San Mateo

Housing Element Status
In Progress
Rent Burden
49%
rent burdened
Affordable Housing Production
38%
affordable permits issued
Housing Policies and Programs
32
total policies
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Proposed Policies and Programs

Housing policies and programs are the strategies and laws 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.

5th Cycle Programs and Policies

32
policies and programs

Local housing policies and 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 policies or 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. Policies and programs listed here from jurisdictions’ Housing Elements are intended to allow readers to review the text themselves and see if a city or county is doing all they can to reach their affordable housing goals.

Historic 2018 Policies and Programs Categorization

To further policy innovation and local action, the Association of Bay Area Governments (ABAG) contacted all of the region's jurisdictions to track the adoption of key housing policies throughout the nine county Bay Area in four major categories Protect, Preserve, Produce, and Prevent. This data is from ABAG’s Policies and Program list and was last updated in 2018/2019.

Protect
5/11
Preserve
5/9
Produce
7/14
Prevent
1/8
Acquisition/Rehabiliation/Conversion
Commercial Development Impact Fee
Condominium Conversion Ordinance
Flexible Parking Requirements
General Fund Allocation
Graduated Density Bonus
Homeowner Repair or Rehabilitation
Home Sharing Programs
Inclusionary Housing Ordinance
In-Lieu Fees (Inclusionary Zoning)
Locally-Funded Homebuyer Assistance
Surplus Public Lands Act
By-Right Strategies
Form-Based Codes
Housing Development Impact Fee
Housing Overlay Zones
Implementation of SB743
Just Cause Eviction
Mobile Homes Conversion Ordinance
One-to-One Replacement
Preservation of Mobile Homes (Rent Stabilization Ordinance)
Reduced Fees or Permit Waivers
Rent Stabilization
SRO Preservation Ordinance
Streamlined Permitting Process
Tenant-Based Assistance
San Mateo's Recorded Housing Policies

The California Department of Housing and Community Development tracks all of the ongoing and completed programs from 2018 onward and can be seen in the table below.

