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CITY of BRISBANE
Wednesday, September 14th, 2022 at 11:00 AM ● Virtual Meeting This meeting is compliant with the Ralph M. Brown act as amended by California Assembly Bill No. 361 effective September 16, 2021 providing for a public health emergency exception to the standard teleconference rules required by the Brown Act. The purpose of this is to provide a safe environment for the public, staff, and the Subcommittee, while allowing for public participation. The Subcommittee may take action on any item listed in the agenda. The public may address the Subcommittee using exclusively remote public comment options.
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Planning Issues Subcommittee Agenda
1 - 2 -
SUBCOMMITTEE MEMBERS:
Mayor Mackin, Councilmember Cunningham
PRESENTATIONS AND DISCUSSION ITEMS
A. Receive Update on the Draft 2023-2031 Housing Element
PUBLIC COMMENT
ADJOURNMENT
2 File Attachments for Item:
A. Receive Update on the Draft 2023-2031 Housing Element 3 A.
Draft 2023-2031 Housing Element Page 1 of 3
Printed on 50% recycled paper Providing for Today, Preparing for Tomorrow
CITY COUNCIL SUBCOMMITTEE AGENDA REPORT
Meeting Date: 9/12/2022
From: John Swiecki, Community Development Director
Subject: Draft 2023-2031 Housing Element
Background
The draft 2023-2031 Housing Element was released for public review on August 5, 2022. Leading up to its release, the Planning Commission held a number of workshops, beginning in December 2021, on topics ranging from the statutory requirements for Housing Elements, the Regional Housing Needs Allocation (RHNA), site selection (“Balance Brisbane”), and a review of the draft goals, policies, and programs.
Hyperlinks to the Planning Commission workshop meeting materials are attached to this memorandum.
Following a public hearing on August 25, the Planning Commission voted unanimously (4-0; Funke absent) to recommend that the City Council submit the draft 2023-2031 Housing Element to the State Department of Housing and Community Development (HCD).
The City Council hearing is scheduled for October 6, 2022. This subcommittee meeting has been scheduled to provide the subcommittee with overview of the draft Housing Element in advance of the public hearing and provide the subcommittee with the opportunity to ask questions and/or make comments before formal City Council consideration at this stage. Note that at the October 6 hearing the City Council will be asked to direct staff to submit the draft Housing to HCD. The City Council will not be requested o take action on the plan itself at this point.
Draft Element Overview
In addition to analyzing zoning capacity to accommodate the current RHNA, the draft 2023-2031 Housing Element responds to new State Housing Element law requirements.
The draft Element is organized into the following chapters:
1. Introduction: Discussion of the City’s setting, Housing Element law, public participation and consistency with other General Plan elements
2. Community Characteristics & Housing Needs: Population characteristics (demographics) and housing characteristics (ownership and affordability trends) and housing needs.
3. Resources and Opportunities: Discussion of land resources, regional housing needs allocation (RHNA), sites inventory for new housing, methodology for selecting sites for the inventory, and housing development standards. 4 A.
Draft 2023-2031 Housing Element
9/14/2022 Meeting
Draft 2023-2031 Housing Element Page 2 of 3
Printed on 50% recycled paper Providing for Today, Preparing for Tomorrow
4. Housing Constraints: Governmental and nongovernmental constraints on the supply of housing
5. Housing Plan: Goals, policies and programs with implementation actions and timing, and quantified objectives for the preservation, rehabilitation and new construction of housing units over the 2023-2031 planning period.
6. Appendices:
A. Evaluation of the 2015-2022 Housing Element
B. Housing sites inventory and methodology
C. Fair Housing Assessment and Fair Housing Action Plan D. ABAG/MTC Housing Needs Data Report for City of Brisbane E. Public Participation
F. Housing Element Completeness Checklist
RHNA/Sites Inventory
ABAG has assigned a RHNA of 1,588 housing units to Brisbane, much higher than the previous housing element cycles:
Regional Housing Needs Allocation (RHNA)
Housing Units by Income Categories
Very Low Low Moderate Above Moderate
(Market Rate)
Totals
Years 2023-2031 6th Cycle 317 183 303 785 1,588
The draft Element identifies the Baylands subarea as accommodating most of the City’s RHNA through rezoning to be accomplished via adoption of the Baylands Specific Plan.
Additional sites are already zoned for residential development and/or with approved entitlements for residential development identified throughout Central Brisbane- most significantly the Parkside Plan area. Due to new State laws regarding “no net loss” of capacity throughout a Housing Element cycle should projects be built on sites identified in the sites inventory at lower densities than projected in the Element, the draft Element includes a “buffer” of approximately 40%. This helps ensure that should sites be lost entirely or developed at lower densities than projected in the Element, the City will not need to immediately upzone or rezone additional sites to accommodate the remaining RHNA as otherwise required by law.
Modified and New Policies and Programs
Recent changes to State law require cities to commit to actionable and trackable programs that meaningfully implement its housing policies. As a result, many new programs are included in the draft Element that commit the City to a specific course of 5 A.
Draft 2023-2031 Housing Element
9/14/2022 Meeting
Draft 2023-2031 Housing Element Page 3 of 3
Printed on 50% recycled paper Providing for Today, Preparing for Tomorrow action. Notable modified and new programs that the Planning Commission discussed in previous workshops are highlighted in yellow in Attachment 1.
