FOSTER CITY
Housing Element 2023-2031
Implementation Roadmap
August 2024
Prepared by:
Foster City Community Development Department and
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Table of Contents
1. EXECUTIVE SUMMARY............................................................................................................. 1
2. INTRODUCTION ....................................................................................................................... 3
3. SUMMARY OF HOUSING NEEDS .............................................................................................. 5
4. HOUSING ELEMENT GOALS, POLICIES, AND IMPLEMENTATION PROGRAMS ......................... 7
5. FINANCIAL RESOURCES............................................................................................................ 9 A. CITY FINANCIAL RESOURCES....................................................................................................... 9 B. COUNTY FINANCIAL RESOURCES................................................................................................ 13 C. REGIONAL FINANCIAL RESOURCES............................................................................................. 15 D. STATE AND FEDERAL FINANCIAL RESOURCES................................................................................ 15 E. EXISTING AND PROJECTED REVENUES FROM EXISTING SOURCES....................................................... 18
6. STAFFING RESOURCES ........................................................................................................... 21 A. FOSTER CITY......................................................................................................................... 21 B. SAN MATEO COUNTY............................................................................................................. 23 C. PARTNERSHIPS....................................................................................................................... 23
7. STRATEGIES AND ACTIONS .................................................................................................... 25 A. GUIDING PRINCIPLES.............................................................................................................. 25 B. SUMMARY OF STRATEGIES AND ACTIONS.................................................................................... 25 C. HOUSING ELEMENT IMPLEMENTATION ACTIONS FOR 2024 ............................................................29 D. FUNDING RECOMMENDATIONS................................................................................................. 32
8. IMPLEMENTATION BY YEAR .................................................................................................. 35
9. APPENDICES........................................................................................................................... 41 APPENDIX A: POLICY/PROGRAM MATRIX (HOUSING ELEMENT TABLE 8-5)...........................43 APPENDIX B: HOUSING PROGRAM NEAR-TERM IMPLEMENTATION PROGRAMS..................51 APPENDIX C: AFFORDABLE HOUSING FINANCE 101, 21 ELEMENTS, 2022. ............................59 HO U S I N G EL E M E N T 2 0 2 3 - 2 0 3 1 IM P L E M E N T A T I O N RO A D M A P ii | P a g e
List of Tables
Table 1: Regional Housing Needs Assessment, City of Foster City ............................................. 5 Table 2: Housing Element Goals................................................................................................. 7 Table 3: Summary of City Housing Funds ................................................................................. 12 Table 4: HCD NOFA Summary................................................................................................... 16 Table 5: Existing Funding Resources......................................................................................... 19 Table 6: Projected Revenues: FY 2024-25 to FY 2028-29 ......................................................... 19 Table 7: Housing Element Implementation Actions for 2024................................................... 29 Table 8: Proposed Funding Summary by Program. .................................................................. 34 Table 9: Implementation Programs by Year............................................................................. 35 List of Figures
Figure 1: Community Development Department Organization Chart....................................... 22 1 | P a g e
1. Executive Summary
This Housing Element 2023-2031 Implementation
Roadmap (”Roadmap”) provides a strategy to guide
planning and priorities for implementation of the
Housing Element policies and programs, with special
focus on the near-term priorities to facilitate meeting the seven goals, 37 policies, and 106 implementation
programs of the Housing Element, and the issued RHNA
targets for the eight-year planning cycle. The Roadmap
includes prioritization of programs, financial analysis, and recommendations for the use of the City’s limited
available housing funds. The City’s currently available housing funds are approximately $8 million.
Most of the implementation programs can be
accomplished with existing resources, primarily staff
time and City Council approval. A few, however, require additional funding. The Roadmap includes
recommendations for leveraging the City’s available housing funds by using them as matching funds for county and state housing funding opportunities advertised through Notices of Funding Availability (NOFAs). Many of these sources are very competitive and/or require conditions that don’t apply to Foster City at the present time, such as proximity to major transit or “shovel ready” projects. The Roadmap includes the recommended allocation of the City’s funds to the proposed programs.
The Roadmap is a working document that will be modified and adjusted as conditions change, such as when new funding opportunities become available, submitted funding applications are not successful, or opportunities for collaboration with other jurisdictions or organizations become available. Minor adjustments may be made by the Community Development Director with major changes in direction to be reviewed by the City Council. The Roadmap identifies potential sources of funding and provides staff with the flexibility to apply for future funding applications up to $50,000 that are consistent with the Housing Element goals and policies in order to provide staff with the ability to respond to short-turnaround funding opportunities.
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2. Introduction
The Roadmap provides a recommended
approach to implement the goals, policies,
and programs contained in the 2023-2031
Housing Element, adopted May 22, 2023
with revisions adopted March 20, 2024. In
addition, the Roadmap ensures use of
appropriate funds and funding opportunities
and provides an overview of financial
planning resources and tools available for
implementing the Housing Element
programs.
The Housing Element is an integral part of
the Foster City General Plan that serves to
identify the community’s housing needs;
state the community’s goals and objectives
for housing production, rehabilitation, and
conservation to meet those needs; and
define the policies and programs that the
community will implement to achieve the
stated goals and objectives.
On March 20, 2024, the City Council adopted
a General Plan Amendment consisting of revisions to the 2023-31 Housing Element and on April 18, 2024, the City received a letter from Department of Housing and Community Development (HCD) that the adopted housing element is in substantial compliance with State Housing Element Law.
This Roadmap analyzes priorities, resources, funding opportunities, and budget requirements for implementing the seven goals outlined in the Housing Element.
This Roadmap will be updated periodically by the Community Development Department to reflect completed tasks and progress as well as to refine the Roadmap for future years.
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3. Summary of Housing Needs
The Council adopted Housing Element includes seven (7) primary housing needs for the 2023-31 planning period. The seven primary housing needs identified for the City of Foster City are:
1.Provide resources and/or access to resources to address the high cost of housing – about
32.6% of renters and 32.9% of owners are cost burdened or severely cost burdened.
2.Provide opportunities to age in place – Increasing senior population results in needs to age in place, move to multi-family and/or accessible units.
3.Increase the housing supply – the increase in jobs to household ratio creates need for more units.
4. Provide opportunities for home ownership for low- and moderate-income households – costs are out of reach for households earning a low or moderate income.
5.Provide more housing choices for those with disabilities – persons with disabilities face additional housing challenges.
6.Increase the supply of extremely low-income units – very few housing units are available for extremely low-income households.
7.Increase opportunities for a wide variety of housing types – a variety of housing types in all areas of the city are needed to provide housing choices for all types of households.
The Housing Element includes a Housing Needs Action Plan that organizes the strategies and programs of the Housing Element by each need.
The production of additional housing units to address housing needs is a key component of the Housing Element. The Association of Bay Area Governments (ABAG) determines the housing production targets for each jurisdiction in the nine-county Bay Area. Foster City’s Regional Housing Needs Assessment (RHNA) for 2023-2031 is 1,896 units. The breakdown of the number of units based on the affordability levels is shown in Table 1:
TABLE 1: REGIONAL HOUSING NEEDS ASSESSMENT, CITY OF FOSTER CITY BELOW MARKET RATE UNITS 1,119
MARKET RATE
UNITS
VERY LOW- INCOME
UNITS
LOW-INCOME
UNITS
MODERATE-INCOME
UNITS
ABOVE MODERATE-INCOME
UNITS TOTAL UNITS
520 299 300 777 1,896
The RHNA is based on factors including population growth, job growth, increasing diversity, an increasing number of seniors, percentage of households with incomes below the area median- income, home values, rents, and single-family home growth. To meet the RHNA targets for 2023- HO U S I N G EL E M E N T 2 0 2 3 - 2 0 3 1 IM P L E M E N T A T I O N RO A D M A P 6 | P a g e
2031 will be extremely challenging for Foster City, due in large part to the lack of available vacant land and factors out of the City’s control such as interest rates and construction costs. This Roadmap provides a framework for prioritizing factors that are within the City’s control, including providing opportunities for expediting and streamlining the development review processes, prioritizing certain types of housing, and creating incentives. 7 | P a g e
4. Housing Element Goals, Policies, and
Implementation Programs
Chapter 8, Housing Goals, Polices, and Programs, of the Housing Element establishes the housing goals and policies for the city and describes the implementation programs that the city needs to undertake in the 2023-2031 planning period. These goals, policies, and programs aim to encourage additional housing in a way that is balanced with the community’s desires to retain the aspects of Foster City that make it a great place to live, work, and play. The seven (7) goals are shown in Table 2.
These seven (7) goals can be seen as part of a framework for new housing production that will address a variety of housing needs, the preservation of existing affordable housing, and strengthen tenant protections.
Chapter 8 of the Housing Element includes policies and programs with various timeframes to work toward these goals. These programs are summarized in Housing Element Table 8-5:
Policy/Program Matrix (see Appendix A). To meet the seven (7) Housing Element goals and housing needs, there are 37 policies and 106 programs included in the Housing Element. Of these 106 programs, 60 are ongoing or need to be done annually, and two need to be done quarterly.
This Roadmap focuses on the programs that require new efforts or programs, with less emphasis on the required continuation of established procedures and programs.
TABLE 2: HOUSING ELEMENT GOALS
H-A Goal: Reinforce the City’s Commitment to Meeting Housing Needs H-B Goal: Protect Existing Housing, Waterfront Character and Resources H-C Goal: Protect the Supply and Affordability of Rental Housing H-D Goal: Pursue Public and Private Redevelopment Opportunities to Increase the Supply of Housing
H-E Goal: Address Affordable Housing Needs
H-F Goal: Address Housing for Special Needs Populations H-G Goal: Affirmatively Further Fair Housing
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5. Financial Resources
The implementation of the Housing Element programs, especially the production of affordable housing, requires significant funding. This section of the Plan explores options for internal and external funding resources for implementing affordable housing strategies.
Implementation of the Housing Element includes a housing unit production goal of 1,896 units (777 market rate and 1,119 below market rate), Foster City’s assessed production target. To reach the assessed target for below market rate units, Foster City must either facilitate development of a substantially greater number of market rate units than the target and/or the City must facilitate development of 100% affordable projects. In addition to new housing production, implementation includes preservation of existing affordable units, addressing housing for special needs populations, and affirmatively furthering fair housing by expanding housing mobility and choices as well as providing improved access to fair housing information and services.
A. CITY FINANCIAL RESOURCES
The City maintains several funds related to affordable housing which are summarized below.
Some of these funds are available for implementation of Housing Element programs and some are dedicated for specific purposes. The discussion below describes the purposes, source of revenue, and obligations of the various funds, which are summarized in Table 3, including amounts available for Housing Element implementation.
For the funds that are available for Housing Element implementation, the factors that were used to determine the amounts available for Housing Element implementation, such as deductions for existing obligations, are shown in Table 5 and projected revenues are shown in Table 6.
