San Mateo

H1.14 Update Supportive Housing Requirements

Amend the Zoning Code to be consistent with AB 2162 to allow by-right 100% affordable housing that has 25% or 12 units of permanent supportive housing, where multi-family or mixed-use housing is permitted.

Staff is developing several ordinances and amendments associated with the program, with a target to implement in 2024.

H1.16 Update Farmworker Housing Requirements

Amend the Zoning Code to define and allow farmworker housing within the Agricultural District consistent with Government Code Section 17021.6. The City will comply with Health and Safety Code section 17021.5.

This program will begin implementation in 2025.

H5.3.1: Conduct an area plan for the North Shoreview and North Central neighborhoods

Prepare an area plan for North Shoreview and North Central neighborhoods.

Staff will continue to complete this plan through the larger General Plan Update. The development of North Shoreview and North Central area plans are expected to be completed in 2029 in accordance with the Complete Streets Plan of the Public Works Department.

H1.17 Permitting and Development Fee Review

a) Study cumulative permit fee costs for new housing development of various sizes and use information to identify opportunities to reduce per unit permitting costs; with fee reductions for small multi-family projects being prioritized. Present findings to the City Council with recommendations for adoption. b) Conduct a comprehensive review and update of the fee schedule every 5-6 years, with a focus on evaluating and adjusting fees with potential barriers to housing production. Next review will be conducted in 2027 (last fee study completed in 2021).

a) Staff has been researching cumulative permit fee costs for new housing developments of various sizes and significantly reduced permitting costs for projects up to 25 housing units by allowing staff level review and approval. This advanced work will support implementation in 2025. b) The City anticipates initiating its next comprehensive fee study in 2025/2026, ahead of the 2027 target.

H2.2 Support Retention of Existing Lower Income Units

a) Bridgepointe Condominiums affordability requirements for 59 affordable units expire in 2027, out of which 24 are very low-income units (35 are at 120% AMI). Belmont Building affordability requirements for 6 units expire in 2032. The rental property is owned by a for-profit entity, potential for loss of units is high. b) Proactively coordinate with owners to preserve the 24 very low-income units as affordable, including identifying potential funding sources, advertise conversion units to non-profits, conduct tenant outreach and education, add a displacement preference for new affordable housing for people displaced, including those displaced as a result of conversion. Outreach and negotiate with owners for affordability extensions. Provide noticing to tenants and affected public entities in accordance with Gov. Code, § 65863.10, 65863.11, and 65863.13

a) The Bridgepointe Condominiums were identified as a priority to address. Their affordability requirements for 24 low-income units will expire in 2027. Options such as using funding sources to purchase or advertising conversion units to non-profits are being explored. b) Belmont Building affordability requirements for 6 low-income units expire in 2032. Staff will proactively reach out to owners to extend affordability and mitigate displacement.

H3.1 Prevent Homelessness

a) Allocate PLHA, CDBG, and other local funds to support homeless prevention these may include the following programs: LifeMoves Rapid Rehousing Program, Safe Harbor Shelter, Vendome Hotel supportive units, LifeMoves First Step for Housing program, HIP Housing home sharing and Montara assisted units for the formerly homeless. b) Support the County in its efforts to convert the Stone Villa Hotel into a 44-room temporary shelter space as part of the Project Homekey programs.

a) In 2023: 304 individuals were served by City programs to prevent homelessness. b) The City continues to support the County effort to convert the Stone Villa Hotel into new temporary shelter space via the Project Homekey Program.

H3.4 Expand Tenant Protections

a) Extend AB1482 provisions to require tenant relocation payments for No Fault evictions for those with tenure less than one year. b) Make recommendations to the City Council for establishing tenant protection policies that include the requirement of documentation from landlords who use the substantial remodel exemption to evict tenants and a Right to Return policy for tenants displaced from homes due to demolition or substantial remodels. c) Amend the Code to strengthen enforcement penalty structure to aid in protecting tenants from unsafe or substandard units. d) Conduct outreach to the community on a biannual basis.

a) Staff are researching code best practices and will propose amendments for tenant relocation protections in Fall 2024. b) Staff will make recommendations to establish tenant protection policies who use substantial remodel exemptions to evict tenants and a Right to Return policy in 2026. c) Staff are researching code best practices and will propose amendments to strengthen enforcement penalties in unsafe or substandard units in 2024. d) Staff continues to conduct outreach to the community on a biannual basis.