Housing Element Review Procedures
State law requires the draft Element to be made available for public review and comment for a minimum of 30 days, after which the jurisdiction must take at least 10 business days to consider and incorporate public comments into a revised draft, which is then submitted to HCD for initial review. However, public input can still be submitted after that time as long as the Housing Element is in draft form. The formal public comment period concluded September 9, prior to the publication of this report. Staff will highlight any substantive comments received by that deadline for the subcommittee’s consideration during today’s meeting.
HCD has 90 days to review the Element and will issue comments at the end of the 90- day period for the City to address in a revised Element. Based on other cities’ experiences throughout the State, staff anticipates a minimum of two rounds of review by HCD before the Housing Element will be "certified” by HCD and thereafter eligible for adoption by the City Council. The statutory deadline for the City to adopt a certified Element is January 31, 2023, though a 120-day “grace period” is also allowed under State law, extending the latest date for the City to adopt an HCD-certified Element to May 31, 2023.
Attachments
1. Notable modified and new programs discussed by Planning Commission (excerpts from draft Element, Chapter 5)
2. Draft 2023-2031 Housing Element
3. 2023-2031 Housing Element webpage containing hyperlinks to previous workshop materials, meeting videos and minutes
6 A.
Preliminary 2023-2031 Goals, Policies, & Programs ATTACHMENT 1
1. Goal: Affirmatively further fair housing opportunities for all persons. The City’s goal to affirmatively further fair housing (AFFH) is interwoven throughout all of the City’s housing goals, policies and programs and is closely tied with the goal to engage and educate the community on housing policies and resources for both renters and property owners. The actions contained under this goal specifically address the fair housing issues identified in the City’s AFFH Assessment and Fair Housing Action Plan (Appendix C).
Lead
Dept
Funding
Source
Program Actions Implementation
Timeline
1.A (Policy H.A.1) Actively promote and distribute fair housing information and resources to Brisbane residents and landlords.
CDD General
Fund
1.A.1 (Program H.A.1.a) Provide referral services to
appropriate agencies by creating a dedicated
webpage specific to fair housing including resources
for residents who have experienced discrimination,
information about filing fair housing complaints with
HCD or HUD, and information about protected classes
under the Fair Housing Act. (See also programs under
Goal 5.)
Create webpage
Update annually
5/31/2023
Ongoing
CDD General
Fund
1.A.2 (Program H.A.1.b) Actively distribute
information to Brisbane landlords, residents
(particularly households of color and non-English
speaking households) and businesses, developers,
non-profit housing developers and other groups
about fair housing resources, including but not
limited to:
a. Fair housing training for landlords and
tenants through Project Sentinel or other
organizations the City may partner with
during the Housing Element cycle
b. Fair housing programs of other agencies
c. Financial literacy training through Project
Sentinel or other organizations
d. Housing counseling services through Project
Sentinel or other organizations
City Star and
Chamber of
Commerce
Newsletters
Weekly City News
Blast/City
Manager’s bulk
mailing, flyers,
Webpage and
handouts
At least Annually
Starting 1/23 and
periodically, as
needed
Q2 2023 and
ongoing thereafter
7 A.
Preliminary 2023-2031 Goals, Policies, & Programs ATTACHMENT 1 Lead
Dept
Funding
Source
Program Actions Implementation
Timeline
See Program 5.A.1
CDD General
Fund
1.A.3 (Program H.A.1.b) Actively distribute
information to Brisbane residents and businesses,
including targeting to households of color and nonEnglish speaking households, non-profit housing developers, housing counseling and resource
organizations, and other groups about housing
opportunities in Brisbane, including but not limited
to:
a. Newly available housing units for rent or
purchase to moderate or lower income
households through the City’s Inclusionary
Housing Program, First Time Homebuyer
Program, Habitat for Humanity resale
program, or Bridge Housing senior rental
program, and any new homebuyer or renter
program that may be established during the
Housing Element Cycle.
b. The City’s inventory of potential housing
development sites
City Star and
Chamber of
Commerce
Newsletters
Weekly City News
Blast/City
Manager’s bulk
mailing, flyers,
Webpage and
handouts
At least Annually
Starting 1/23 and
periodically, as
needed
Q2 2023
1.B (NEW) Continue to promote equitable housing opportunities CDD General
Fund
1.B.1 (NEW) Develop an affordable housing siting
policy to promote the distribution of affordable
housing equitably across the City.
Adopt policy 12/31/2025
2. Goal: Facilitate and support the production of housing at all income levels, but especially affordable housing. This goal addresses the significant need for additional housing across all household income categories. To meet the targets set by the RHNA, the City must facilitate the production of housing through the existing residential and mixed-use zoning districts, as well as complete its planned rezoning of the Baylands subarea through the adoption of a specific plan. The Baylands is designated as a Priority Development Area (PDA) in Plan Bay Area and is ideally located for new residential development both from a City and regional perspective, due to its proximity to and planned enhancements to public transit corridors (Caltrain and San Francisco’s Muni light rail) and easy access to Highway 101. 8 A.
Preliminary 2023-2031 Goals, Policies, & Programs ATTACHMENT 1 After years of careful planning and community engagement, in 2018 the City Council approved General Plan amendments (affirmed by the voters via Measure JJ) to allow a range of 1,800 to 2,200 housing units in the northwest quadrant of the subarea, centered on the Bayshore CalTrain station.
In 2022, the property owner submitted a draft specific plan for the Baylands proposing development of 2,200 housing units and up to seven million square feet of commercial development. The City is actively processing the applicant’s specific plan submittal to meet the statutory deadline for rezoning to accommodate its 2023-2031 RHNA, and has a motivated applicant in the Baylands property owner. An area of emphasis in the specific plan will be to ensure that a substantial component of lower income and special needs housing units are accommodated within the plan area. A number of other policies and programs provided below address the City’s intent to partner with housing developers to facilitate development of affordable housing throughout Brisbane.