Successor Agency Affordable Housing Fund (Fund 122)
From the creation of the Community Development Agency (CDA or ‘Agency’) in 1981 to the dissolution of redevelopment agencies by the State in 2012, the City’s major source of funds for affordable housing was the Agency’s set-aside housing fund. At the time the Agency was dissolved, the State “swept” $12.1 million of the Agency’s funds that were not already obligated.
During the tenure of the Agency, 383 units of affordable housing were created, including both rental and ownership units (including First-Time Homebuyer Loans).
In 2012, the City Council exercised its right to become the Successor Housing Agency to the former CDA. All non-cash housing assets and obligations, including the affordable housing units formerly owned and operated by the Agency, and loans receivable from the Metro Center Senior Housing Project and individual borrowers under the former First Time Homebuyer Loan Program, were transferred to the Successor Agency. Fund 122 was established to handle the revenues and expenditures related to these non-cash housing assets and obligations.
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A separate fund, Fund 604, established to manage the continuing financial obligations of the Successor Agency, including affordable housing obligations related to Marlin Cove and Miramar Apartments and monitoring affordable housing covenants in various developments, are funded from the tax increment received by the Successor Agency (Fund 604).
The budget for Fund 122 includes continued expenditures related to operating and maintaining the six (6) City-owned affordable housing units, property management services, landscaping, and other maintenance costs, as well as initiatives that were formerly funded by the CDA that support and enhance the availability of affordable housing in Foster City, such as the HIP Housing Homeshare Program and HEART (Housing Endowment and Regional Trust) dues.
In March 2013, the City Council established a policy to retain a fund balance of at least $300,000 to serve as a reserve for capital repairs to the units in the Existing Unit Purchase Program (EUPP).
Revenues going into Fund 122 include rental income from the six EUPP units, first-time homebuyer loan repayments, and Metro Senior Apartments loan repayments. Potential future revenue includes an equity share of the sale or first refinancing of any of the seven deed- restricted affordable ownership units at Emerald Bay after the deed restrictions will expire in 2026.
City Affordable Housing Fund (Fund 124)
The City created a City Affordable Housing Fund in 2012 (Fund 124) with initial funding from the one-time “boomerang” of $3.3 million that was the City/EMID share of the one-time “sweep” of CDA funds. The City dedicated these funds to the development of the 100% affordable Alma Point Senior Apartments.
Revenues into Fund 124 include loan repayments to the city related to Foster Square.
General Plan -Building and Construction Ordinance – Zoning Code Maintenance Fund (Fund 128)
This fund provides funding for the unreimbursed State mandated costs of updating and maintaining the City’s General Plan, Title 15 Buildings and Construction Ordinance and Title 17 Zoning Ordinance Maintenance. The fee is collected at the time of building permit issuance and is based on the value of the application and provides a dedicated funding source for future General Plan updates and zoning and building code updates without relying on the General Fund.
Commercial Linkage Fee (Fund 137)
In 2016, the City Council adopted Ordinance 606, establishing Chapter 17.88, Affordable Housing Commercial Linkage Fee. This fee provides a mechanism for new commercial development to pay a fee to offset the impacts of the development on the need for affordable housing. The first revenue of $360,580 into this fund occurred in FY 2020-2021. A payment of $4,789,410 was made in March 2024 by Gilead Sciences.
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The nexus studies documenting the need for this type of fee are available on the City’s website (https://www.fostercity.org/commdev/page/residential-development-standards-and-fees).
Commercial Linkage Fee revenues are subject to spending and reporting requirements under the Mitigation Fee Act.
Revenues into Fund 137 are anticipated from future development projects.
Below Market Rate Inclusionary In-Lieu Fees (Fund account to be established) In March 2022, the City adopted Ordinance 644, establishing Chapter 17.90, Below Market Rate Inclusionary Housing Program, which allows payment of a Below Market Rate Housing In-Lieu fees for developments of five (5) to nine (9) units. Fractional fees are also allowed for all developments for requirements of less than 0.50 below market rate units. No projects have been subject as yet to these fees.
Below Market Rate Housing In-Lieu fees revenues are subject to reporting requirements under the Mitigation Fee Act.
Tenant Relocation Assistance Fund – Foster’s Landing (Fund 138) In FY 2020-21, the City established the Tenant Relocation Assistance Fund to fund programs, in partnership with Essex Properties to help minimize the impacts of expiring affordable housing covenants to the residents of Foster's Landing. This program has been completed.
Workforce Housing (Fund 139)
In August 2022, the City of Foster City purchased 22 workforce housing units located in the Pilgrim Triton Master Plan development project using $7 million from the Capital Asset Acquisition and Replacement Fund (Fund 326). The Workforce Housing Program is designed to address the needs of first responders, public employees, and teachers in the very low-, low-, and moderate-income categories in order to make it possible for public servants to live near where they work. At the direction of the City Council, any net income from the rental operation of the 22 units must be used to repay Fund 326 (City Resolution No. 2022-42).
Equipment Replacement Fund – Workforce Housing (Fund 140) This fund is held for replacement and acquisition of 22 workforce housing units’ fixtures and equipment.
Local Housing Trust Fund (Fund 145)
A Local Housing Trust Fund (LHTF) isn’t necessarily a new funding source but provides a mechanism to aggregate funds from various sources. It enables Foster City to apply for matching funds from some other sources. Foster City created a Local Housing Trust Fund on February 20, HO U S I N G EL E M E N T 2 0 2 3 - 2 0 3 1 IM P L E M E N T A T I O N RO A D M A P 12 | P a g e
2024 ( City Resolution No. 2024-9). The dedicated funding source for the LHTF is Commercial Linkage Fees.
Successor Agency of the Community Development Agency (Fund 604) The Successor Agency fund is used to account for assets held for Foster City’s Successor Agency to the City’s former CDA. The Successor Agency Fund is a Private-Purpose Trust Fund that accounts for the accumulation of resources to be used for payments of recognized obligations.
The remaining obligation is the payment of tax increment subsidy and utility allowance for the Marlin Cove Apartments.
The financial activities of the fund are excluded from the Government-wide financial statements but are presented in separate Fiduciary Fund financial statements.
TABLE 3:SUMMARY OF CITY HOUSING FUNDS
FUND TITLE REVENUE SOURCES RESTRICTED PURPOSES
AVAILABLE
FOR
HOUSING
ELEMENT
PROGRAMS
AVAILABLE FUND
BALANCE AS OF
6/30/24
(PRELIMINARY)
122 Low- and
Moderate-Income
Housing Fund
(LMIHF)
Revenue from assets of the
former Community
Development Agency,
including loan repayments
and rental income.
Low- to moderate-income
housing
Yes $1,969,239
124 City Affordable
Housing Fund
Community Development
Agency “boomerang”
funds; payments related to
Foster Square
Affordable housing Yes $708,648
128 General Plan
Maintenance
Fund
Building permit fees Updating and maintaining
the City’s General Plan,
Title 15 Buildings and
Construction Ordinance
and Title 17 Zoning
Ordinance
Yes 2,281,025
137 Commercial
Linkage Fee Fund
Fees assessed on new
commercial development
per Chapter 17.88
Provide housing affordable
to very low-income, lower-
income, and moderate-
income households in the
city, consistent with the
goals and policies
contained in the city’s
housing element and the
purposes for which the
fees were collected, and
for administration and
compliance monitoring of
the affordable housing
program. (FCMC Section
17.88.060)
Yes $4,795,386
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FUND TITLE REVENUE SOURCES RESTRICTED PURPOSES
AVAILABLE
FOR
HOUSING
ELEMENT
PROGRAMS
AVAILABLE FUND
BALANCE AS OF
6/30/24
(PRELIMINARY)
138 Tenant Relocation
Assistance Fund
City housing funds,
contributions from Essex
Property Trust, and
Permanent Local Housing
Allocation Program (PLHA)
funds
Foster’s Landing tenant
relocation assistance
No Not
applicable
139 Workforce
Housing
Initial appropriation from
Capital Asset Acquisition
and Replacement Fund;
Rental income from
22_unit Workforce
Housing
22-unit Workforce
Housing; net operating
income (net income after
expenses) to be repaid to
Capital Asset Acquisition
and Replacement Fund 326
per City Council direction
No Not
applicable
140 Equipment
Replacement
Fund – Workforce
Housing
Rental income from
22_unit Workforce
Housing
Equipment replacement at
22-unit Workforce Housing
No Not
applicable
145 Local Housing
Trust Fund
Transfers from Commercial
Linkage Fees or other
sources, County awards
(includes $198,820 award
for Existing Unit Purchase
Program -2 units
rehabilitation)
Restricted per source fund
requirements
Yes $550,000
604 Successor Agency
of Community
Development
Agency
County reallocation of tax
increment from
redevelopment project
areas
Obligations of the former
Community Development
Agency
No Not
applicable
Fund
Account
to be
created
Below Market
Rate housing in-
lieu fee
In-lieu fees assessed on
new residential
development per Chapter
17.90; allowed for
fractional unit
requirements or as option
for developments of five
(5) to nine (9) units
Provide, or assure the
continued provision of,
below market rate
dwelling units to extremely
low-income, very low-
income, lower-income, and
moderate-income
households in the city
(FCMC Section
17.90.100.C)
Yes 0
B. COUNTY FINANCIAL RESOURCES
The County of San Mateo offers two Notices of Funding Availability (NOFAs) per year – one in January and one in April. The County-administered funds come from county, state, and federal sources. The City of Foster City has been awarded nearly $200,000 in loaned funds for HO U S I N G EL E M E N T 2 0 2 3 - 2 0 3 1 IM P L E M E N T A T I O N RO A D M A P 14 | P a g e
rehabilitation of two of the Existing Unit Purchase Program Homes to transition them to future supportive housing. The City has two (2) years to spend the funds.
The second NOFA is for low interest loans for development construction. Foster City did not have an active project for the 2024 NOFA. However, staff may apply for a future NOFA if the City of Foster City partners with a nonprofit affordable housing developer and has a specific site eligible for development. This type of funding is typically used for 100% affordable projects that need to assemble financing from multiple sources to make the development possible. The use of this type of funding includes a requirement to comply with prevailing wage, so is not usually attractive to developers of mixed-income projects. The Alma Point 100% affordable project utilized County funds through this process.
