the meeting, the City will create action items on programs/actions Millbrae can partake in and staff shall take these programs to City Council for public comment and approval. The City shall propose one program per year that advances the implementation of Housing Element programs.

Schedule of Action: First meeting by the end of FY 2023–24 and annually thereafter. The program shall be proposed to City Council within six months of the meeting.

HIP-5. Support Local School Districts for Better Educational Outcomes The City shall reach out and offer to schedule a meeting with San Mateo Union School District and the Millbrae Elementary School District to discuss educational needs and ways to support school districts, within the City’s planning capacity, to provide better educational outcomes for students. This meeting will allow the City to assist the school districts in addressing college readiness for minority students who struggle with lower educational outcomes in comparison to their white counterparts.

Schedule of Action: Schedule a meeting by the end of FY 2024-25 and hold a meeting every two years by December 31.

HIP-7. Residential Energy Conservation Program Continue to publicize energy conservation programs including Power On Peninsula, Heat Pump Water Heater Rebates, HomeIntel, and Energy Upgrade California, San Mateo County Energy Watch - Turn-key Energy Efficiency Retrofit Program, Property Assessed Clean Energy Financing for Residents, and weatherization services on the City’s website. Such programs are available to provide subsidies, inspections, and improvements. As part of the FY 2023-2024 City Council Goals, the City will explore potential local enhancements for solar generation for residential mixed use and large residential development.

Schedule of Action: Review and update the City’s website every year by the end of quarter 1. Social media, newspaper, and email systems will provide at least two updates per year by June 30.

HIP-9. Reduce Exposure to Environmental Pollution The City is in the process and continues to take several steps to implement climate planning initiatives to mitigate climate impacts, reduce pollutants and greenhouse gas emissions (GHG), and prepare for a climate-resilient future by completing the following through the implementation of the actions contained in the 2020 CAP:  Continue to provide greener renewable electricity to citizens and businesses through Peninsula Clean Energy.  Continue to audit City facilities for energy efficiency opportunities and implement energy-efficient retrofits. The City participates in the San Mateo County Energy Watch and leverages benchmarking to identify opportunities for energy-efficient upgrades and track energy performance.  Continue to promote participation in residential energy efficiency programs, including BayREN’s Home+ program, San Mateo County Energy Watch, and PG&E’s efficient appliance rebates.  Implement the energy conservation program for cooling homes through the provision of free or subsidized shade trees for buildings with eastern, western, or southern exposures.  Leverage incentives and resources provided by PCE, BayREN, and PG&E to encourage residents and offices to upgrade electric panels to accommodate all- electric technologies including solar PV, battery storage, air source heat pumps, heat pump water heaters, electric dryers, electric stoves, and electric vehicles.  Update the Building Code to mandate that residential and commercial new construction and major remodels be built to an all-electric standard, including electric heating, cooling, and water heating.  Develop a comprehensive tree ordinance to regulate the various aspects of tree planting, removal, and maintenance on public and private property. Strategic planting of trees will help to reduce air pollution, lower ambient noise, generate oxygen, clean the air of particulate matter benefitting sensitive populations such as children, the elderly, and residents with asthma, and improve the overall quality of life for residents. An estimated $75,000 of General Fund will be needed to complete the project. In addition to taking these actions by implementing the 2020 CAP, the City shall update its online Climate Action Plan Emissions Reduction Measures Dashboard at least every six months and as actions are complete. This will help the City assess the progress, and plan for upcoming actions.

Schedule of Action: Update the dashboard as actions are taken, with a minimum update every six months.

HIP-12. Advertise Human Investment Project (HIP) Home-Sharing Program to Residents Continue to support HIP Housing (a non-profit housing organization in San Mateo County focused on poverty and homelessness) by providing information on the City’s website. HIP’s Home Sharing Program is a program that matches homeowners with extra rooms with prospective tenants to assist with household tasks for reduced rent that is affordable. While the City does not run the program and cannot provide direct services to residents, the City shall assist HIP with targeting information at least once per year to higher-income and single-family neighborhoods where lower-income sites are not identified. To assist HIP with general advertisements, staff shall utilize the City’s website, social media, and monthly newsletter. The City shall utilize each medium at least once per year, resulting in three (3) general advertisements per year.To assist HIP with targeted advertisements, staff shall send information to the targeted neighborhoods using the City’s utility bill mailing. In addition, the City shall reach out to homeowners associations in the targeted neighborhoods. The City shall utilize each medium at least once per year, resulting in two (2) targeted advertisements per year.