In 2022, the City initiated an Affordable Housing Strategic Plan (AHSP) to identify funding priorities for current affordable housing funds, identify new revenue streams for affordable housing, calibrate the City’s inclusionary housing and density bonus ordinance, and evaluate management options for the City’s current and future affordable housing inventory. The AHSP will be adopted in 2023.
Policy Lead
Dept
Funding
Source
Program Actions Implementation
Timeline
2.A (Policy H.B.1) Provide zoning for a balance of housing types, sizes (bedrooms), tenure and the inclusion of affordable, senior and special needs dwelling units in multi-family developments consistent with the RHNA.
CDD General Fund,
developer fees
2.A.1 (Programs H.B.1.b, H.D.1.b, H.H.2.b)
Maintain existing residential and mixed-use
zoning to provide adequate sites to
accommodate the 2022-2031 RHNA.
Ongoing maintenance
of existing zoning.
Ongoing
CDD General Fund,
developer fees
2.A.2 (Program H.B.1.c): Adopt the Baylands
Specific Plan/Zoning to allow for 1,800 to 2,200
housing units, at site densities of at least 20 units
per acre, on sites accommodating at least 16
units, to meet the 2023-2031 RHNA, consistent
with Government Code Section 65583.2(h).
Specific Plan
Adoption by City
Council
1/31/2026
CDD General Fund 2.A.3 (Program H.I.1.h) Provide annual reports to HCD on progress made in implementing the
Housing Element programs per Government
Code Section 65400, including a review for
Annual Reports to
HCD
Annually
9 A.
Preliminary 2023-2031 Goals, Policies, & Programs ATTACHMENT 1 Policy Lead
Dept
Funding
Source
Program Actions Implementation
Timeline
internal consistency and compliance with
Government Code Sections 65302(d)(3) and
65302(g)(2) as amended by Chapter 369,
Statutes 207 [AB 162].
CDD General Fund 2.A.4 (NEW) Monitor the adequate sites inventory to ensure adequate development
capacity will be maintained throughout the
planning period to accommodate the RHNA per
Government Code Section 65863.
Annual Reports to
HCD
Annually
CDD General Fund 2.A.5 (New) Study zoning districts where reduction of minimum lot sizes may be
appropriate to encourage development of tiny
homes, row-homes, bungalows, or other similar
developments; and adopt new zoning where
appropriate
Study Session at
Planning Commission
12/2026
CDD General Fund 2.A.6. (New) Adopt implementing ordinance for ministerial duplex conversions and single-family
lot splits as provided by Government Code
Sections 65852.21 and 66411.7.
Adopt ordinance 12/31/2023
2.B (Policy H.B.3) Provide for development of affordable housing and housing designed for seniors and persons with disabilities (including the developmentally disabled) or other special needs.
CDD General Fund 2.B.1 (Program H.B.3.a) Through development of the Baylands Specific Plan and implementing
development agreements, identify suitable sites
for housing for seniors, persons with disabilities
or other special needs, in the Baylands subarea.
Adoption of
Development
Agreement and
Specific Plan
1/31/2026
CDD General Fund 2.B.2 (Program H.B.3.e) Amend the zoning ordinance to permit convalescent homes as a
permitted use in the SCRO-1 District. Develop
objective standards for the operation and design
of such uses and incorporate into the zoning
Ordinance adoption 12/31/27
10 A.
Preliminary 2023-2031 Goals, Policies, & Programs ATTACHMENT 1 Policy Lead
Dept
Funding
Source
Program Actions Implementation
Timeline
ordinance.
CDD,
Police
General Fund 2.B.3 (Program H.B.3.h) Cooperate with the County of San Mateo in developing programs to
provide regional shelter and services to the
homeless by participating in the San Mateo
County Continuum of Care and other regional
efforts to provide homeless shelters, transitional
and supportive housing for homeless
households coordinated by the County.
Coordination with San
Mateo County
Continuum of Care to
assist homeless
individuals in
Brisbane
Explore opportunities
to support
development of
emergency,
transitional, and
supportive homeless
housing in San Mateo
County with the San
Mateo County Human
Services Agency
Ongoing
CDD General Fund 2.B.4 (Program H.B.3.i) Continue to allow emergency shelters as a permitted use in the
SCRO-1 District, not subject to discretionary
action or to any development or management
standards that would not apply to other allowed
uses within the zone, except as provided by
Government Code Section 65583(a)(4)(A).
Maintain existing
SCRO-1 zoning
Ongoing
CDD ,General Fund 2.B.5 (NEW) Explore code amendment to allow Navigation Centers as a permitted use in the
SCRO-1 District, subject to objective design
standards.
Study session at
Planning Commission
12/31/2026
CDD General Fund 2.B.6 (Program H.B.3.j) Grant priority water and sewer service to housing with units affordable to
lower-income households in accordance with
Priority water and
sewer service for
affordable housing
Ongoing
11 A.
Preliminary 2023-2031 Goals, Policies, & Programs ATTACHMENT 1 Policy Lead
Dept
Funding
Source
Program Actions Implementation
Timeline
State law [Government Code Section 65589.7
and Water Code Section 10631.17(a)70].
2.C (Policy H.B.5) Encourage utilization of the density bonus program to provide housing affordable to extremely-low, very-low- and/or low-income households, including supportive housing for extremely-low income families and larger households.