In addition to the two NOFAs named above, the County also offers discretionary funding through Measure K. Measure K is a half-cent, countywide sales tax. The measure was placed on the November 2016 ballot to extend a previously approved half-cent tax until 2043 with the goal of providing local funds for local needs.1 Measure K funding is allocated annually for the County by the County Board of Supervisors for seven (7) categories of need, including:
Public Safety
Health and Mental Health
Youth and Education
Housing and Homelessness
Parks and Environment
Older Adults and Veterans Services
Community Services
The city submitted an application for $35,000 on August 2, 2024 for Measure K funds to support a pilot Emergency Rental Assistance Program (ERAP). The goal of the ERAP is to provide one-time emergency rent relief of one (1) month of rent up to a maximum of $3,000 for Foster City renters who are at risk of displacement within the next three (3) months. Staff will draft the details of the pilot program and present it to the City Council at a future meeting. While the amount of funding requested is relatively small, the fund has the potential to help a minimum of 10 tenants with one-time grants up to $3,000 each. The total amount being requested is $35,000 including $5,000 for administration of the program.
In addition, the County separately tracks one-time loans and initiatives that are funded at the recommendation of a member of the Board. These initiatives are approved by the full Board of Supervisors outside of the budget process to quickly meet unanticipated needs, leverage other funding sources and fill critical service gaps. These are collectively categorized as “District Specific” or “District Discretionary” initiatives. For fiscal year 24-25, the County Board of Supervisors has allocated $4 million to discretionary grant funding to cover funding gaps in 1 From the County’s Measure K Website: About Measure K – San Mateo County Measure K (smcmeasurek.org).
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affected County services within the Board priority areas of Children, Families and Seniors; Housing and Homelessness; and Emergency Preparedness.
C. REGIONAL FINANCIAL RESOURCES
Housing Endowment and Regional Trust (HEART)
HEART is a 501(c)(3) that was founded in 2003 as a public/private partnership among the cities in San Mateo County, the County, and the business, nonprofit, education, and labor communities to create more affordable housing in San Mateo County. To date, HEART has invested over $19 million to fund over 1,300 affordable homes. HEART’s programs include First-Time Homebuyer down payment assistance loans, loans to nonprofit developers to build or renovate affordable apartments near transit, and ADU plans and handbook. HEART notes on their website that for the developer loans, preference will be given to applications offering a greater number of affordable units, based on HEART funding per unit, and/or deeper affordability targeting. As well as in areas that include, but are not limited to: disadvantaged communities, infill development, and high/low resource and high segregation and poverty areas; high-density developments in Location Efficient Communities; and/or projects with proximity to public transportation.
HIP Housing
HIP Housing, under agreement with Foster City, provides a Home Sharing program that matches people who have space in their home to share, with people who are searching for an affordable place to live. HIP also provides a Self Sufficiency Program that provides housing scholarships and intensive trauma-informed case management to low-income parents and emancipated foster youth. HIP Housing Affordable Ventures (HHAV) also manages the six City-owned units in the Existing Unit Purchase Program as well as the 22-unit City-owned Workforce Apartments.
Bay Area Housing Finance Authority (BAHFA)
This regional housing finance authority was established by Assembly Bill 1487 in 2019. Several pilot programs have been initiated, including a pipeline pilot to provide an inventory of affordable housing projects in the pipeline but for which not all funding is secured, preservation programs, and anti-displacement pilot programs.
D. STATE AND FEDERAL FINANCIAL RESOURCES
The State of California’s Housing and Community Development Department (HCD) issues multiple Notice of Funding Availability (NOFA) opportunities annually. See NOFA Calendar 2024- 2025 for the full NOFA Schedule for HCD.
Table 4 summarizes state issued NOFAs that staff will monitor and review for potential application.
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TABLE 4: HCD NOFA SUMMARY
PROGRAM NAME(S) DEADLINE TO APPLY COMMENTS
Affordable Housing and
Sustainable Communities
Program
January – issued
March – application
due August-awards
Funds projects that implement land-use, housing,
transportation, and agricultural land preservation
practices that reduce GHG emissions.
Review eligibility requirements and monitor for 2025-
2026. Foster City might not qualify due to lack of transit options. We may be eligible for ICP (Integrated
Connectivity Project) which requires qualifying transit (generally transit that is directly operated by a public entity with a minimum of service stops during peak hours at the site under development) Would likely include a
partnership with an affordable housing developer.
Local Housing Trust Fund
Program
LHTF – NOFA
published 7/9/2024;
due by 9/17/2024
The City of Foster City set up a LHTF in order to be eligible to accept funds from the California LHTF Program. For this NOFA, the City must leverage at least $500,000 in funds.
Program funds shall be used for construction loans and/or deferred payment permanent financing loans at rates not more than 3% per annum. There are income target
requirements. Funds can be used for ADU/JADU with a
deed restriction for a minimum of 10 years.
Multifamily Super NOFA –
Multifamily Housing
Program;
MF – NOFA to be
determined; likely
around July 2024
The MF SuperNOFA is for affordable housing developers
and would require a partnership. Provides long-term,
deferred payment loans for new construction, rehab, and preservation of low-income rental housing.
Permanent Local Housing
Allocation (PLHA)
Over the counter
applications closed
May 1, 2024
Monitor for future opportunities – Foster City applies
through the County of San Mateo.
Prohousing Incentive
Program (PIP)
PIP-NOFA in August
2024; applications due
in December 2024;
awards in March 2025
The PIP is a point-based application scoring policies and regulations that go beyond the minimum statutory
requirements to promote housing. On August 1, 2024,
HCD announced 19 jurisdictions to receive $15 M. Next
round is due in December 2024; would require that the
City of Foster City to apply for prohousing status with the State of California.a
Homekey 3.0 Rolling awards Review program to determine eligibility.
CDBG Foster City must apply
through the County
Review eligibility requirements for program.
HOME Investment
Partnerships
Review eligibility requirements for program.
HOME American Rescue Plan
(HOME-ARP)
Review eligibility requirements for program.
National Housing Trust Fund Review eligibility requirements for program. a See Prohousing Incentive Program (PIP) application for specific requirements.
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Additional Information on Specific Funding Sources
Low-Income Housing Tax Credits (LIHTC)
The California Tax Credit Allocation Committee (CTCAC) allocates federal and state tax credits to the developers of affordable housing for households at 30% to 80% of median-income. This is a competitive process. Metro Senior Apartments, Miramar Apartments, and Alma Point Senior Apartments utilized tax credits.
Community Development Block Grant (CDBG)
CDBG is a federal program providing funds to jurisdictions that meet certain population thresholds. The jurisdiction can use the funds for a wide variety of purposes such as social services, capital projects, and affordable housing developments. Foster City does not meet the 50,000-population requirement to be an “entitlement city” and receive its own allocation of CDBG funds. The City has participated with San Mateo County via a Cooperation Agreement since 1975. Participation as part of the “Urban County” increases the amount of funds that come to the County for housing programs and makes the City eligible for grant opportunities or other programs that utilize these funds. The City has utilized these funds through the Rehabilitation Loan Program (now discontinued) and funding through other organizations, such as Rebuilding Together Peninsula. The Alma Point affordable housing project by MidPen Housing was able to use HOME funds, in part because the City had a Cooperation Agreement.
Housing and Urban Development Department (HUD)
HUD awards discretionary funding through over 20 Grant programs that support HUD initiatives, including Affordable Housing Development and Preservation, Community and Economic Development, Environment and Energy, Fair Housing, Homelessness, Homeownership, Rental Assistance, Supportive Housing and Services. NOFAs are released at various times during the year and applications are generally due in May through November, depending on the program.
Permanent Local Housing Allocation (PLHA)
PLHA funds are awarded similar to the CDBG program. The funds can be used for a variety of projects and programs that assist in addressing housing needs. The City is able to participate through the County.
Section 8 Housing Choice Vouchers
The Housing Choice voucher program is a federal program of the Department of Housing and Urban Development (HUD) administered by the San Mateo County Housing Authority. The voucher provides rental subsidies to low-income households to pay the difference between 30% of their income and the federally approved payment standard. The program allows households to find their own housing. Foster City adopted Chapter 5.72 in 2013 requiring landlords of a structure with more than ten units to accept Section 8 and other types of rental vouchers.
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landlords in California to accept Section 8 and VASH (Veteran) vouchers and other forms or rental assistance.
Veterans Affairs Supportive Housing (VASH) Vouchers
The VASH voucher program combines HUD’s Housing Choice Voucher rental assistance for homeless veterans with case management and clinical services provided by the Department of Veterans Affairs.
Other State Resources
Many other housing funding programs are administered by HCD. Housing developers and housing organizations are also eligible to apply for many of these programs.
E. EXISTING AND PROJECTED REVENUES FROM EXISTING SOURCES Existing funding resources as of the beginning of FY 2024-25 are shown in Table 5 below. The existing funding resources total is approximately $8.0 million. Table 5 does not include Fund 128 General Plan – Building and Construction Ordinance – Zoning Code Maintenance Fund that can be used to fund amendments to the General Plan and municipal code.
Projected revenues based on existing funding resources and likely revenues are shown in Table 6 below. The beginning balance of $8.0 M is anticipated to grow to $8.4 M by FY 2029-30. Because future revenue is primarily dependent on commercial development to generate commercial linkage fees, the timing of future revenue is not very predictable. This reinforces the need to leverage the City’s existing funds as much as possible, i.e., to use funds as a match for County, State, or Federal funds.
The County Loan for Existing Unit Purchase Program (EUPP) renovation is shown as approved by the County, and if accepted by the City will be restricted to the EUPP Renovation project.
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TABLE 5: EXISTING FUNDING RESOURCES
FUND
122 124 137 145-LHTF TOTAL NOTES
Beginning balance 6/30/24 (Preliminary $2,475,623 $708,648 $5,405,386 0 $8,589,657 Cash assets Reserve $300,000 for EUPP Property Reserve -$300,000 -$300,000 Transfer Commitment for EUPP County Match -$50,000 $50,000 0 Reserve for FY 2024/25 Budget -$156,384 -$110,000 -$266,384 includes some program funds Transfer per FY 2024/25 Budget -$500,000 $500,000 0
Total Available $1,969,239 $708,648 $4,795,386 $550,000 $8,023,273 TABLE 6: PROJECTED REVENUES: FY 2024-25 TO FY 2028-29
FISCAL YEAR
RESOURCES
BALANCE
6/30/2024 2024-2025 2025-2026 2026-2027 2027-2028 2028-2029 2029-2030 NOTES Balance – Combined Funds $8,023,273 $8,058,273 $8,292,093 $8,327,093 $8,362,093 $8,397,093 City Affordable Housing Fund 122 $1,969,239 1, 4
City Affordable Housing Fund 124 $708,648 $35,000 $35,000 $35,000 $35,000 $35,000 $35,000 2,5 Commercial Linkage Fund 137 $4,795,386 3,6
LHTF Fund 145 $550,000
County Loan for EUPP Renovation
(approved by County) 198,820
Total Resources $8,023,273 $8,058,273 $8,292,093 $8,327,093 $8,362,093 $8,397,093 $8,432,093 Notes:
1. Beginning balance is cash as of 6/30/24 less funds needed for EUPP match to County funds, FY 24-25 budget and $300,000 property reserve.