H3.6 Monitor Rental Rates and Displacement.

a) Research options and best practices for a rental registry list, including determining necessary financial and human resources needed to establish such a program. Make recommendations to City Council. b) Collaborate with regional partners, such as 21 Elements or ABAG, to develop ways to monitor rental rates, evictions and displacement citywide and countywide to track trends and use the information to guide policy priorities.

a) Staff will research best practices and options and look at collaborating with regional partners to monitor rental rates, evictions, and displacement. b) Staff continues to collaborate with county-wide efforts to enact Housing Element policies, which will include monitoring rental rates, evictions, and displacement.

H4.1 Update the Housing Webpage

a) Maintain and improve webpage with comprehensive housing related information and materials, and coordinate with providers to market programs electronically. b) Provide information in multiple languages using common terms. c) Ensure that households with disproportionate housing needs are targeted for information through, for example, liaisons with service providers. Ensure targeting reaches ELI households.

The City continues to update its webpages with guides, plans, and other worksheets on new housing law, housing programs, and other resources.

H4.4 Enable Affirmative Marketing

a) Research other best practices to create an affirmative marketing strategy and implement strategies in San Mateo where appropriate. b) Include farm workers, ELI households. people with disabilities, and households with disproportionate housing needs, as new target group where appropriate. c) Include Spanish marketing materials and ensure bilingual interpretation services are available. The City will conduct outreach and education on a project-by-project basis and will ensure that programs target/affirmatively market to households in impacted neighborhoods, including North Central and North Shoreview, among others. d) Partner with community intermediaries to conduct outreach activities on social media and in the community in Spanish and English language, including events with a significant representation of hard to reach communities such as the annual Dia de los Muertos and Eggstravaganza events (minimum of two per year) as well as pop-ups in the North Central and North Shoreview neighborhoods, (minimum of two per year)

a) The City will research best practices to create an affirmative marketing strategy in 2026. b) In Winter 2023, affirmative marketing began for the Kiku Crossing affordable housing project as focused outreach was used for units aimed at special needs populations through County and local nonprofit organizations. c) In 2023, affirmative marketing for the Kiku Crossing affordable housing project included Spanish language materials and targeted outreach. d) The City continues to maintain a presence conducting outreach in English and Spanish through community events in hard to reach communities and pop-ups in the North Central and North Shoreview neighborhoods.

H1.2 Utilize Public Funding and Properties for New Affordable Housing

a) Continue to set aside 20% of general fund property tax revenues from former RDA areas (aka "Boomerang Funds”), as well as the Affordable Housing Commercial Linkage Fee Fund to use for affordable housing development, prioritizing funding allocation to projects that include units for extremely low income (ELI) households. b) Identify ways to create a stand-alone Housing Trust Fund using available funding sources and utilizing that fund to leverage new funding sources, including the Bay Area Housing Finance Authority (BAHC) and the Bay Area Preservation Pilot (BAPP). c) Prioritize available local housing funds to assist in the production of at least 543 below market rate units by 2031, including within the study areas of the General Plan that allow high-density housing by holding developer roundtable meetings at least once per year. Encourage developers to include ELI units in their projects. d) Support development of 71 units of affordable housing on the City owned parking lot at 4th and Railroad as part of the public-private partnership (Bespoke project). i. Development team has been selected as part of an RFP process, an Exclusive Negotiating Agreement (ENA) has been executed with the developer, and the project’s pre-application review has been completed. ii. Complete the Planning Application Process for the project within 18 months of Housing Element adoption. iii. Facilitate permitting and project construction during the planning period. e) Support affordable housing development, including ELI units, on the City owned property at 4142 S. El Camino Real. i. Complete site analysis within 24 months of Housing Element adoption. ii. Issue RFP within 48 months of Housing Element adoption. iii. Select a development partner and negotiate a lease within 60 months of Housing Element adoption. Facilitate development of the site throughout the planning period.

a) The City continues to set aside 20% of general fund property tax revenues from former RDA areas in a dedicated housing fund to support affordable housing production, with a prioritization for ELI households. b) The City will explore ways to create a standalone housing trust fund in 2025 c) Construction of a new 225 unit affordable project (Kiku Crossing) is nearing completion. A new supportive housing project (New Beginnings) with 4-6 new ELI units set-aside for transition aged youth was identified for PLHA funding, with entitlement planned in 2024. d) Application review of a 71 unit affordable project (Bespoke) in partnership with a private affordable housing developer on City owned land at 4th and Railroad Ave. continues. The project includes 71 BMR units with 3 studio units, 24 1-bedroom units, 22 2-bedroom units, and 22 3-bedroom units, that will be affordable to LI and VLI households. e) The City will begin exploring options for producing new affordable housing units on the property at 4142 S El Camino Real in 2025.