CDD General Fund 2.C.1 (Program H.B.3.g) Amend the density bonus ordinance to:
- Allow greater density bonus and/or incentives
to housing developments that provide housing
units designed and dedicated for use by large
families with low- to extremely-low incomes
- Be consistent with Government Code Sections
65915(a) and (g)
- Grant a proportionately lower density bonus
and/or incentives for affordable housing
projects that do not qualify under Government
Code Section 65915 due to their small size or
other limitations
- Grant a density bonus and/or other incentives
greater than required for projects that meet or
exceed the qualifications for a density bonus.
Adopt amended
density bonus
ordinance
12/31/2023
2.D (Policy H.B.6) Reduce construction costs for affordable or special needs housing.
CDD Low/Moderate
Income
Housing Fund
2.D.1 (Program H.B.6.a) Evaluate methods to
subsidize the cost of affordable or special needs
housing development, including but not limited
to:
- Fee reductions or waivers
- Direct subsidies in the form of predevelopment or construction grants - Land donation
Adopt as part of
Affordable Housing
Strategic Plan (AHSP;
see Program 3.E.1)
6/30/2023
CDD City Funds 2.D.2 (Program H.B.1.e) To encourage Adopt and/or 6/30/2023 12 A.
Preliminary 2023-2031 Goals, Policies, & Programs ATTACHMENT 1 Policy Lead
Dept
Funding
Source
Program Actions Implementation
Timeline
development of ADUs and junior ADUs:
a. Explore the potential to implement a loan
program for ADU and JADU construction
through the Affordable Housing Strategic
Plan (see Program 2.E.1);
b. Continue to fund the 21 Elements regional
consortium and support its programs that
offer technical assistance to homeowners
to reduce financial, architectural, and
technological barriers to ADU/JADU design
and construction;
c. As these programs are implemented,
publicize the changes to encourage the
development of applicable ADU/JADU
consistent with program (See related
program under public outreach Goal 5).
implement the AHSP
Fund 21 Elements
Public outreach
Annually
As new programs
are implemented
2.E (Policy H.B.7) Seek private and public funding sources for affordable housing construction.
CDD Low/Moderate
Income
Housing Fund
2.E.1 (New) Adopt (OR) and implement an
Affordable Housing Strategic Plan (AHSP) that
includes the following components:
a. Identifies programmatic funding goals,
objectives, and priorities for the City’s
current affordable housing fund balance
b. Evaluates and prioritizes new ongoing
revenue streams for affordable housing
development.
c. Evaluates preferences for current Brisbane
residents in new special needs and
affordable housing.
d. Community engagement of stakeholders,
including landowners, affordable housing
developers, and lower-income households
in Brisbane and San Mateo County.
Adopt AHSP &
implement its
programs
6/30/23
13 A.
Preliminary 2023-2031 Goals, Policies, & Programs ATTACHMENT 1 Policy Lead
Dept
Funding
Source
Program Actions Implementation
Timeline
CDD Low/Moderate
Income
Housing Fund
2.E.2 (Program H.B.1.i) Participate in potential
regional forgivable loan program for
homeowners to construct an ADU that is held
affordable for extremely low income households
for 15 years. Market to Brisbane property
owners through Program A.1.A.
Discuss and identify
options for loan
program
development with 21
Elements and HEART
1/31/2025
CDD Low/Moderate
Income
Housing funds,
CALHome
grant funds
2.E.3 (New) In the absence of a regional ADU
loan program, evaluate the feasibility and
impact of developing a City ADU construction
loan program with funding supplemented by
CalHome funding annually or as notices of
funding availability are released.
Adopt and/or
implement an AHSP to
identify priorities for
programming
Low/Moderate
Income Housing
Funds
6/30/2023
CDD City Funds 2.E.4 (New) Update the Inclusionary Housing Ordinance to comply with current State law, and
consider alternatives for for-sale developments
that may provide additional affordable housing
revenue to the City .
Adopt and/or
implement AHSP
Adopt revised
inclusionary housing
ordinance
6/30/2023
1/31/24
CDD City Funds 2.E.5 (New) Adopt an ordinance establishing and imposing a nexus fee applicable to new
commercial development to fund affordable
housing development consistent with the
Affordable Housing Strategic Plan.
Adopt and/or
implement AHSP
Adopt ordinance and
fee amounts
6/30/2023
12/31/23
CDD City Funds 2.E.6 (New) Study the potential to develop vacant or underutilized City-owned sites for
affordable and/or special needs housing with
nonprofit housing developers, HEART, HIP
Housing, and other partners.
Complete study and
present to City
Council for action
1/31/25
2.F (Policy H.B.9) Facilitate the development of affordable housing. 14 A.
Preliminary 2023-2031 Goals, Policies, & Programs ATTACHMENT 1 Policy Lead
Dept
Funding
Source
Program Actions Implementation
Timeline
CDD City Funds 2.F.1 (Program H.B.1.h) Outreach to property owners within the PAOZ-1 and PAOZ-2 overlay
districts to encourage private redevelopment of
existing developed sites in the Parkside PAOZ-1
and 2 housing overlays and the SCRO-1 District
and connect interested property owners with
affordable housing developers.
Direct contact (mail,
email and/or phone)
to property owners
Annually, Q1
CDD City Funds 2.F.2 (Program H.B.9.a) Develop an ongoing relationship with nonprofit housing
development corporations in order to take
advantage of opportunities to create affordable
housing in Brisbane in high resource areas.