2. Beginning balance is cash as of 6/30/24.
3. Beginning balance is cash as of 6/30/24 less funds for FY 24/25 budget, and $500,000 transfer for LHTF NOFA approved in FY 24/25 budget.
4. Fund 122 source of funds is income from CDA assets; expenditures estimated to match revenues based on past 5 years; not included is income from Emerald Bay ownership units; affordability restrictions expire in 2026 – first sale or refinance after expiration requires equity share with City (estimate: 7 units x average $200K = potential $1.4M)
5. Fund 124 source of funds is primarily RDA boomerang funds & Foster Square loan repayments. Revenue based on average of past 5 years not including PLHA grant.
6. Commercial Linkage Fees require spending within 5 years of receipt.
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6. Staffing Resources
A. FOSTER CITY
The implementation of the Housing Element is primarily the responsibility of the Community Development Department. The Community Development Department’s two divisions each play a key role in supporting the provision of housing. The Planning/Code Enforcement Division ensures that new developments meet City standards as provided in the General Plan, Municipal Code, and other City policies. The City Council approved the position of Housing Coordinator in FY 2022-23. The position was filled in January 2023. The Housing Coordinator monitors developments with below market rate units subject to Affordable Housing Regulatory Agreements, including review of annual reports and advising on issues as they arise. This includes the six City-owned units in the Existing Unit Purchase program and the new 22-unit Workforce Apartments project. The Planning/Code Enforcement Division staff also oversee implementation of other programs of the Housing Element. The Code Enforcement program is responsible for maintaining the appearance of the community in accordance with the requirements of the Municipal Code.
The Building Inspection Division is responsible for ensuring that all construction project permitting within the City complies with the California Building Code, the Foster City Municipal Code and all other applicable codes and regulations.
The City utilizes consulting services when necessary to provide expanded capacity.
Funding is primarily from the General Fund with additional funds from Fund 128 General Plan – Building and Construction Ordinance – Zoning Code Maintenance Fund for work involving amendments to the General Plan and building and zoning regulations in the Municipal Code.
Figure 1 illustrates the make-up of the Community Development Department.
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FIGURE 1: COMMUNITY DEVELOPMENT DEPARTMENT ORGANIZATION CHART
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B. SAN MATEO COUNTY
The San Mateo County Department of Housing includes the Housing & Community Development (HCD) and the Housing Authority of the County of San Mateo (HACSM). The HACSM administers the HUD Section 8 Housing Choice Voucher Program. The HCD team administers the County’s Affordable Housing Fund and other housing programs.
The San Mateo County Department of Housing provides support to city staff by advising the city regarding the applicability of County NOFA opportunities to meet the city’s needs, including helping to ensure the proposed program meets the requirements of the specific funding source.
When there is a specific housing development requesting funding, such as Alma Point, the county provides support and assistance in securing funding from various sources.
The San Mateo County Human Services Agency coordinates programs to address homelessness in San Mateo County.
C. PARTNERSHIPS
Foster City works with many local partners to provide and support housing opportunities. Some of these include:
Bridge Housing: Owns and operates the 100% affordable Metro Senior Apartments; City staff serves on the Board of Directors for Metro Senior Apartments. MidPen Housing: Owns and operates the 100% affordable Alma Point Senior Apartments. Property Managers of Mixed-Income Apartment Developments: This includes the property managers at several apartment developments: Marlin Cove, Miramar, Plaza, Triton, and 100 Grand.
CALL Primrose Center: Provides food assistance to low-income individuals, families, and seniors.
LifeMoves: Provides interim housing, supportive services, and building collaborative partnerships to end homelessness.
Rebuilding Together Peninsula: Home repairs for low-income homeowners. Samaritan House: Delivers essential services and support to help people living in poverty to achieve financial independence and remain active, successful part of our community.
Services include but are not limited to meals, financial assistance, jobs, shelter, free clinic. . Project Sentinel: a nonprofit organization that supports tenants in navigating fair housing disputes and provides fair housing training opportunities for jurisdictions and nonprofits.
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7. Strategies and Actions
A. GUIDING PRINCIPLES
The Community Development Department’s strategies and actions to implement the Housing Element include focus on the following six guiding principles, listed in priority order:
1.Leverage Funding: actively explore new funding sources and leverage existing funding by pursuing matching funds to maximize the City’s ability to provide funding for housing programs.
2.Encourage Production: create financial and expedited application incentives for developers and homeowners to facilitate production of units; engage in strategic partnerships with nonprofit agencies and developers.
3.Facilitate Special needs: develop incentives and reduce barriers to access for seniors and those with special needs or disabilities. Engage in strategic partnerships with nonprofit agencies and developers.
4.Support Preservation: create incentive programs and improvements in communication of services available to assist owners in preserving and maintaining their housing units.
5.Protect Tenants: ensure that planned and existing market rate and below market rate rental units are well managed and in compliance with laws, including fair housing and anti- discrimination laws, regulatory agreements, policies, and BMR Guidelines.
6.Promote Sustainability: focus on sustainability, including energy efficiency and conservation, water conservation, walkability, access to public transit, lowering greenhouse gas emissions, and supporting climate change initiatives.
B. SUMMARY OF STRATEGIES AND ACTIONS
Implementation of the Housing Element centers on the housing unit production goal of 1,896 units (777 market rate and 1,119 below market rate), the City of Foster City’s assessed production target. To reach the assessed target for below market rate units, the City of Foster City must either facilitate development of a substantially greater number of market rate units than the targeted and/or the City must facilitate development of 100% affordable projects. In addition to new production, implementation includes preservation of existing affordable units and providing fair housing and other program information and services.
Challenges to implementation include:
Economic conditions – current costs of construction/labor, high interest rates, unemployment rates, the sharp downturn in the tech industry, inflation, etc. Foster City’s location away from the Caltrain corridor – due to the lack of a major public transportation corridor running through Foster City, the City is not eligible for funding reserved through MTC/ABAG for priority development areas (PDAs) as outlined in Plan Bay HO U S I N G EL E M E N T 2 0 2 3 - 2 0 3 1 IM P L E M E N T A T I O N RO A D M A P 26 | P a g e
Area, and other transit-oriented development (TOD) funding opportunities offered at the federal and state level.
Foster City’s land constraints – lack of available land for development. Foster City’s development impact fees and current inclusionary requirement of 20% of units contribute to the cost of building new housing units.
Limited local funds for housing – Foster City’s current affordable housing fund balance of $8M is very limited in the high-cost housing market of San Mateo County.
Key strategies and actions for implementing the Housing Element include:
A. OBTAIN AND LEVERAGE FUNDING
1. Leverage available City funding by using it as a match to obtain grants and loans for housing unit production and other programs.
The City’s recent creation of the Local Housing Trust Fund, facilitates the ability to leverage existing commercial linkage fee funds to apply for the State’s Local Housing Trust Fund NOFA. Programs utilizing the State LHTF must comply with State LHTF program requirements, including income targeting and prevailing wage requirements.
Apply for HCD’s 2024 LHTF NOFA, due in September 2024. If awarded to the City, funds must be distributed by the City in the form of loans. Proposed uses of the funds include:
a. Assistance to housing developers of very low- and low-income units (H-A-5-e) b. Low-income homeowner rehabilitation loan program (H-B-2-a) c. ADU financial incentive program (H-D-4-b)
2. Prioritize at least some funds to provide incentives for low-income ADUs as the option most likely to result in new units with limited City funds.
This is part of the proposal for HCD’s 2024 LHTF NOFA. Some of the funds would be used for low interest loans in exchange for a 10-year commitment that the ADU would be rented at affordable rates.
3. Prioritize some funds to offer financial subsidies for partnerships with housing developers.
This is part of the proposal for HCD’s 2024 LHTF NOFA. Some of the funds would be used for low interest loans to housing developers for creation of affordable housing units.
4. Create and implement a plan for rehabilitation of EUPP homes for supportive housing.
The County has awarded Foster City nearly $200,000 as a loan from the County of San Mateo from their 2024 NOFA. These funds would be used to rehabilitate two of the City’s EUPP homes to prepare them for future use for supportive housing. However, staff recently learned from the County that there will be an additional requirement for a more extensive environmental review for the project at an additional cost of 20% of the project HO U S I N G EL E M E N T 2 0 2 3 - 2 0 3 1 IM P L E M E N T A T I O N RO A D M A P 27 | P a g e
cost or more. Therefore, staff recommends delaying use of the funds, which will likely require a future application, to give staff time to explore the potential for future County NOFAs to fund rehabilitation of the additional four EUPP units to consolidate the environmental review to one project, and to prepare a long-term strategy for the EUPP units for City Council guidance and review.
5. Obtain funding for preservation of units for low-income households and those with special needs.
This is part of the proposal for HCD’s 2024 LHTF NOFA. Some of the funds would be used for low interest loans to lower-income owners to improve their homes.
Look for additional funding in the form of loans or matching grants to assist low-income households or partnerships with nonprofits that can assist low-income and special needs households.
6.Obtain funding for Housing Element programs such as programs requiring workshops, significant outreach, acquisition of software, and financial incentives (e.g. energy efficiency) for which funding might be available.
A tenant-landlord education workshop is scheduled for August 28, 2024 in partnership with Project Sentinel.
7. Monitor funding sources at the local, state, and federal level for potential sources of funding.
Staff are continually monitoring funding sources at the local, state, and federal level for potential opportunities.
Staff recommends exploring the ProHousing Incentive Program (PIP) for the next round of funding.
Specific funding opportunities include the proposed Bay Area Affordable Housing Bond Ballot Initiative for affordable housing, which would provide $2.1 B to the County of San Mateo. The initiative is on the November 2024 ballot.
B. PROVIDE INCENTIVES
1. Provide administrative incentives to developers and property owners, consisting of streamlined protocols and requirements and reduced fees for permitting.
Staff has implemented a number of administrative streamlining efforts already and continues to make improvements to forms, protocols, and the City’s website and to create expedited processing opportunities for specific programs.
2.Provide financial incentives to facilitate and encourage production of units such as subsidies for below market rate unit production, especially for extremely low- and very low-income units (including ADUs/JADUs), subsidies for 100% affordable HO U S I N G EL E M E N T 2 0 2 3 - 2 0 3 1 IM P L E M E N T A T I O N RO A D M A P 28 | P a g e
projects, and incentives to reduce the cost of compliance such as waiver of rental registry fees for projects that meet certain conditions. Staff held a roundtable with nonprofit and for-profit housing developers in June 2024 to learn more about constraints and to explore ways the City can facilitate housing production.
For funding incentives, staff will research grants and NOFAs and conduct an analysis on potential opportunities for subsidies or fee waivers based on existing fund balances and potential NOFA funding opportunities. Subsidies of ADUs/JADUs are likely to be the most cost-effective subsidies to produce new units if owners will accept the deed restriction requirement that is a term of HCD’s LHTF program.