Schedule of Action: Update City’s website with current links and information, post on social media, and advertise in the City’s monthly newsletter at least once per year by December 31. Complete two targeted advertisements per year through the City’s utility bill and homeowners associations by December 31.

HIP-14. Conduct a Residential Development Feasibility Study To ensure that development impact fees are not a constraint to housing development in Millbrae, the City shall prepare a financial feasibility analysis for residential development that studies the financial effects of development impact fees and inclusionary housing in-lieu fees and all other development cost variables on residential development feasibility. The City shall utilize its findings to make fee reductions, if necessary.

Schedule of Action: The City will retain a consultant within four years of Housing Element certification to prepare an independent, third-party analysis.

HIP-16. Downtown and El Camino Real Specific Plan Adoption and Implementation The City will adopt the Downtown and El Camino Real Specific Plan (DECRSP) to provide a roadmap for future growth to encourage residential development near transit, jobs, and services to further the City’s climate goals. The DECRSP emphasizes transit-oriented, mixed-use development and provides a mix of housing, restaurants, general commercial, hotels, offices, and entertainment uses. The DECRSP specifically rezones the majority of the sites in the site inventory to allow for additional density to accommodate the City’s RHNA to increase the supply of housing to mitigate housing cost increases.

Schedule of Action: Adopt DECRSP by the end of 2022.Quantified Objectives:682

HIP-18. Encourage and Incentivize Accessory Dwelling Units (ADUs) Assembly Bill (AB) 671 (2019) amended Government Code Section 65583, to require local agencies’ Housing Elements to include a plan that incentivizes and promotes the creation of ADUs that can offer affordable rents for households with very low-, low-, or moderate-income households. In accordance with AB 671, the City shall establish a program that provides homeowners with streamlined plan review.

Schedule of Action: Establish the program by the end of 2023-2024. In addition, the City will encourage the development of ADUs by developing and distributing educational materials that inform property owners of the standards for ADU development, permitting procedures, and the importance of ADUs. City staff shall distribute these promotional materials and flyers by making them available at the Permit Center and publishing them on the City’s website.Schedule of Action: Prepare materials by June 2024 (end of FY 2023-2024). Distribute them on an ongoing basis and update them annually. Furthermore, the City shall comply with AB 1332 by coordinating with San Mateo County (County) to receive and use a portion of the County’s Permanent Local Housing Allocaduation (PLHA) funding to help fund the development of pre-approved plans and/or financing. AB 1332 requires local agencies to provide streamlined approval for “preapproved” ADU designs. AB 1332 specifies that ADU plans approved by the local agency or “other agencies within the state” (i.e. HCD), can be admitted into the local preapproval program. Additionally, the City shall research available grant funds to further incentivize ADUs for Millbrae residents.Schedule of Action: Determine application deadline, confirm eligibility, and apply for County PLHA funds by June 30, 2024. Make preapproved plans available to the public by January 1, 2025, as required by AB 1332. Moreover, Millbrae will also monitor the production and affordability of ADUs, as well as the progress made in comparison to the estimates in the Sites Inventory. If the assumptions in the Housing Element Sites Inventory are not met, the City shall identify any issues with the program and implement appropriate solutions within one year. Solutions will be selected depending on the magnitude in the gap of production and affordability compared to assumptions in the sites inventory with consideration for maintaining adequate sites throughout the planning period and may include outreach, technical assistance, funding, modification of development standards, identifying additional sites, and rezoning .Schedule of Action: Gather affordability data from property owners as ADUs are built and report on the production annually on April 1 (as part of the Housing Element Annual Progress Report). Finally, under AB 671, the City shall research the feasibility of reducing or waiving building permit fees for property owners who take advantage of the new program, and research grant funds to help fund ADUs. The City shall strive to apply for one grant every other year, as the opportunity arises.Schedule of Action: End of 6th Cycle Planning Period As described in Program HIP-44, the City will bring the Zoning Ordinance to compliance with the state’s ADU requirements by 2025-2026.Quantified Objectives:112

HIP-20. BMR Eligibility Guidelines The City shall continue to utilize the lottery system for affordable units, which gives preference points to individuals living or working in Millbrae. This lottery system will target affordable housing to current City employees, school district employees, and other people working in the City of Millbrae.

Schedule of Action: As units become available. In addition to giving preference to Millbrae residents/workers, the City will modify the system to prioritize special needs populations, such as seniors, persons with a disability, extremely low-income housing, etc. As units become available, allocate 25% to be prioritized for residents with the highest housing needs: 20% for extremely low-income households and 5% for seniors or people w/disabilities.Schedule of Action: Update the system by the end of FY 2025-26.