Direct contact (mail,
email and/or phone)
with nonprofit
housing developers
Annually, Q1
CDD Low/Moderate
Income
Housing Fund
2.F.3 (Program H.B.9.b) Evaluate potential to
acquire vacant sites and underdeveloped
properties in order to assemble standard
building sites to land bank for future affordable
housing projects.
Adopt and/or
implement AHSP
6/30/2023
CDD General Fund,
Low/Moderate
Income
Housing Fund
2.F.4 (Program H.B.9.e) Consistent with the
AHSP, examine how City funding sources could
be used to subsidize development costs in
privately financed residential and mixed-use
projects that include more affordable housing
units than required by the City’s Inclusionary
Housing Ordinance.
Subsidize
development costs
for affordable
housing
developments
Annually, Q2
(budget)
CDD General fund 2.F.5 (Program H.B.9.k) Evaluate City fee schedules for processing development
applications
Adjust annually based
on development
processing direct
costs
Annually
15 A.
Preliminary 2023-2031 Goals, Policies, & Programs ATTACHMENT 1 Policy Lead
Dept
Funding
Source
Program Actions Implementation
Timeline
2.G (Policy H.B.5) Encourage utilization of the density transfer and clustered development programs in the Residential- Brisbane Acres zoning district.
CDD General Fund 2.G.1 Study potential updates to the ResidentialBrisbane Acres (R-BA) zoning district density transfer program to expand allowable
“receiving” sites to include sites in other
residentially or mixed-use zoned districts in the
City to facilitate preservation of privately owned
parcels in the R-BA zoning district and allow
development rights to be transferred to parcels
with access to existing infrastructure and lesser
habitat value.
Complete study to
determine
appropriate districts
to expand “receiving”
site designation
12/31/2025
3. Goal: Preserve existing affordable housing. As the City continues to grow, it is important to maintain and preserve existing affordable housing that is deed restricted as well as non-deed restricted housing that is naturally affordable to moderate and to low income households. This goal is closely related to Goal 5 of protecting residents from displacement. The City’s primary preservation target will be to renew the groundlease with Bridge Housing for the senior housing complex at 2 Visitacion Avenue (Visitacion Gardens). The City will identify and utilize other funding sources in the preservation of existing naturally affordable housing through supporting organizations that provide homeowner financial literacy training, foreclosure counseling, homesharing assistance, and rehabilitation programs.
Policy Lead
Dept
Funding
Source
Program Actions Implementation
Timeline
3.A (Policy H.B.2) Preserve existing affordable housing units.
CDD Low/Moderate
Income
Housing Fund
3.A.1 (Program H.B.2.a) Implement affordable
housing preservation and management policies
identified in the Affordable Housing Strategic
Plan, including but not limited to the following:
a. Establishing an early warning/monitoring
system for deed-restricted units at risk of
conversion to market-rate
b. Allocation of potential funding sources to
Adopt and/or
implement AHSP
6/30/2023
16 A.
Preliminary 2023-2031 Goals, Policies, & Programs ATTACHMENT 1 Policy Lead
Dept
Funding
Source
Program Actions Implementation
Timeline
organizations providing homeowner
financial literacy training, foreclosure
counseling, homesharing matching and
facilitation, and rehabilitation programs for
naturally affordable housing
c. Providing for tenant education and
assistance
CDD General Fund 3.A.2 (New) Renew the ground lease with Bridge Housing Corporation for the Visitacion Garden
senior apartments for an additional 30 years or
other timeframe mutually agreeable to Bridge
Housing and the City of Brisbane.
Renew groundlease
with Bridge Housing
1/31/2028
CDD General Fund 3.A.3 (Program H.B.1.d) Survey rental rates for permitted accessory dwelling units to determine
their affordability to lower income households.
Annual ADU rent
survey
Annually, Q1
CDD, City
Manager’
s Office
HUD Grant
Funds
3.A.4 (Program H.B.9.j) Program earmarked
Federal grant funds received in FY 2021-2022 to
provide financial assistance in the form of loans
or grants to retrofit existing units for special
needs households.
Adopt program
funding guidelines
Start issuing
loans/grants in
February 2024
12/31/23
2/24
3.B (Policy H.B.8) Increase participation in Housing Choice Voucher and other rental assistance programs.
CDD General Fund 3.B.1 (Program H.B.8.a) Develop and implement an education/outreach campaign targeting
landlords/managers on renting to people with
Housing Choice Vouchers.
See Program 5.A.1
Develop campaign
strategy and
materials
Launch campaign
1/31/2024
1/31/2024 and
annually thereafter
4. Goal: Protect residents from displacement. As the City continues to grow and evolve, avoiding gentrification and displacement of lower income residents is a priority. The policies and programs provided below address partnerships with organizations such as Project Sentinel and other non-profit groups and tapping into other government resources to provide financial assistance, counseling 17 A.
Preliminary 2023-2031 Goals, Policies, & Programs ATTACHMENT 1 and other resources to help residents maintain and retain their housing. The AHSP identifies funding priorities for programs to protect lower income residents from displacement. This goal is closely related to Goal 4 of preserving affordable housing.
Policy Lead
Dept
Funding
Source
Program Actions Implementation
Timeline
4.A (New) Protect existing residents from displacement.
