Millbrae

HIP-4 Community Outreach

Improve citizen awareness of any loan subsidy programs, code enforcement, energy conservation, fair housing laws and affordable housing programs

The City partners with local nonprofits to offer First Time Homebuyer workshops, ADU education outreach meetings, and homesharing programs. City also disseminates flyers and brochures on various programs, and regularly attends community meetings to share information. In the area of code enforcement, the City dissesminated new public information on the City website and City newsletter including an article focused on a ‘did you know’ covering multiple code enforcement and community preservation regulations.

HIP-17 Adopt Requirements for Second Units

Consistent with State law, the City is encouraging the construction of Accessory Dwelling Units (ADUs), with the objective of achieving 10 new units per year, with a mix of incomes.

The City adopted a new ADU ordinance in 2020 taking into account the community feedback received at various prior workshops, as well as new laws pertaining to ADUs. As part of the Ordinance, the City adopted objective design standards for ADU's. The City has continued to disseminate information about the new regulations to the community, including at public workshops for homeowners and on the website.

HIP-14 Home-sharing

Continue to support HIP Housing Home Sharing Program as part of a collection of policies, programs, and practices for addressing the housing needs of those at the lowest income levels including seniors, those living with disabilities, those at risk of homelessness, and female head of households.

The City continues to allocate funding for and refer individuals and homeowners to the successful HIP Housing Home Sharing Program. Every year, members of our community are successfully placed and housed through the program.

HIP-15 Continue to Implement the Millbrae Station Area Specific Plan

Achieve entitlement of at least 600 new dwelling units by 2023 with 15 percent of those affordable.

Contruction has continued on The Gateway at Millbrae Station development project in the MSASP Area. This project includes 400 new housing units, of which 100 are affordable at income levels ranging from very low to moderate. 80 of these housing units have received their certificate of occupancy. The City has approved planning approvals for an additional 488 units at the Millbrae Serra Station TOD project of which 15 percent (up to 73 units) are affordable at various levels (10 percent low and 5 percent moderate). In 2022 the city approved a mixed use development at 959 El Camino Real which includes 278 residential units, 26 of which are very low income units. A mixed use development at 1100 El Camino Real was also approved, which includes 357 residential units, 19 of which are very low income units.

HIP-18 Housing Opportunity Areas

Encourage housing development of a higher density that maximizes production of very low income units, consistent with environmental constraints, surrounding development patterns and design excellence (architecture, site planning, amenities, etc.). City will continue to offer incentives such as reduced parking requirements and fast-track project review, along with cost reduction methods.

The City's General Plan Update and Downtown and El Camino Real Specific Plan was adopted in December 2022. The plans allow for increased densities and heights along the downtown and El Camino Real Corridor. The City continues to process a number of higher density housing developments in the Housing Opportunity Area at various stages in the planning process, including projects with parking reductions consistent with State Density Bonus Law and SB 35 legislation. In addition staff has evaluated areas of the city that could potentially accommodate new housing units as part of the housing element update.

HIP-13 Neighborhood Conservation

Continue the maintenance and enhancement of public facilities, such as streets, water supply, and drainage, in residential neighborhoods by allocations from the general fund, gas tax revenues, Block Grant funds and, where appropriate, through assessment districts or as conditions of development.

The City has continued to implement the adopted Capital Improvement Program including improvements to public facilities. These include street repaving, sanitary sewer pipeline replacement, and water conveyance system upgrades.

HIP-20 BMR Resale and Rental Controls

Implement resale and rental regulations for low and moderate income units and assure that these units remain at an affordable price level.

City staff continue to successfully work with sellers and buyers of BMR units to ensure the preservation of the affordability covenants and restrictions when any transfers occur. To date, the City has successfully preserved all affordability covenants and restrictions and found new qualifying buyers and renters for eligible BMR units.

HIP-9 Energy Conservation in Existing Housing

Encourage adoption of energy conservation measures in rehabilitation projects and in existing residences. Encourage energy conservation programs providing assistance.

The City website contains information about energry conservation programs that provide financial assistance to homeowners to install energy conservation measures, or solar.

HIP-11 Rental Housing Assistance

Encourage landlords, tenants and developers to participate in the San Mateo County Housing Authority Section 8 Rent Subsidy Program. Maintain descriptions of current programs and contacts to provide interested parties.

The City provide updated the list of local housing resources on the website.

HIP-8 Contact Property Owners of Substandard Units

Initiate a program of outreach to owners of declining or substandard structures and offer inspection services, if appropriate.

Program initiated and multiple properties assisted, often involving Sheriff’s Office – P.E.R.T & Patrol; South San Francisco Scavenger; City of Millbrae Public Works.