YEAR
PROGRAM NAME
PROGRAM OBJECTIVE
STATUS
ACCOMPLISHED DATE
HOUSING CYCLE
2022
H 2.15 Open Choice
Continue implementation of the Fair Housing Resolution, affirmative marketing of city-subsidized housing projects, and provision of available funding for private nonprofit organizations that monitor and provide assistance to those experiencing discrimination in housing choice.
The City contracts with Project Sentinel to provide Fair Housing services, monitoring and investigation. All housing related projects or services funded by the City include affirmative marketing guidelines and are monitored on a regular basis. The City began the Assessment of Fair Housing process alongside San Mateo County and other entitlement Cities within the county in 2016. The report was completed and approved in 2017.
Ongoing
5th cycle, 2013 to 2022
2022
H 2.16 Special Need Groups
1) Continue to support programs particularly designed to accommodate special needs groups. 2) Consider requests for Reasonable Accommodations to City zoning code in accordance with ordinance.
1) 2015-2021: The City provided financial assistance to 3 nonprofit organizations that provided housing, rental assistance and/or housing related services to variety of special needs populations. 2) Reasonable Accommodation Ordinance was adopted on 6/16/14.
Ongoing
5th cycle, 2013 to 2022
2022
H 2.9 Multi-Family Location
Maintain multi-family zoning on specified sites consistent with the Land Use Map or Land Use Element policies.
The locations designated in this policy have been designated as multi-family residential on the Land Use Map and have been reclassified to a multi-family zoning designation. The City has maintained existing land zoned for multi-family use. Multi-family projects have been developed at Bay Meadows and throughout the Rail Corridor Plan area.
Ongoing
5th cycle, 2013 to 2022
2022
H 2.11 Senior Project Location
Consider during review of reclassification applications to the Senior Citizen Overlay district and Residential Care Facility Special Use Permits.
The City allows Senior Projects within multi-family and commercially zoned properties. The City continues to promote the development of senior housing through its use of the Senior Citizen Overlay District. The Kimochi Senior Care Facility, approved in 2013, was completed during 2016.
Ongoing
5th cycle, 2013 to 2022
2022
H 1.2 Single Family Preservation
Consider potential impacts on intact single family neighborhoods during the review of land use changes and special use permits for proposed development other than single family dwellings and consider buffering prvosions during design review process.
Review of Special Use Permits for development near single-family neighborhoods are reviewed for land use compatibility including findings that the granting of such permit would not adversely affect the general health, safety or welfare of the community. Multi-family Dwelling Design Guidelines and Zoning Code requirements include provisions to ensure new multifamily developments are designed to transition to nearby single-family residences through tiered building heights and massing. In multifamily zoned properties that abut single family zones, there are increased setbacks and buffers to ensure that the impact to single family neighborhoods are reduced. Additional buffering above and beyond the quantitative requirements outlined in the Zoning Code is considered during the design review process.
Ongoing
5th cycle, 2013 to 2022
2022
H 1.6 Variances and Lot Divisions
Consider existing neighborhood character during variance and subdivision review.
Existing neighborhood character continues to be considered in the review of all variance and lot spit applications. Property and building characteristics of properties in the vicinity of any variance or lot split application become the basis of findings and recommendations for these types of applications.
Ongoing
5th cycle, 2013 to 2022
2022
H 2.10 Housing Densities
Consider policy during the development review process.
Regulations to provide for greater density upon provision of public benefits and comprehensive multi-family guidelines have not yet been developed. Both the Measure H (1991), Measure P (2004) and Measure Y (2020) voter initiatives established density ranges in the City. Project specific amenities are analyzed on a case by case basis during the public review process.
Ongoing
5th cycle, 2013 to 2022
2022
H 3.1 Sustainable Housing Development
Ensure future housing developed in sustainable manner.
The City has had a Green Building Ordinance since 2009 and adopted the latest state Cal-Green code effective January 2020. It also adopted new reach codes effective January 2021 that go beyond the state building codes. In 2020, the City updated its 10 year Climate Action Plan to implement programs to increase energy/water efficiency and decrease auto use to lower green house gas emissions.
Ongoing
5th cycle, 2013 to 2022
2022
H 1.4 Code Enforcement
Continue code enforcement efforts and provide staff as needed to improve residential areas. Continue use of administrative citations and fees, civil penalties, and civil and criminal litigation to bring about compliance.
The City continues its enforcement efforts and provides staff to improve residential areas through abatement, administrative citations and fees, civil penalties, and civil litigation to bring about compliance. The City also uses court ordered inspection and abatement warrants to enter, inspect, and clean up hoarders and residential junkyards that present immediate health and safety violations.
Ongoing
5th cycle, 2013 to 2022
2022
H 1.9 Demolitions
Prohibit demolition of existing residences until a building permit for new construction has been issued, unless health and safety problems exist. Prevent housing stock from becoming health and safety problems through code enforcement efforts.
Demolition ordinance will continue to be implemented.
Ongoing
5th cycle, 2013 to 2022
2022
H 2.7 Secondary Units
Ensure compliance with regulations, architectural standards, and design guidelines that promote design compatibility with the principle residence and the neighborhood, provide required parking on-site, and minimize privacy impacts on adjoining properties.