CDD Low/Moderate
Income
Housing Fund
4.A.1 (New) Implement anti-displacement
programs identified in the AHSP, such as:
a. Rental assistance program
b. Preferences for current Brisbane residents for
new affordable housing development
c. First Time Homebuyer program
Adopt or implement
AHSP
6/30/2023
CDD Low/Moderate
Income
Housing Fund
4.A.2 (Program H.B.7.c) Support Project
Sentinel’s program to provide counseling to
older homeowners on home equity conversion
opportunities.
Partner with Project
Sentinel
Biennially with
budget starting
6/2023
CDD City Funds 4.A.3 (New) Partner with Project Sentinel or another qualified non-profit organization to
perform fair housing training for landlords and
tenants, and to provide training on financial
literacy and housing counseling services for
tenants. Focus training efforts on race-based
discrimination and reasonable accommodations.
Develop agreement
and schedule for at
least annual trainings
with Project Sentinel
1/31/24
CDD City Funds 4.A.4 (New) Create a complaint referral form accessible via the City website for fair housing
complaints to be submitted securely and
forwarded by City staff to the appropriate State
or Federal agencies.
Create complaint
referral form
1/31/2024
CDD Low/Moderate
Income
Housing Fund
4.A.5 (New) Engage with qualified non-profit
organizations to convene a discussion with Black,
Indigenous and People of Color households who
are experiencing comparatively high rates of
Develop agreement
and schedule with
Project Sentinel
1/31/2024
18 A.
Preliminary 2023-2031 Goals, Policies, & Programs ATTACHMENT 1 Policy Lead
Dept
Funding
Source
Program Actions Implementation
Timeline
cost burden to discuss and identify solutions for
relief.
CDD City Funds 4.A.7 (New) Consider residential rent control provisions consistent with the provisions of the
Costa-Hawkins Act and any other applicable
State law.
City Council study
session
12/2026
CDD Low/Moderate
Income
Housing Fund
4.A.8 (Program H.B.9.f) Continue to fund the
regional downpayment assistance program with
affirmative marketing to households with
disproportionate housing needs including
Black/African American and Hispanic/Latinx
households through San Mateo Housing
Endowment and Regional Trust (HEART).
Fund HEART annually Biennially with
adoption of the
City budget.
CDD General Fund 4.A.9 (Program H.B.3.f) Support the Human Investment Program (HIP)’s shared housing
program which helps find suitable housing for
the elderly, single-parent families and persons
with special needs, through annual financial
support. See program 1.A.1.
Fund HIP annually Annually or with
City budget
adoption
CDD General Fund 4.A.10 (NEW) Study ordinance to require government notification for all eviction notices
and rent increases above a certain level.
Study session at City
Council
12/31/2028
CDD General Fund 4.A.11 (NEW) Study feasibility of extending timeframe of affordability covenants on new
affordable housing development (e.g., from 45
years to 99 years)
Study session at
Planning Commission
12/31/2024
CDD General Fund 4.A.12 (NEW) Implement the City’s short term rental ordinance to prohibit conversion of
housing units to short term residential rentals of
less than 30 days.
Implement
Ordinance 655
Ongoing
CDD,
DPW
General Fund 4.A.13 (Program H.H.2.c) Amend the Safety and Conservation Elements of the General Plan to
Amended Safety and
Conservation
1/31/2027
19 A.
Preliminary 2023-2031 Goals, Policies, & Programs ATTACHMENT 1 Policy Lead
Dept
Funding
Source
Program Actions Implementation
Timeline
include analysis and policies regarding flood
hazard management information and climate
adaptation and resiliency, ground water
recharge and storm water management, per
Government Code Sections 65302(d) and
65302(g).
Elements
4.B (Policy H.C.1) Facilitate rehabilitation of substandard residential structures and where feasible maintain their affordability to very-low-, low- and moderate- income households.
CDD City Funds 4.B.1 (Program H.B.9.g) Collaborate with the County of San Mateo and other agencies with
very-low-, low- and moderate-income Housing
Repair and Home Rehabilitation Loan Programs
to expand the scope and eligibility for assistance.
Expanded eligibility
for County rehab and
repair programs
12/31/2024
CDD City Funds 4.B.2 (New) Evaluate and implement
preservation policies identified in the Affordable
Housing Strategic Plan, including but not limited
to the following:
a. Funding existing Countywide rehabilitation
and repair programs
b. Establishing City-funded rehabilitation and
repair program
Adopt and/or
implement AHSP
6/30/2023
4.C (Policy H.B.4) Continue to discourage the conversion of existing apartment buildings to condominiums or cooperatives and conversion of the mobile home park to other uses.
CDD N/a 4.C.1 (Program H.B.4.a) Maintain Zoning
Ordinance standards for condominium
conversions of existing rental units consistent
with current State law.
Maintain current
zoning ordinance
Ongoing
CDD N/a 4.C.2 (New) Maintain the R-MHP Residential
Mobile Home Park District zoning to retain the
mobile home housing stock.
Maintain current
zoning
Ongoing
20 A.
Preliminary 2023-2031 Goals, Policies, & Programs ATTACHMENT 1
5. Goal: Increase public awareness of housing programs and resources. To achieve the City’s housing goals outlined above, and increase their effectiveness, the City’s first goal is to increase public access to and awareness of the City’s housing policies and programs.
Engagement efforts will target current residents (homeowners and renters), landlords and property owners, and developers primarily via the City’s website and social media platforms, as well as traditional means, such as paper handouts at City Hall and the Library, monthly and quarterly Citywide newsletters mailed to all homeowners and businesses, and in person engagement at annual community events.
To reach a diversity of people, the City will provide information in more than one language for both online and paper resources.