H2.3 Increase Energy and Water Efficiency in Existing Units

a) Complete seven weatherization upgrades through grants for lower-income residents annually, targeting ELI households when appropriate. b) Implement energy-efficiency and electrification strategies identified in the City's Climate Action Plan through updates to the City’s Reach Codes as part of the building permit review process. Outreach will be conducted biannually.

a) In 2023: Zero weatherization upgrades were completed. Staff is searching for a new non-profit partner for weatherization upgrades as the previous partner has dropped the service. b) The City's updated Reach Codes went into effect, requiring any remodel projects to include energy and water efficiency measures.

H3.3 Evaluate Housing Revenue Sources

a) Conduct a feasibility study on increasing the fee to generate additional housing funds gathered from commercial development, analyze the study, conduct community outreach and make a recommendation to the City Council. Proceed as directed by Council. b) Examine other possible revenue sources and bring the proposals before City Council for consideration. Actively track available funding opportunities and coordinate with City partners, including non-profit housing developers on how best to leverage these resources.

a) The City has joined with a County-wide effort to conduct a nexus study to adjust commercial linkage fee ratios. b) New funding sources from the County and State continue to be released that are potential sources of affordable housing. Staff is exploring the FY24-25 Measure K funding to supplement construction for supportive housing.

H5.1.2: Participate in a regional down payment assistance program

a) Affirmatively market down payment assistance to 1,000 households with disproportionate housing needs, including persons with disabilities, single parents and Hispanic households; b) Provide down payment assistance to 30 total households; c) Provide homebuyer education to 200 households. d) Assist households in proportion to the demographic profile of the City In addition, the City will work with other jurisdictions to conduct outreach and education. Ensure that programs target/affirmatively market to households in impacted neighborhoods, including North Central and North Shoreview, among others.

a) The City has joined with a County-wide effort with the San Mateo County Housing Endowment and Regional Trust to provide downpayment assistance for first-time homebuyers. The City will continue to advertise the program to prospective applicants with affirmative marketing strategies. b) The County-wide effort continues to be underway and San Mateo will continue to support the County to meet its goal of providing assistance to 30 total households. c) The County-wide effort continues to be underway and San Mateo will continue to support the county to meet its goal of providing education to 200 total households. d) The County-wide effort continues to be underway and San Mateo will continue to work towards its goal to affirmatively market the program to impacted neighborhoods.

H5.3.3: Monitor affordable housing projects that are at risk of conversion to market rate.

Bridgepointe Condominiums affordability requirements for 59 affordable units expire in 2027, out of which 24 are very low- income units (35 are at 120% AMI). Belmont Building affordability requirements for 6 units expire in 2032. The rental property is owned by a for-profit entity, potential for loss of units is high. Proactively coordinate with owners to preserve the 24 very low- income units as affordable, including identifying potential funding sources, advertise conversion units to non-profits, provide conduct tenant outreach and education, add a displacement preference for new affordable housing for people displaced, including those displaced as a result of conversion. Provide noticing to tenants and affected public entities in accordance with Gov. Code, § 65863.10, 65863.11, and 65863.13 Outreach and negotiate with owners for affordability extensions beginning at least two years prior to the affordability expiration date.

a) The Bridgepointe Condominiums were identified as a priority to address. Their affordability requirements for 24 low-income units will expire in 2027. Options such as using funding sources to purchase or advertising conversion units to non-profits are being explored. b) Belmont Building affordability requirements for 6 low-income units expire in 2032. Staff will proactively reach out to owners to extend affordability and mitigate displacement.