For the September 2024 application to HCD for LHTF matching funds, proposed uses of the LHTF funds include:
a. Assistance to housing developers of very low- and low-income units b. Low-income homeowner rehabilitation loan program
c. ADU financial incentive program
C. FORM PARTNERSHIPS
1. Conduct extensive outreach to both for-profit and non-profit developers and owners to form partnerships and promote development of opportunity sites.
The City will need to be creative in partnering with developers to ensure that it meets both the above-moderate target of 777 units and the below market rate target of 1,119 units. Incentives to help improve the financial feasibility of projects, such as long-term subsidies, or the acquisition of land need to be considered.
2.Explore flexibility in implementation of the City requirements, such as assistance with impact fee payments or other requirements, that may assist in financing of housing development.
3.Look for opportunities to partner with affordable housing providers on 100% affordable housing developments. These types of developments are more likely to obtain competitive funding from county, state, and federal sources. Such developments bring the City closer to meeting its RHNA targets for affordable units.
D. MONITOR CONSTRAINTS TO IMPLEMENTATION
1. Continue roundtable discussions with housing developers to better understand potential ways that the City can help mitigate constraints to housing development.
Examples of key constraints include land costs, construction costs, prevailing wage requirements, and financing limitations. Staff held the first in a series of roundtable discussions with nonprofit and for-profit housing developers in June 2024 to learn more about constraints and to explore ways the City can facilitate housing production.
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C. HOUSING ELEMENT IMPLEMENTATION ACTIONS FOR 2024
Table 7, Housing Element Implementation Actions for 2024, summarizes the core guiding strategic principles, notes whether additional funding is needed, and describes the planned actions. Note that programs that are “ongoing” are not included in order to focus on implementation of new programs. Programs completed in 2023 are also not included.
Actions are color coded as follows:
COLOR CODING LEGEND
Action Items:
Complete Action Items
Actions Requiring Outreach, Engagement,
Partnerships
Actions Requiring Policy and/or Code
Amendments, Plan Updates
Actions Requiring Finance and Funding
Programs through NOFAs or budget allocation
Actions Requiring Streamlining Efforts
Actions that are Other Programs/Tools
TABLE 7: HOUSING ELEMENT IMPLEMENTATION ACTIONS FOR 2024
PROGRAM TITLE
GUIDING
PRINCIPLES
ADDITIONAL FUNDING
NEEDED ACTIONS
H-A-5-e NOFAs for
Affordable Housing
Funding
Production
YES: propose HCD
LHTF & City match
Create a Foster-City issued NOFA program by
December 2024 for implementation in 2025.
Funds for this are proposed to be included in the
proposal for HCD LHTF funding.
H-B-2-a Lower-
Income Homeowner
Rehabilitation Loans
Funding
Preservation
YES: propose HCD
LHTF & City match
Use already drafted program (prepared for
County NOFA) to request funds from HCD LHTF.
Propose loans up to $100,000 at 3% interest,
deferred. Issue a Foster City RFP for
administration of the program and seek funding
opportunities from other sources (e.g., solar).
Partner with a nonprofit such as Habitat for
Humanity to administer the program. Advertise
program in the Islander, Housing Newsletter,
website and launch at a public workshop with
homeowners.
H-B-2-b Facilitate
Non-Profit
Rehabilitation/
Funding
Preservation
YES; request budget
from City housing
funds
Partner with HIP Housing, Rebuilding Together,
or another nonprofit to provide these services for
low-income homeowners. Issue a rebate program
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PROGRAM TITLE
GUIDING
PRINCIPLES
ADDITIONAL FUNDING
NEEDED ACTIONS
Maintenance
Assistance
for up to $5K for very low-income homeowners.
Create advertising for program; launch at public
workshop.
H-D-4-b ADU/JADU
Financial Incentive
Program
Funding
Production
YES: propose HCD
LHTF & City match
Develop low-income ADU/JADU loan program by
December 2024 (LHTF funds must be disbursed
as loans). Propose loans up to $100,000 at 3%
interest, deferred. Advertise incentives and hold
workshop for program in early 2025.
H-D-4-g Multi-Family
ADUs
Production Maybe Develop incentives by December 2024. Look for incentives that don’t trigger prevailing wage
requirements. Conduct outreach to two
properties per year beginning in 2025.
H-F-1-j Public
Investment in
Accessibility
Funding
Special Needs
YES: funded through
CIP
ADA Transition Plan is planned for completion in
2024. This is being done by the Public Works
Department.
H-B-3-d Climate
Action Plan
Sustainability Maybe able to benefit
from other funding
opportunities
Draft is underway. Complete and present to City
Council for approval by December 2024. Adopt
CAP implementation programs by December
2024. Seek NOFA opportunities for
implementation programs as appropriate upon
approval.
H-C-1-b Amend
Percentage of BMR
Units in Conversions
(Chapter 17.76 of
Municipal Code)
Production Fund 128: General
Plan/Code
Maintenance in FY 24-
25 Budget
Prepare staff report and draft resolution for
approval by December 2024.
H-C-3-b Anti-
Displacement
Strategy
Protection Fund 128: General
Plan/Code
Maintenance in FY 24-
25 Budget
Review other jurisdictions’ Strategies, including
Redwood City and San Mateo. Engage with 21
Elements participants for peer review and
research. Prepare draft Strategy for City Council
approval by December 2024. Implement in 2025.
H-D-4-c Pre-reviewed
ADU/JADU Designs
and Expedited Review
Production Adopted by City Council on 8/5/2024. Coordinate with HEART to use their designs and IDEC to pre-
review the designs; prepare content for HEART
website and forms for FC; adopt a process for
people to apply to have a design pre-reviewed by
December 2024.
H-D-4-f Objective
Design Standards for
ADUs
Production
Sustainability
Fund 128: General
Plan/Code
Maintenance in FY 24-
25 Budget
Prepare ODDS for ADUs by December 2024.
H-D-6-c Amend
Parking Requirements
Production
Sustainability
Fund 128: General
Plan/Code
Maintenance in FY 24-
25 Budget
Prepare report for and present to Planning
Commission and City Council by December 2024.
H-D-6-f SB9 Objective
Design Standards
Production
Sustainability
Fund 128: General
Plan/Code
Maintenance in FY 24-
25 Budget
In progress. Amend Zoning and Subdivision
regulations in compliance with SB9 to allow
additional housing units on single-family parcels
by December 2024.
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PROGRAM TITLE
GUIDING
PRINCIPLES
ADDITIONAL FUNDING
NEEDED ACTIONS
H-F-1-i Community
Care Facilities
Funding
Special Needs
Fund 128: General
Plan/Code
Maintenance in FY 24-
25 Budget
Amend Municipal Code by December 2024
H-F-2-d Emergency
Shelter Zoning
Special Needs Fund 128: General
Plan/Code
Maintenance in FY 24-
25 Budget
Amend Chapter 17.82 by May 2024.
H-G-2-e Rental
Registry
Protection MAYBE: Fund 137;
some funds in CDD
budget in FY 24-25
In progress. RFP to be issued in August 2024 for a
consultant to provide software and professional
services with final selection of consultant in
October 2024 and implementation of program in
2025. Develop rental registry program and report
to City Council by December 2024.
H-D-4-j ADUs and
JADUs in Religious
and Institutional Uses
and School Sites
Production Amendments to zoning completed. Develop plan for outreach in 2024; begin meetings in 2025.
H-D-5-a School Sites Production Amendments to zoning completed. Develop plan for outreach to school district and private schools
in 2024; begin meetings in 2025.
H-D-5-b Religious and
Nonprofit-Owned
Sites
Production Amend zoning regulations by December 2024;
Develop plan for outreach plan in 2024; begin
meetings in 2025.
H-D-6-a Minimize
Governmental
Constraints
Production Held workshop with developers and nonprofits in June 2024. Develop list of streamlining efforts
and methods to reduce barriers; implement
streamlining programs by December 2025 and
repeat process in 2028.
H-E-3-c Cooperative
Ventures
Funding
Production
Special Needs
Held workshop with developers and nonprofits in
June 2024. Continue with follow-up to encourage
cooperative ventures.
H-E-9-a Family
Friendly Housing
Funding
Production
Special Needs
Report to Council by December 2024
H-E-9-b Small
Housing Units
Funding
Production
Special Needs
Sustainability
Amend Zoning Regulations by December 2024;
conduct outreach at least annually with news
articles and through roundtable meetings.
H-F-1-f Support
Services for Special
Needs Population
Funding
Production
Special Needs
Hold workshop with service providers and
develop plan by December 2024. Implement plan
by December 2025
H-G-1-a Non-
Discrimination
Protection City website was updated in 2023; hold
information session in 2024 and annually
thereafter. Workshop is scheduled for July 24,
2024.
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PROGRAM TITLE
GUIDING
PRINCIPLES
ADDITIONAL FUNDING
NEEDED ACTIONS
H-G-2-b Fair Housing
Training for Landlords
and Tenants
Protection Partner with Project Sentinel. Workshop is
scheduled for July 24, 2024. Conduct annual
workshops,
H-G-2-d Multi-Lingual
Tenant Resources
Special Needs Coordinate with local and regional agencies that provide multilingual fair housing education
services. Website has been updated to provide
forms in multiple languages. Staff is coordinating
with Project Sentinel to help identify resources to
assist as needed.
H-G-3-b Expand Bus
Service
Sustainability Amend application submittal requirements for developers to include TDM plan for expanded bus
service. Complete amendments to forms by
December 2024
H-C-2-a Monitor
Affordable Housing
Regulatory
Agreements
Protection Major update to BMR Guidelines was completed in December 2023. Minor updates to the BMR
Guidelines will be issued as needed; prepare
package of revisions to regulatory agreements
and Letter Agreements for BMR developments
for which the City and the developer mutually
agree to revisions by December 2025. Annual file
audits take place annually and training is
provided to property managers quarterly.
H-F-1-c Adaptable/
Accessible Units for
the Disabled
Funding
Production
Special Needs
BMR Guidelines and Municipal Code Chapter
17.90 were updated in December 2023.
H-F-1-g Extremely
Low Income Units for
Special Needs
Production
Special Needs
BMR Guidelines and 17.90 were updated in
December 2023.
H-F-1-h Age Friendly
Initiative
Funding
Special Needs
Plan was completed in 2023.
D. FUNDING RECOMMENDATIONS
In addition to the programs noted above in Table 7 as needing funds, several programs are included in the Housing Element for later years that would also require funding. These programs could be considered if there’s a new infusion of funds from commercial linkage fees:
H-E-1-b: New Units for City-Owned Affordable Housing Program. If funds are available, purchase existing older single-family or duplex units or other units to provide affordable rental housing for larger families.