Policy Lead Dept. Funding
Source
Program Actions Implementation
Timeline
5.A (Policy H.F.3+) Engage the community and provide public information on housing issues and resources.
CDD General Fund 5.A.1: (Program H.F.3.b+) Update and maintain the City’s Housing issues webpage and handouts
at City Hall to provide a housing resources
clearinghouse regarding:
a. The need for new and diverse housing in
Brisbane, especially affordable housing
b. Links to City regulations regarding accessory
dwelling units and resources for ADU
construction and tenant matching
c. Countywide housing resource links,
including, but not limited to, the Housing
Choice Voucher rent subsidy program and
Countywide affordable rental housing
listings
d. Renter/landlord dispute information
e. Affordable housing availability in Brisbane
(see also program 5.B.1)
f. Information on housing rehabilitation
programs and assistance resources
g. Resources on conservation and energy
efficiency to reduce home ownership costs
and impacts on the environment
h. AFFH information and resources for tenants
and landlords (see programs under Goal 1)
i. Homesharing resources provided by the
Create webpage
& Update
Update physical
handouts, to be
provided at City
Hall and the
Library
Provide
information at a
Planning Dept.
booth at the
City’s Annual Day
in the Park
5/31/2023
5/31/2023
Annually in October
21 A.
Preliminary 2023-2031 Goals, Policies, & Programs ATTACHMENT 1 Human Investment Project (HIP) for both
homeowners and homeseekers (see
program under Goal 2)
j. Basic housing safety and sanitation
requirements, such as fire extinguishers and
smoke detectors, and best practices to
ensure longevity of older housing units.
k. Home energy conservation programs and
the financial benefits of energy
conservation.
CDD General Fund 5.A.2 (Program H.B.7.a) Through public information efforts (see Program ____),
encourage housing developers to participate in
available affordable housing programs
sponsored by other governmental agencies, such
as:
a. Mortgage Credit Certificate Programs
with the State of California
b. State and Federal Homeownership
Assistance Programs
c. State Multifamily Housing Program
d. Other programs as they become
available
Outreach to
developers of
projects
submitted for
discretionary
review
Annually/ as
applications are
received
CDD General Fund 5.A.3 (New) Translate all community
engagement materials into Chinese, the
predominant non-English language spoken by
Brisbane residents. Consider on a case-by-case
basis translation to other languages and
regularly revisit data on commonly spoken nonEnglish languages in the City to ensure community engagement materials are accessible
to the widest possible audience.
Translate hard
copy handouts
into Chinese
Continue to
provide
automated
translation on
City website
Revisit data on
commonly
spoken nonEnglish languages
12/31/2024
Ongoing
12/31/2028
22 A.
Preliminary 2023-2031 Goals, Policies, & Programs ATTACHMENT 1 in Brisbane
CDD General Fund 5.A.4 (Program H.C.1.b) Actively publicize and encourage the use of City, County, State and
Federal programs for low-interest rehabilitation
loans by owners of older residential units.
Develop and
implement
outreach strategy
for City
rehabilitation
grant program
and others
12/31/2025
CDD General Fund 5.A.5 (NEW) Distribute HIP Housing homeshare program information to property owners upon
building permit issuance and/or certificate of
occupancy for ADU and JADUs.
Distribute flyer at
permit issuance
and occupancy
Ongoing
CDD, City
Manager’s
Office/
Administration
General Fund 5.A.6 (NEW) Facilitate connections between HIP Housing and local community groups, including
the Lions Club, Brisbane Village Helping Hands,
Homeowner’s Associations, and others to create
opportunity to share homesharing program
information with homeowners and residents.
Connect HIP
Housing staff
with local
community group
leaders
Q1 of 2023, 2025,
2027, 2029, and
2031
CDD, City
Manager’s
Office/
Administration
General Fund 5.A.7 (NEW) Share anticipated schedule of Cityled community events with HIP Housing, Project Sentinel, and other housing assistance
organizations to ensure their participation and
foster direct connections with community
members.
Share community
calendar
Q1 annually
CDD General Fund 5.A.8 (NEW) Collect homesharing program data for Brisbane homeseekers and home providers
from HIP Housing.
Current
homesharing
data
Q4 annually
5.B (New) Promote development of centralized Countywide below market rate for-sale database and application.
CDD General Fund 5.B.1 (New) Engage with 21 Elements staff to promote development of a Countywide listing
and application hub for for-sale BMR units
through the 21 Elements countywide
consortium.
Engage with 21
Elements staff
1/31/2024
23 A.
Preliminary 2023-2031 Goals, Policies, & Programs ATTACHMENT 1
6. Goal: Conserve natural resources and reduce greenhouse gas emissions in existing and new residential development. Conservation of natural resources and reduction of greenhouse gas emissions continue to be of paramount importance to the City. The policies and programs under this goal are intended to support sustainable development and development patterns, and to reduce long-term costs to residents, as proper design and development will yield financial benefits through the lifecycle of the building.
Policy Lead
Dept
Funding
Source
Program Actions Implementation
Timeline
6.A (Policy H.F.4) Promote sustainable residential development that conserves natural resources and reduces greenhouse gas emissions.
CDD General Fund 6.A.1 (Program H.F.1.a) Periodically review and update the City’s building reach code
ordinances to exceed the minimum State
standards for energy efficiency and on-site
renewable energy generation .