HIP-6 Continue to Improve Code Enforcement

Continue and expand code enforcement programs to assure compliance with basic health and safety building standards and appropriate permits

The City has expanded website information to include clear contact information for Code Enforcement staff. The City also updated its Notice of Violation and Notice of Administrative Citation forms to improve readability and accuracy. The City also updated, and posted online the form to Appeal an Administrative Citation and request a hearing, and request an advance deposit hardship waiver.

HIP-10 Increased Energy Conservation

Apply Title 24 energy conservation requirements, and where possible, require structural design to make use of natural heating and cooling, and require landscape design to be drought tolerant.

The City continues to implement the State Title 24 energy conservation requirements, along with the local reach code requirements.

HIP-7 Encourage Rehabilitation Loans

Encourage energy conservation, rehabilitation loan and disaster assistance programs to the extent possible given program funding criteria and local need.

The City provides information on local housing resources on the website, and through handouts at the Building Division.

HIP-22 Homelessness assistance

Participate and allocate funds, as appropriate and as funding is available, for County and non-profit programs providing homeless shelter (i.e. emergency housing) and related counseling services. Review proposals for emergency shelter uses based on the policies in the General Plan and other City development standards and requirements. Continue to permit homeless shelters in the Industrial Zone and continue to treat transitional and supportive housing as a residential use subject to only those restrictions that apply to other residential dwellings of the same type in the same zone. Continue to allow houses of worship to operate small emergency shelter facilities as an ancillary use, for limited periods.

The City of Millbrae began participating in the LifeMoves program in 2022. This program aims to provide assitance to unhoused individuals. LifeMoves notes that the Millbrae program had provided asistance to 31 individuals as of summer 2022.

HIP-29 Inclusionary Housing and/or Impact Fee Requirements.

Adopt an inclusionary housing ordinance and/or affordable housing impact fee ordinance that requires developers to provide below market rate (BMR) housing or pay a fee.

In July 2021 the City Council adopted amendments to the Millbrae Municipal Code Title 10 to add the Millbrae Affordable Housing On-Site and In-Lieu Fee Requirements and adopted 1) a Resolution Adopting Affordable Housing Requirements and Program Regulations and 2) a Resolution Establishing Affordable Housing In-Lieu Fees for Residential Development Projects and Commercial Linkage Impact Fees for Commercial Development Projects. The purpose of the Ordinance is to establish requirements for the provision of inclusionary affordable housing at the rate of 15% on-site, designated as deed restricted for very low, low, and moderate income households in conjunction with new development projects that include ten or more new units in the City of Millbrae. This Ordinance also establishes the requirement for an affordable housing in-lieu fee on residential development projects consisting of four (4) to nine (9) units, or when the calculation of the inclusionary units in development projects of ten (10) or more units result in a fractional unit of less than 0.5. The fee is to be contributed to the City’s Affordable Housing Fund and used to fund the development of affordable housing and related programs in Millbrae.

HIP-33 Commercial Linkage Fee Study

Study the possibility of adopting a commercial linkage fee to help fund affordable housing.

In July 2021 the City Council adopted amendments to the Millbrae Municipal Code Title 10 to add the Affordable Housing Commercial Linkage Impact Fee Zoning Ordinance and adopted a Resolution Establishing Commercial Linkage Impact Fees for Commercial Development Projects. This creates a fiscal mechanism to meet the demand for additional affordable housing created by new commercial development. At the time of adoption these fees were set at $3,868.00 per hotel room; $5.80 per gross square foot for Retail Sales, Eating and Drinking, Entertainment, Personal Services, Pet-Related Services, Vehicle Related; and $12.86 per gross square foot for offices .

HIP-5 Non-Discrimination

Increase public awareness through handouts of anti- discrimination laws and policies and of recourse available in case of violation

The City has refered discrimination complaints to the appropriate local legal service. The City website includes a comprehensive list of local non-profit organizations, as appropriate, to provide public information and education services on these services.

HIP-32 Affordable Housing Development on City-Owned and Other Agency-Owned Land

The City will investigate opportunities for affordable housing on City-owned and other agency-owned land in Millbrae

The City sent a notice of intent and offer to convey surplus property to agencies provided by HCD.  The City and affordable housing developers were not able to reach an agreement regarding terms.  The City will explore opportunities for affordable housing on other city-owned land.    

HIP-16 Complete Update to Specific Plan.

Provide greater flexibility regarding uses and greater density for new development.

The City of Millbrae amended the MSASP to allow more flexibility in terms of uses in the plan area, specifically in the portion south of Millbrae Avenue, east of the train tracks. 

HIP-9 Energy Conservation in Existing Housing

Encourage energy conservation measures in rehabilitation projects. Encourage owners of existing residences to adopt energy conservation measures and promote energy conservation programs that provide assistance for energy conservation improvements.

City continues its ongoing outreach for energy conservation programs and makes information, including handouts available at the building counter to all residents.