H-E-5-a: New Agreements for Affordability of Existing Rental Units. If a source of funding can be identified, work with owners of existing market rate rental units to include affordability agreements.
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H-F-1-e: Home Sharing for Special Needs Population. Support the HIP Housing Home Sharing Program as part of a collection of policies programs and practices for addressing special housing needs, including seniors, those living with disabilities, those at risk of homelessness and female householders.
Note: a funding amount is included in the funding recommendations for a program to be developed to offer a financial incentive to encourage home sharing for people with special needs.
H-F-2-a: Emergency Housing Assistance. To the extent funds are available, participate and allocate funds, as appropriate, for County and non-profit programs providing emergency shelter and related counseling services. (Note: this has been included in the City’s annual budget.)
H-F-2-b: Emergency Shelter Uses. To the extent funds are available, the City will contribute to non-profit agencies involved in providing housing for the homeless in San Mateo County. (Note: this has been included in the City’s annual budget.) The units in the EUPP will require renovation in future years prior to transition to supportive housing (and also would require renovation even if retained as affordable rentals). Staff will develop a draft renovation schedule and transition plan for a City Council Study Session and Council direction at a future date:
H-E-1-a: Existing Unit Purchase Program-Opportunities for Supportive Housing. Implement the tenant preferences adopted in January 2023 for the Existing Unit Purchase Program (City- owned units) so that when vacancies occur, housing providers have an opportunity to propose renting the unit to provide supportive housing for people with disabilities and if no acceptable proposals are received, then continue to maintain the existing units owned by the City as rentals for large very low- and low-income families.
Based on the analysis of funds available and the outlined strategy, Table 8, Proposed Funding Summary by Program, includes a funding strategy to utilize existing affordable housing funds together with matching funds to the extent feasible. This proposal includes using 5.49 million in City funds of the available $8.0 million, including $4,675,000 of the $5,405,386 in Fund 137 Commercial Linkage Fee, which has a five-year time limit from the date of each receipt. The funding and implementation of associated programs would be spread out over the six years remaining in the 2023-2031 Planning Period.
The funding strategy outlined in Table 8 may change as additional financial resources are secured or other conditions change, including not being successful in obtaining an award of HCD LHTF monies. Staff will also collaborate with the City Attorney’s office on a more detailed review to ensure that the proposed uses of the funds are consistent with any restrictions for the specific funding sources. Staff is not proposing any spending from Fund 124 at this time in order to maximize the funds spent from Fund 137 Commercial Linkage Fee that have a time limit. The use of Fund 124 may be revisited for future programs.
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TABLE 8: PROPOSED FUNDING SUMMARY BY PROGRAM.
PROGRAM EXPENDITURES FUND 122 FUND 137 FUND 145-LHTFA COUNTY CAL LHTF** TOTAL
AVERAGE
PER YEAR
H-E-1-a EUPP Renovation (2 units)b 50,000 198,820 248,820 TBD H-E-1-a EUPP Renovation (4 units) –
future yearsb 400,000 Apply 400,000 TBD
H-E-1-a Convert EUPP to Special Needs –
future years 100,000 Apply 100,000 TBD
Programs part of HCD LHTF
application:
H-D-4-b ADUs-low interest loansc 750,000 750,000 1,500,000 250,000 H-A-5-e Development at MF sites –
incentives – NOFA 2,925,000 2,925,000 5,850,000 975,000 H-B-2-a Low-income homeowner rehab
loansd 1,000,000 1,000,000 2,000,000 333,333
H-B-2-b Homeowner rehab minor grants 20,000 20,000 3,333 H-F-1-e Homeshare for special needs
incentives 125,000 125,000 20,833
H-G-2-e Rental Registry 120,000 120,000 20,000
TOTAL $570,000 $245,000 $4,675,000 $198,820 $4,675,000 10,363,820 a Proposed for application due in September 2024, to be transferred from Fund 137. b Long term strategy for EUPP units is being prepared.
c Draft proposal: up to $100,000 loan at 3% interest, deferred; 15 units. d Draft proposal: up to $100,000 loan at 3% interest, deferred; 10 units. ** Projection based on draft application, subject to approval by HCD. 35 | P a g e
8. Implementation by Year
The Housing Element covers the years 2023 through 2031. Table 9 shows the year or years for completion of each of the implementation programs. The measures with “Annual or Ongoing” requirements are listed at the end of the table.
COLOR CODING LEGEND
Action Items:
Completed Items
Actions Requiring Policy and/or Code
Amendments, Plan Updates
Actions that are Other Programs/Tools
Actions Requiring Finance and Funding
Programs through NOFAs or Budget Allocation
Actions Requiring Outreach, Engagement,
Partnerships
Actions Requiring Streamlining Efforts
TABLE 9: IMPLEMENTATION PROGRAMS BY YEAR
YEAR DUE
IMP.
PROGRAM ACTION ITEM NOTES
2023 H-A-4-a Adequate Water Supply COMPLETE
2023 H-A-4-b Housing Element Transmittal to EMID COMPLETE 2023 H-A-4-d Water Conservation COMPLETE
2023 H-A-5-c Expand Sources of Funds for City
Affordable Housing Fund LHTF created
2023 H-C-2-c Replacement Unit Requirements Code amendment completed but will add to submittal requirement handout
2023 H-C-3-a
Anti-Displacement Plan for
Redevelopment of Existing Multifamily
Developments
Code amendment completed but will add to
submittal requirement handout
2023 H-D-1-b
General Plan and Zoning Amendments to
Facilitate Housing on Housing
Opportunity Sites in the Sites Inventory
COMPLETE
2023 H-D-4-d Improved Public Information on ADUs COMPLETE 2023 H-D-4-i
Provide New Housing Choices and
Affordability in High Opportunity Areas
through Additional ADUs in R-1 Zoned
Areas
COMPLETE
2023 H-D-6-e Multi-Family Objective Design Standards
(17) Adopted in 2024; Users’ Guide in progress
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YEAR DUE
IMP.
PROGRAM ACTION ITEM NOTES
2024 H-A-5-e NOFAs for Affordable Housing (1) Address in Roadmap & HCD LHTF application 2024 H-B-2-a Lower-Income Homeowner
Rehabilitation Loans Include loan program in HCD LHTF application 2024 H-B-2-b Facilitate Non-Profit
Rehabilitation/Maintenance Assistance
Develop program to work with Rebuilding
Together or similar
2024 H-B-3-d Climate Action Plan In progress
2024 H-C-1-b Amend Percentage of BMR Units in
Conversions In progress
2024 H-C-2-a Monitor Affordable Housing Regulatory
Agreements Ongoing
2024 H-C-3-b Anti-Displacement Strategy In progress
2024 H-D-4-b ADU/JADU Financial Incentive Program 8 units by 2031; Include loan program in HCD LHTF application
2024 H-D-4-c Preapproved ADU/JADU Designs and
Expedited Review COMPLETE; adopted 8/5/24
2024 H-D-4-f Objective Design Standards for ADUs In progress 2024 H-D-4-g Multi-Family ADUs 70 units by 2031; include with NOFAs per H-A- 5-e
2024 H-D-5-b Religious and Nonprofit-Owned Sites At least 2 meetings with owners by December 2027
2024 H-D-6-a Minimize Governmental Constraints
Held Roundtable in June 2024; prepare
streamlining amendments by Dec 2025;
Repeat in 2028
2024 H-D-6-b Minimize Zoning Constraints Amend others to further diverse housing types by 2024; In progress
2024 H-D-6-c Amend Parking Requirements In progress
2024 H-D-6-f SB9 Objective Design Standards In Progress 2024 H-E-1-a Existing Unit Purchase Program-
Opportunities for Supportive Housing
As vacancies occur; 1 unit converted by 2031;
EUPP long-term plan in progress
2024 H-E-3-c Cooperative Ventures Biannual after 2024; Held Roundtable in June 2024
2024 H-E-9-a Family-Friendly Housing
Report to Council on incentives by Dec 2024;
Facilitate 10 rental units of 3+ bedrooms by
2031; In progress
2024 H-E-9-b Small Housing Units
Amend zoning regs by Dec 2024; Conduct
outreach at least annually; Facilitate 10 rental
units of less than 500 SF by 2031; In progress
2024 H-F-2-d Emergency Shelter Zoning COMPLETE
2024 H-F-2-e Low Barrier Navigation Centers 2023; Check new laws - In progress 2024 H-G-3-b Expand Bus Service In progress – add to submittal requirements 2025 H-A-4-c Update Urban Water Management Plan Assist Public Works with update 2025 H-A-6-a Local Labor Program List Bi-Annual Update
2025 H-B-4-a Update Architectural and Solar
Guidelines for Single Family Homes In progress
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YEAR DUE
IMP.
PROGRAM ACTION ITEM NOTES
2025 H-D-4-e Amnesty Program for Existing
Unapproved ADUs Develop and implement
2026 H-D-1-a Selection of Housing Opportunity Areas As opportunities arise & 2026 review 2026 H-D-3-a Update Planned Development Process
Update to align with objective standards and
retain ability to provide flexiblility and
incentives
2028 H-A5-a Commercial Linkage Fee 2028; Updated every five-to-seven years thereafter
2031 H-A-1-c Future Housing Element Update Due January 2031 Annual or
Ongoing H-A-1-a Annual Tracking of Housing Activity Annually by April 1st in Annual Progress Report (APR)
Annual or
Ongoing H-A-1-b No Net Loss/Development Pipeline
Monitoring
Annually by April 1st in APR; 2027 mid-term
evaluation
Annual or
Ongoing H-A-1-d Evaluate General Plan Amendments for
Consistency with Housing Element. Ongoing
Annual or
Ongoing H-A-2-a Community Outreach Updates at least twice/year Annual or
Ongoing H-A-3-a Technical Assistance to Non-Profits Annual meetings and/or trainings Annual or
Ongoing H-A-5-b Local, State and Federal Funding for
Affordable Housing Annual
Annual or
Ongoing H-A-5-d Budgeting for Housing Programs Annual
Annual or
Ongoing H-B-1-a Continue Code Enforcement Ongoing
Annual or
Ongoing H-B-3-a Encourage Energy Conservation 15 EVC; 50 PV permits per year Annual or
Ongoing H-B-3-b Expedited Energy Conservation Permits 80% of expedited permits in 10 bus. days Annual or
Ongoing H-B-3-c Increase Awareness Regarding Energy
Conservation Update website annually
Annual or
Ongoing H-B-5-a Air Quality Impacts Ongoing
Annual or
Ongoing H-B-5-b Geotechnical Studies Ongoing
Annual or
Ongoing H-B-5-c Seismic Hazards Ongoing
Annual or
Ongoing H-B-5-d Environmental Site Assessment Ongoing
Annual or
Ongoing H-B-5-e NPDES Requirements Ongoing
Annual or
Ongoing H-B-5-f Noise Studies Ongoing
Annual or
Ongoing H-B-5-g Traffic Impacts Ongoing
Annual or
Ongoing H-B-5-h Water Supply Assessment Ongoing
Annual or
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YEAR DUE
IMP.