Consistent with 2016 state housing legislation, the City Council adopted a new Accessory Dwelling Unit ordinance in March 2017, which allows for one Accessory Dwelling Unit (aka secondary units) as of right within residential zoning districts. Prior to the 2017 ordinance, an average of 2-3 permits were issued each year. Between April and December 2017, a total of 16 applications for ADU permits were submitted, of which seven projects have been issued building permits and the remaining are pending review. In 2018 the City issued building permits for 8 ADU and Certificates of Occupancy for 8. In 2019 , 45 were issued permits and 21 were completed. In 2020, 52 were issued permits and 35 were completed. The city is working on another revision of the ADU Ordinance to further streamline production in 2020. A One-stop webpage was designed to provide a user friendly resource regarding development standards and City developed a flat fee for ADU planning applications to limit costs. In 2021, 68 were issued building permits and 51 were completed. In 2022, 84 ADU permits were issued and 53 ADU projects were completed.
Ongoing
5th cycle, 2013 to 2022
2022
H 1.8 Condominium Conversion
Continue the existing policy of protecting existing residents by offering purchase opportunities, long-term leases and relocation assistance.
There were zero (0) condo conversions in 2018. There were two (2) condo conversions in 2019. There were zero (0) condo conversions in 2020, 2021 and 2022.
Ongoing
5th cycle, 2013 to 2022
2022
H 1.5 Building Bulk
Through plan check review of single-family dwellings and duplex buildings, ensure compliance with both the single family and duplex regulations and design guidelines that control the bulk of and height of buildings.
Plan checking of single-family dwellings is ongoing. Second story additions to single family dwellings and new single-family dwellings, and duplexes require design review. The adopted Single Family Design guidelines help to control the bulk and height of second story additions and new single family dwellings. These guidelines help to protect against the over-sized additions and new construction in R-2 zoning districts.
Ongoing
5th cycle, 2013 to 2022
2022
H 2.5 Distribution of Low/Mod Housing
Consider during review of applications for funding of affordable housing projects.
The City’s current Below Market Rate program ensures that affordable housing is developed throughout the City rather than in specific areas since it is applied on all new housing projects that contain 11 or more units. Additionally, staff tries to avoid concentration of new affordable housing in any given neighborhood.
Ongoing
5th cycle, 2013 to 2022
2022
H 2.6 Rental Housing
Consider during review of applications for multi-family housing.
The decision to develop rental vs. for-sale units in multifamily projects varies with the market. Some developers don't decide whether to sell or rent their units until the units are under construction and the market is evaluated at that time.
Ongoing
5th cycle, 2013 to 2022
2022
H 2.12 Mixed Use
Permit the construction of housing or mixed-use projects in commercial areas. Encourage mixed use in specific area plans, the El Camino Real Master Plan, and the San Mateo Rail Corridor Transit-Oriented Development Plan. Consider designation in future plans for 42 Avenue.
Construction of mixed use buildings are permitted in all commercial zoning districts. Applicants developing in specific areas such as the El Camino Real Master Plan and San Mateo Corridor Plan areas are encouraged to develop mixed-use buildings.
Ongoing
5th cycle, 2013 to 2022
2022
H 1.1 Residential Protection
Consider policy during the Special Use Permit process with respect to the intrusion of incompatible uses and overconcentration of non-residential uses, during the Site Plan and Architectural Review process in regards to adequate buffers, and during design review of developments during design review process.
The City has adopted zoning code amendments which limit the over concentration of non-residential uses in residential zoning districts while at the same time allowing for provision of Special Use Permit request to provide for case by case review of facilities which meet identified community needs. Case by case evaluation of the impact of non-residential land uses has occurred with all Special Use Permits. Adequate buffers between residential and non residential uses are reviewed during the initial plan check. Zoning Code provisions require quantitative setbacks and buffers to ensure that both the residential and non residential uses are protected.
Ongoing
5th cycle, 2013 to 2022
2022
H 2.2 Jobs/Housing Balance
Monitor housing production against new job creation.
The City continues to work toward addressing the jobs-housing balance. The jobs housing ratio is based upon number of jobs per employed resident and is considered balanced the closer the ratio is to 1.00.
Annual
5th cycle, 2013 to 2022
2022
H 2.8 Single Room Occupancy
Adopt a Single Room Occupancy ordinance to allow the development of new SRO projects.
The City does not have a Single Room Occupancy ordinance. There were no applications for SRO developments during this reporting period. An SRO ordinance will be developed in conjunction with any request for development of an SRO project.
2018
5th cycle, 2013 to 2022
2022
H 2.3 Public Funding of Low/Moderate Income Housing
1) Set aside 20% of general fund property tax revenues from former RDA areas aka "Boomerang Funds". 2) Assist 50 Extremely Low units. 3) 85 Very Low units. 4) 10 Low and 60 Moderate income units.
City set aside "boomerang funds" for housing in years 2015-19, but not from 2020-2022 due to fiscal constraints of General fund. 1)The lease-up of 60 units of moderate units was completed at the 2000 S. Delaware project in 2015. 2) City executed Development Agreement with BRIDGE Housing to construct 68 family rental units targeted to households 30-60% AMI. Planning approvals were obtained Jan 2018, project closed escrow in December 2018, project completed in August 2020, and move-ins began in September 2020. 3)The City has also entered into a development agreement with Mid-Pen for 225 units of affordable housing in downtown San Mateo. Entitlements were granted in 2020, escrow closed on the financing in December 2021, and construction commenced throughout 2022.
1) 60 units, July 2015. 2) 60 units, July 2017. 3) 60 Units, July 2019. 4) 25 Units, July 2022.
5th cycle, 2013 to 2022
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