H1.1 Monitor Regional Housing Needs Allocation and Pipeline projects

a) Provide an annual report on housing production to the City Council each March, prior to submittal of the Annual Progress Report to HCD by April 1st. The report will include an assessment on the City’s RHNA progress and, as needed, identify additional sites to ensure ongoing compliance with “no net loss” provisions of State law. b) Conduct a mid-cycle review of realistic capacity projections and pipeline project housing production to ensure outcomes are aligned with projections. Update sites inventory to include additional sites to ensure ongoing compliance with “no net loss” provisions of State law.

a) The City continues to enforce the provisions of No Net Loss law through the planning application process. Projects are required to propose a net increase of units through redevelopment and provide replacement of any deed restricted low-income units. b) By 2027, additional sites for housing redevelopment will be identified, as necessary, to ensure that the City meets its share of RHNA requirements.

H1.10 Establish By-Right Housing Designation for Prior Housing Sites

Amend the Zoning Code to establish a By-Right designation for housing sites reused from prior Housing Elements for housing projects that propose a minimum of 20% affordable units. Zoning for these sites must be at least 30 units/acre to meet default density requirements for lower-income households per Gov. Code Section 65583.2(c).

Staff has started mapping and developing the Ordinance language to meet this statutory requirement, and anticipates adoption in the first half of 2024 to amend the Zoning Code and establish a By-Right designation for housing sites identified in prior Housing Elements proposing a minimum of 20% affordable housing units.

H1.13 Update Special Needs Group Housing Requirements

a) Review and amend the Zoning Code to allow group homes and residential care facilities for persons with special needs, including those who are ELI, in all residential zones, only subject to those objective standards that apply to other residential uses of the same type in the same zone in conformance with state law. b) Review and amend the Zoning Code definition for family, and other related regulations, to ensure consistency with State and Federal fair housing laws related to persons with disabilities. This effort may also include consideration of new definitions such as single-unit and multi-unit dwellings to accommodate various housing situations. c) Study best practices and develop a universal design ordinance that may better address housing needs for persons with disabilities.

a) This program will be implemented in 2025. b) Staff will begin researching code best practices for consistency with Fair Housing Requirements and propose code amendments in 2025. c) Staff will research and develop a universal design ordinance for housing for persons with disabilities in 2027.

H1.18 Increase Senior Housing Production

Evaluate code amendments and/or policies to encourage and support the development of senior housing, especially senior housing that serves the ELI and lower income senior housesholds, including through shared‐ housing arrangements, community care facilities, supportive housing, and assisted living for seniors, and make a recommendation to the City Council.

This program will begin implementation in 2027.

H1.20 Adopt San Mateo General Plan 2040

a) Complete the General Plan 2040 Update (GPU) process and present to the City Council for adoption. The City is committed to adopting a General Plan that will create capacity for at least 10,000 new housing units and will increase the base densities in the 10 Study Areas by at least 25 du/ac and height limits by at least two stories. b) Commence with rezoning Citywide, in phases, to implement the land use map following GPU adoption. c) The GPU public outreach and engagement process will include information on Measure Y and how it creates a constraint on housing production. d) The City will place an updated Measure Y ballot initiative to allow for the increased heights and densities in the adopted General Plan on the November 2024 election. If the Measure Y ballot initiative does not pass in November 2024, present alternative plans within six months to the City Council, including a plan for rezoning, to address the housing production constraint of Measure Y with an emphasis on higher densities in high/highest resource areas and to add at least 1,700 units of new capacity around the City, thereby increasing the City’s RHNA buffer by at least 25%.

a) In summer/fall 2023, following publication of the Draft General Plan Update (GPU), the City conducted an extensive community outreach and engagement effort to gather community input, and culminated with four City Council meetings to provide final direction on the Draft GPU. The Final General Plan was published in January 2024 with City Council adoption hearings scheduled for March 2024. The GPU includes a land use map that increases housing capacity by approximately 19,700 new units by 2040, increases base densities to up to 130 du/ac and increases heights up to eight stories. b) This program will begin implementation in 2025. c) In addition to the extensive community outreach and engagement effort in summer/fall 2023, the City conducted a statistically valid survey of likely voters to understand voter opinion on different building heights (8, 10 and 12) that should be included in the GPU to help build community awareness and consensus around the issue, and the results were presented to the public and City Council on October 30, 2023. Staff also created a public handout discussing Measure Y and the 2040 GPU's proposed density and height limits, which is available on www.StriveSanMateo.org. d) Following GPU adoption in March, the City will begin work on a ballot initiative to amend Measure Y, with a target to adopt a resolution in summer 2024 so that the initiative can be placed on the ballot in the November 2024 election. e) This program will be implemented, if needed, in 2025.