PROGRAM ACTION ITEM NOTES
Annual or
Ongoing H-C-2-b Continue to Monitor Expiration of
Affordability Covenants
Include in APR at least 10 years prior to
expiration; Notify owners at least 5 years prior
to expiration
Annual or
Ongoing H-C-3-c Facilitate Resolution of Rental Disputes Ongoing after 2023 update Annual or
Ongoing H-C-3-d Facilitate Tenant Protection Act of 2019 (AB 1482) Provide at least 1 info session per year
Annual or
Ongoing H-C-4-a Rental Housing Assistance Information Updated annually after 2023 Annual or
Ongoing H-D-2-a Potential Re-Use of Commercial Sites Biannual report beginning in 7/2026; Reach out to at least 2 owners/year
Annual or
Ongoing H-D-4-a ADUs 24 units by 2031
Annual or
Ongoing H-D-4-h ADU Monitoring
Ongoing monitoring; Biannual evaluation
beginning 2025 Apr 1; mid-cycle review in
2027
Annual or
Ongoing H-D-4-j ADUs and JADUs in Religious and
Institutional Uses and School Sites
outreach to 2 properties/year; 12 units in
religious/institutional uses by 2031; and 12
UNITS IN SCHOOL SITES BY 2031
Annual or
Ongoing H-D-5-a School Sites Minimum of 2 meetings by December 2027 Annual or
Ongoing H-D-6-d Development Impact Fee Waivers Ongoing
Annual or
Ongoing H-D-6-g Employee Housing Act Ongoing
Annual or
Ongoing H-E-1-b New Units for City-Owned Affordable
Housing Program As funds are available
Annual or
Ongoing H-E-2-a Inclusionary 20% Requirement Ongoing
Annual or
Ongoing H-E-2-b
Affordable Housing Overlay Inclusionary
15% Requirement Including Extremely
Low-Income
Ongoing
Annual or
Ongoing H-E-3-a
Density Bonus for Affordable Housing
Projects Consistent with State Density
Bonus Law
Ongoing
Annual or
Ongoing H-E-4-a Maintain Existing Owner-Occupied BMR
Units
Annual Monitoring to be reported in General
Plan Annual Report
Annual or
Ongoing H-E-5-a New Agreements for Affordability of
Existing Rental Units
Meet with at least 1 owner per year; report in
APR
Annual or
Ongoing H-E-6-a Home Sharing Program Ongoing ; At least 5 new matches per year Annual or
Ongoing H-E-7-a Housing Provisions in Development
Agreements Ongoing
Annual or
Ongoing H-E-8-a BMR Eligibility Guidelines Ongoing
Annual or
Ongoing H-E-10-a Improve Housing Mobility and Increase
Missing Middle Housing Choices
Annual Monitoring to be reported in General
Plan Annual Report; mid-cycle review in 2027
Annual or
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YEAR DUE
IMP.
PROGRAM ACTION ITEM NOTES
Annual or
Ongoing H-F-1-b Assistance to Victims of Domestic Abuse Ongoing Annual or
Ongoing H-F-1-c Adaptable/Accessible Units for the
Disabled Ongoing
Annual or
Ongoing H-F-1-d Reasonable Accommodation Implemented as requests are made Annual or
Ongoing H-F-1-e Home Sharing for Special Needs
Population
Include in Annual Budget; at least 50% of
matches assist special needs
Annual or
Ongoing H-F-1-f Support Services for Special Needs
Population Ongoing
Annual or
Ongoing H-F-1-g Extremely Low-Income Units for Special
Needs. Annual
Annual or
Ongoing H-F-1-h Age Friendly Initiative
Annual or
Ongoing H-F-1-i Community Care Facilities
Annual or
Ongoing H-F-1-j Public Investment in Accessibility Annual; target tracts with higher % disabilities Annual or
Ongoing H-F-2-a Emergency Housing Assistance Annual
Annual or
Ongoing H-F-2-b Emergency Shelter Uses Annual
Annual or
Ongoing H-F-2-c Multi-Jurisdictional Emergency Shelter Based on opportunity Annual or
Ongoing H-F-3-a Transitional and Supportive Housing
Zoning Ongoing
Annual or
Ongoing H-F-3-b Supportive Housing Ongoing
Annual or
Ongoing H-G-1-a Non-Discrimination Ongoing; Provide at least 1 info session per year beginning 2024
Annual or
Ongoing H-G-2-a Anti-Discrimination Regulations Information to be provided annually Annual or
Ongoing H-G-2-b Fair Housing Training for Landlords and Tenants
Provide at least 1 info session per year
beginning 2024
Annual or
Ongoing H-G-2-c Information Specific to Fair Housing Update annually Annual or
Ongoing H-G-2-d Multi-Lingual Tenant Resources Collaborate for provision of multilingual fair housing services
Annual or
Ongoing H-G-2-e Rental Registry
Annual or
Ongoing H-G-3-a Commuter Shuttles Ongoing
Quarterly H-E-1-c First-Time Homebuyer Program Promote at least quarterly; 2 loans every 4 years
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9.Appendices
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APPENDIX A: POLICY/PROGRAM MATRIX (HOUSING ELEMENT TABLE 8-5)
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APPENDIX B: HOUSING PROGRAM NEAR-TERM IMPLEMENTATION PROGRAMS A more detailed description of the 32 near-term implementation programs is listed below.2 GOAL H-A: REINFORCE THE CITY’S COMMITMENT TO MEETING HOUSING NEEDS H-A-5-e NOFAs for Affordable Housing
Develop a funding program and outline criteria and objectives for affordable housing developers to apply for Notices of Funding Availability (NOFAs) funded by the City’s Affordable Housing Funds.
GOAL H-B: PROTECT EXISTING HOUSING, WATERFRONT CHARACTER, AND RESOURCES H-B-2-a Lower-Income Homeowner Rehabilitation Loans
The City will provide or partner with a regional program to provide rehabilitation loans, energy improvement such as weatherization or solar, disaster assistance programs, and proactive outreach to lower-income homeowners. Quantified Objective: 18 new loans by 2031 or 3 per year, half of which being very low-income and half of which being low-income.
H-B-2-b Facilitate Non-Profit Rehabilitation/Maintenance Assistance The City will initiate a rebate program to provide up to $5,000 in funding to very low-income homeowners who cannot otherwise afford the repairs. Eligible repairs include weatherization of doors and windows, broken windows and doors, installation of smoke detectors, water-heater replacement, electrical/mechanical work, plumbing repairs, solar photovoltaic, and accessibility improvements. The City will identify possible non-profit organizations (such as Rebuilding Together Peninsula, churches, service clubs, or Girl or Boy Scouts) that can provide assistance/proactive outreach and will provide information on the City’s website and handouts at City Hall. Quantified Objectives: 6 units improved with assistance by 2031 or one very low- income owner unit improved with assistance per year.
H-B-3-d Climate Action Plan
Implement recommended energy conservation measures for housing upon completion of the 2023 Climate Action Plan update. Timeframe: Adopt CAP implementation programs by the end of 2024.
2 A complete list of programs is contained in Chapter 8 of the Housing Element 2023-31 beginning on page HE-79, including a summary in Table 8-5 beginning on Page HE-115.
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GOAL H-C: PROTECT THE SUPPLY AND AFFORDABILITY OF RENTAL HOUSING H-C-1-b Amend Percentage of BMR Units in Conversions
Review the existing conversion regulations in Chapter 17.76 of the Municipal Code to ensure conformance with applicable state law pertaining to the percentage of converted units required to be set aside for qualified lower- and moderate-income owners. Timeframe: Report to City Council regarding conformance by December 2024.
H-C-2-a Monitor Affordable Housing Regulatory Agreements The City will continue to monitor and enforce existing affordable housing regulatory agreements, including but not limited to exploration of ways to improve the efficiency of the process, and updating the City’s BMR Administrative Guidelines to incorporate procedures for investigating complaints. Timeframe: Adopt efficiency improvements and update the BMR Administrative Guidelines by December 2024.
H-C-3-b Anti-Displacement Strategy
Develop an Anti-Displacement Strategy, including assessment of a variety of tenant protection measures to determine if appropriate for Foster City, including but not limited to: a) expansion of relocation benefits beyond those required by California law for landlords to pay to lower- income tenants to also apply to moderate-income tenants; b) expansion of the amount of relocation benefits beyond those required by California law for lower-income tenants; c) minimum lease terms; d) required notifications to tenants and landlords of legal requirements; and e) expansion of any other relocation/anti-displacement provisions. Timeframe: Implement program by December 2024.
GOAL H-D: PURSUE PUBLIC AND PRIVATE REDEVELOPMENT OPPORTUNITIES TO INCREASE THE
SUPPLY OF HOUSING
H-D-4-b ADU/JADU Financial Incentive Program
Provide or partner with another organization to provide a financial incentive program for single- family homeowners to construct an ADU/JADU that is restricted for lower-income households for 10-15 years, with an additional incentive amount for units subject to a preference for identified categories of special needs people who would benefit from coordinated onsite services, including but not limited to people with developmental disabilities. Timeframe:
Implement program by December 2024 Quantifiable Objectives: eight income-restricted ADU units to be financed by 2031 (included in 24 in H-D-4-a). Performance Metric(s): Number of restricted units produced; amount of incentives offered. Geographic Targeting: Promote programs to expand housing choices in single-family area.
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H-D-4-c Pre-reviewed ADU/JADU Designs and Expedited Review Adopt pre-reviewed ADU/JADU designs/plans to streamline the review process, facilitate reduced applicant cost and expedited review for ADUs/JADUs. Work with homeowners’ associations to incorporate their input on preapproved designs that are appropriate for their development and encourage them to adopt prototypical designs for ADUs/JADUs. Ensure preapproved designs/plans provide choices and diversity in size to accommodate a variety of household sizes and types. Timeframe: Implement program by December 2024. Performance Metric(s): Number of preapproved ADU/JADU designs/plans.
H-D-4-f Objective Design Standards for ADUs
Develop and adopt objective design standards for ADUs. Timeframe: Adopt standards by December 2024.
H-D-4-h Multi-Family ADUs
The City will develop incentives to encourage multifamily ADUs in accordance with Chapter 17.78 of the Municipal Code and applicable State laws including but not limited to such measures as financial assistance, reduced fees, and/or expedited processing. The City will conduct outreach to owners of multi-family housing to explore opportunities to convert underutilized spaces including carports, garages, laundry rooms, etc. Timeframe: Develop incentive program by December 2024; Conduct outreach to at least two properties per year. Quantified Objective: 70 multi-family ADUs by 2031. Performance Metric(s): Number of multi-family ADUs.