Adopt reach codes
with California
building code
updates
Triennially,
beginning
1/1/2023
CDD General Fund,
grant funds
6.A.2 (Program H.F.2.c) Pursue regional, State,
and Federal funding for programs to increase the
energy efficiency of existing homes, to assist
affordable housing developers in incorporating
energy efficient designs and features, and to
increase the production of renewable energy in
residential development. Also see Programs
[Insert reference to HUD program]
Evaluate potential
funding sources
Annually, Q1
CDD,
DPW
(Utilities)
General Fund 6.A.3 (New) Develop and implement programs that assist very-low-, low- and moderate-income
households manage their utility costs, such as
providing low-flow and other water or energy
conserving appliances available to very-low-,
low- and moderate-income households, such as
BAYREN’s Water Upgrade $aves Program, and
training and counseling on water conservation
measures in landscape design.
Develop programs
Identify funding goals
and implement
12/31/2024
12/31/2024
24 A.
Preliminary 2023-2031 Goals, Policies, & Programs ATTACHMENT 1 Policy Lead
Dept
Funding
Source
Program Actions Implementation
Timeline
CDD,
DPW
(Stormw
ater)
General Fund 6.A.4 (NEW) Consistent with the City’s Green Infrastructure Plan and Section C.3 of the
Municipal Regional Stormwater Permit (MRP),
require new residential development to retain
and treat stormwater from the site and adjacent
rights-of-way.
Require compliance
with Green
Infrastructure and
MRP
Ongoing
CDD,
DPW
(Sustaina
bility)
General Fund 6.A.5 (NEW) Study potential updates to the zoning ordinance to reduce parking
requirements for residential developments that
provide and/or promote alternative modes of
transportation for residents, such as prepaid
transit fare cards, rideshare app credits, prepaid
memberships to on-demand car rental on-site
(e.g., ZipCar), or are in close proximity to high
quality transit as defined by Government Code
Section XX.
Study session at the
Planning Commission
12/31/2026
6.B (Policy H.G.1) Participate in regional efforts to reduce greenhouse gas emissions.
CDD General Fund 6.B.1 (Program H.F.2.b) Collaborate with the San Mateo County Congestion Management Agency
(C/CAG) to develop a transportation demand
management (TDM) policy applicable to new
development.
Adopt TDM policy 6/30/2023
CDD General Fund 6.B.2 (NEW) Cooperate with the Association of Bay Area Governments and Metropolitan
Transportation Commission to implement Plan
Bay Area 2050.
Implement Plan Bay
Area 2050
Ongoing
7. Goal: Avoid unreasonable government constraints to the provision of housing. Brisbane is committed to reducing constraints to the provision of housing, whether new development, added ADUs, additions or remodels. In 2021, the City Council adopted a Technology Master Plan that programs significant funds to upgrading Community Development Department permitting software as well as enhancing the City’s Geographic Information Systems (GIS). In 2022, the City launched a process engineering study for planning entitlement and building permit processes to map these processes and identify how upgraded permitting systems and modified City procedures can 25 A.
Preliminary 2023-2031 Goals, Policies, & Programs ATTACHMENT 1 streamline and expedite project reviews. The City has recently adopted objective design standards for housing development projects, and hired contract planning staff to enhance the City’s capacity to process planning entitlement applications. The programs below address these significant programs and the City’s commitment to streamline permitting to save applicants both time and money.
Policy Lead
Dept
Funding
Source
Program Actions Implementation
Timeline
7.A (Policy H.I.1 and H.B.6)) Improve the development review and approval process CDD General Fund 7.A.1 (Program H.I.1.a) Continue to evaluate and implement changes to the zoning ordinance and
permitting process to simplify and streamline
approval of projects that meet the City’s housing
goals. (See Program 7.A.4)
Evaluate zoning
ordinance
Evaluate permitting
process
Annually, Q4
Annually following
implementation of
process
improvement
study.
CDD General Fund 7.A.2 (Program H.D.1.c & H.I.1.D) Amend the NCRO-2 district regulations to adopt objective
design standards for mixed-use residential
development.
Objective design
standards for NCRO2
5/31/2025
CDD General Fund 7.A.3 (Program H.B.3.d) Continue to allow ministerial approval by the Community
Development Director, subject to a minimal fee,
of exceptions to the Zoning Ordinance for
reasonable accommodation for housing for
persons with disabilities per Government Code
Section 65583(c)(3). (Ordinance 558 adopted
April 2011)
Process reasonable
accommodation
requests
Ongoing
CDD General Fund 7.A.4 (New) Implement the 2022 process improvement study recommendations for
citywide permitting improvements to reduce
permit processing times and better coordinate
interdepartmental review of housing
development projects.
Implement
permitting process
improvements
12/31/2023
CDD General Fund 7.A.5 (Program H.I.1.f) Evaluate City staffing Evaluate Community Annually, Q1 26 A.
Preliminary 2023-2031 Goals, Policies, & Programs ATTACHMENT 1 Policy Lead
Dept
Funding
Source
Program Actions Implementation
Timeline
levels relative to capacity for processing
development applications. Continue to utilize
contract planning staff to increase the City’s
capacity to process planning entitlement
applications as needed and as budget allows.
Development
Department staffing
levels relative to
permit processing
capacity
CDD General Fund 7.A.6 (NEW) Consider joining with other cities in San Mateo County to share housing staff to
support management of the City’s below market
rate housing inventory.
Participate in
Countywide
discussions convened
by 21 Elements
Ongoing
CDD,
DPW, PD,
NCFA
General Fund 7.A7 (NEW) Continue to offer pre-application development consultation with planning,
building, public works, police, and fire staff.
Pre-application
consultations
Ongoing
27 A.