H-D-4-j ADUs and JADUs in Religious and Institutional Uses and School Sites Amend zoning regulations allowing religious and institutional uses and school sites to construct up to four (4) ADUs and JADUs on-site when an affordable housing development may not be feasible and conduct an outreach and education campaign to subject property owners.
Timeframe: Amend zoning regulations by December 2024, Conduct outreach to at least two properties per year. Quantified objective: 12 ADUs in religious and institutional uses and 12 ADUs in school sites by 2031. Geographic Targeting: Promote programs to expand housing choices adjacent to single-family areas.
H-D-5-a School Sites – Complete
Pursue opportunities with the public school district and private schools, including but not limited to General Plan and PF zoning amendments, to incorporate on-site residential uses for faculty and staff along with educational facilities to increase the supply of school employee housing.
Timeframe: Adopt General Plan and PF zoning amendments and meet with San Mateo-Foster City School District and at least one private school by December 2024. Performance Metric(s):
Adoption of zoning amendments; Coordinate with the school district to implement and promote development of housing in conformance with AB 2295 by December 2024; A minimum of two HO U S I N G EL E M E N T 2 0 2 3 - 2 0 3 1 IM P L E M E N T A T I O N RO A D M A P 54 | P a g e
meetings held with public school districts and private schools by December 2027. Geographic Targeting: Promote programs to expand housing choices adjacent to single-family areas.
H-D-5-b Religious and Nonprofit-Owned Sites
Pursue opportunities for provision of housing on sites owned by religious or non-profit organizations, including the special parking provisions of California Government Code Section 65913.6. Collaborate with religious and non-profit officials on amendments to zoning regulations.
Timeframe: Amend zoning regulations by December 2024. Performance Metric(s): Rezone 1601 Beach Park Boulevard from PF Public Facility to R-2 Two-Family Residential to provide a minimum capacity of 16 units by December 2023. Adoption of zoning amendments by December 2024; A minimum of two meetings held with owners of religious and nonprofit-owned sites to implement and promote development of housing in conformance with SB 4 by December 2027. Geographic Targeting: Promote programs to expand housing choices adjacent to single-family areas.
H-D-6-a Minimize Governmental Constraints
The City will review the entire development process and remove any governmental and regulatory constraints to the production of affordable housing, including streamlining the preliminary review process and to allow more types of projects to be approved at the staff level.
The City will: 1) engage with affordable housing developers to identify governmental constraints, 2) continue to evaluate and improve the streamlined processing system to facilitate residential development, and 3) streamline 100% affordable housing with a priority staff-level planning entitlement process. Timeframe: Engage with affordable housing developers by December 2024, amend zoning code to streamline processing system by December 2025; repeat in 2028.
Performance Metric(s): Number of zoning requirements, fees, processing timelines and review procedures removed related to affordable housing.
H-D-6-c Amend Parking Requirements
Amend parking requirements for multi-family housing as necessary, including but not limited to setting a maximum of two stalls per unit and reducing guest parking requirements by 50%, to allow General Plan densities and to reduce housing costs and provide appropriate parking requirements for elderly, developmentally disabled, or other special needs populations.
Timeframe: Report with recommendations to Planning Commission and City Council by December 2024.
H-D-6-f SB9 Objective Design Standards
Amend the Zoning and Subdivision regulations to include objective design standards in compliance with SB9 to allow additional housing units on single-family parcels. Timeframe:
Amend zoning regulations by December 2024.
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GOAL H-E: ADDRESS AFFORDABLE HOUSING NEEDS
H-E-3-c Cooperative Ventures
Encourage cooperative and joint ventures between owners, developers, non-profit groups, and/or the City in the provision of BMR housing through targeted outreach methods. Timeframe:
Biannual with first outreach meeting by June 2024. Performance Metric(s): Number of cooperative ventures under the program.
H-E-9-a Family Friendly Housing
Promote housing designs and unit mix to attract multigenerational households by encouraging developers to include housing features and more bedrooms (including three-bedroom units), as well as other on-site amenities, such as usable outdoor open space for multigenerational use, and multipurpose rooms that can be used for after-school homework clubs, computers, arts, or other resident activities. To address potential displacement of households with three or more persons, the City will research options to expand regulatory incentives to encourage the development of larger units. Timeframe: Report to City Council by December 2024. Performance Metric(s): Facilitate ten (10) rental units of 3 or more bedrooms by 2031.
H-E-9-b Small Housing Units
Amend the Zoning regulations to specifically allow housing targeted for extremely low-income households, including single room occupancy (SROs) and group homes for these income groups in the CM/PD, C-2, and PF zoning districts and establish or modify development standards to facilitate the development of SROs, amend regulations to provide expedited review for these housing types, explore funding sources for SROs, and conduct outreach to neighborhood groups, stakeholders, and local businesses regarding the advantages of providing opportunities for new construction and preservation of SROs. Timeframe: Amend zoning regulations by December 2024; conduct outreach at least annually with news articles and through roundtable meetings.
Performance Metric(s): Facilitate ten (10) rental units with less than 500 square feet by 2031.
GOAL H-F: ADDRESS HOUSING FOR SPECIAL NEEDS POPULATIONS H-F-1-c Adaptable/Accessible Units for the Disabled
The City will ensure that new multi-family housing includes units are accessible and adaptable for use by disabled persons in conformance with the California Building Code and that developers are required to implement an affirmative marketing plan as required by Chapter 17.90 and the City’s BMR Administrative Guidelines for physically accessible affordable units that provides disability-serving organizations adequate prior notice of the availability of the accessible and adaptable units and a process for supporting people with qualifying disabilities to apply. Timeframe: Implement requirements for affirmative marketing by December 2024.
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Performance Metric(s): Ensure accessible and adaptable units are provided consistent with the California Building Code and that affirmative marketing is included consistent with Chapter 17.90 and the City’s BMR Administrative Guidelines.
H-F-1-f Support Services for Special Needs Population
Continue to work with service providers such as Foster City Village, Second Harvest Food Bank, and others to facilitate the provision of support services to enable people to receive services in their homes, including persons at risk of homelessness, seniors, persons with mental or physical disabilities, substance abuse problems, HIV/AIDS, physical and developmental disabilities, multiple diagnoses, veterans and victims of domestic violence. Timeframe: Host a roundtable meeting with service providers annually starting prior to December 2024; implement the plan developed by December 2025 Performance Metric(s):
Roundtable at least annually.
H-F-1-g Extremely Low-Income Units for Special Needs
The City will ensure that for the new extremely low-income units, including those required by Chapter 17.92, developers are required to implement an affirmative marketing plan for special needs groups prior notice of the availability of the units and a process for supporting qualified households to apply.
Timeframe: Include requirements in the City’s BMR Administrative Guidelines for developers to submit an Affirmatively Furthering Fair Housing marketing plan for their affordable units by December 2024.
H-F-1-h Age Friendly Initiative
Continue the work begun in 2020 with the Center for Age Friendly Excellence (CAFÉ) and the Foster City Age-Friendly Community (AFC) Task Force to develop and implement an action plan including programs to address needs of seniors.
Timeframe: Begin program implementation by December 2024. Performance Metric(s): Adoption of Age-Friendly Action Plan by December 2024.
H-F-1-i Community Care Facilities
Amend the City’s zoning regulations to expand the zoning districts that allow community care facilities to simplify and clarify definitions, permitted uses, and processing procedures for residential care facilities and group homes in all residential districts for conformance with State law, including but not limited to eliminating spacing requirements for persons with disabilities, allowing group homes objectively to facilitate approval certainty similar to other residential uses, and allow group homes in all residential zones.
Timeframe: Amend Municipal Code by December 2024.
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H-F-1-j Public Investment in Accessibility
Include accessibility improvements to City streets, parks, and other facilities through implementation of the ADA Transition Plan.
Timeframe: The ADA Transition Plan is planned for completion in early 2024, to be implemented beginning in 2024.
Performance Metric(s): Number of capital improvement projects identified in the CIP budget each year that include accessibility improvements.
Geographic Targeting: Increased preference for census tracts with high percentage of persons with disabilities, 6083 and 6080.25.
H-F-2-d Emergency Shelter Zoning
The City will allow emergency shelters as provided in Chapter 17.82 that allows a year-round emergency shelter as a permitted use in Neighborhood Business (C-1), General Business (C-2), and at churches/synagogues in the Public Facilities (PF) Zoning District. The City will amend Chapter 17.82 as necessary to comply with State law including AB 2339, including amending the definition of emergency shelters, zoning, development standards as applicable to allow residential uses and ensure sufficient capacity to meet the needs for emergency shelters, including proximity to amenities, transportation, and services, and eliminating the limits on maximum length of stay. Timeframe: Amend Chapter 17.82 by May 2024. Performance Metric(s):
Number of emergency shelters allowed.
GOAL H-G: AFFIRMATIVELY FURTHER FAIR HOUSING
H-G-1-a Non-Discrimination
To ensure that the sale, rental, or financing of housing is not denied to any individual on the basis of race, sex, national origin, religion, age, marital status, disability, or other factors, Foster City will ensure that state and federal laws are adhered to regarding fair housing. The City, through its Community Development Department, will refer discrimination complaints to the appropriate legal service, county, or state agency. The City will provide public information and education services in a variety of locations, including but not limited to the City’s website, City Hall, public library, Recreation Center and Senior Center. Timeframe: Update website by December 2023; At least one (1) informational session for tenants and landlords annually beginning in 2024 Performance Metric(s): Number of informational sessions held annually.
H-G-2-b Fair Housing Training for Landlords and Tenants Partner with an organization to perform fair housing training for landlords and tenants. Target:
At least one fair housing training per year beginning in 2024. Timeframe: Implement program by the end of 2024. Performance Metric(s): Conduct at least one fair housing training for tenants and landlords annually, beginning in 2024.
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H-G-2-d Multi-Lingual Tenant Resources
Collaborate and cooperate with local and regional agencies who provide multilingual fair housing education services. Timeframe: Implement program by December 2024. Performance Metric(s):
Collaboration for provision of multilingual fair housing services.
H-G-2-e Rental Registry
Unless a requirement for a State rental registry is adopted, explore a rental registry that tracks information such as rents, utilities, accessibility for disabled persons, tenant occupancy dates, and landlord contact information in order to improve the information available to landlords, tenants, and decision makers. Timeframe: Report to City Council by December 2024.
H-G-3-b Expand Bus Service
Require developers to submit a transportation demand management plan with their application and work with SamTrans and/or Commute.org to implement suggestions for new bus stops and routes.
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APPENDIX C: AFFORDABLE HOUSING FINANCE 101, 21 ELEMENTS, 2022.
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