CITY OF FOSTER CITY/
ESTERO MUNICIPAL IMPROVEMENT DISTRICT
FOSTER CITY COUNCIL CHAMBERS
620 FOSTER CITY BOULEVARD
FOSTER CITY, CALIFORNIA
MEMBERS OF THE PUBLIC THAT WISH TO ATTEND AND/OR PARTICIPATE IN A MEETING MAY DO SO IN PERSON OR BY JOINING THE ZOOM MEETING HTTPS://FOSTERCITY ORG.ZOOM.US/J/82592136594 PUBLIC COMMENTS WILL BE ACCEPTED BOTH IN PERSON AND VIA ZOOM MEETING. ANY EMAILS SENT TO [email protected] WILL BE PROVIDED TO THE CITY COUNCIL PRIOR TO THE MEETING.
To Attend the Meeting in Person:
Location: 620 Foster City Blvd, Foster City, California, 94404 To Provide Public Comment in Person:
Members of the public wishing to speak will be asked to fill out a Request to Speak Form. Forms will be accepted until the staff presentation on an agenda item ends, or until the public comment period on non agenda items is closed. For special meetings, public comment is limited to item(s) on the agenda only.
To Observe the Meeting via Teleconference/Video Conference:
To access the meeting by computer / smartphone, go to: https://fostercityorg.zoom.us/j/82592136594 To dialin via phone:
16694449171 or
14086380968
And enter Webinar ID: 825 9213 6594
To Participate in the Meeting by Providing Public Comment via Teleconference/Video Conference:
During the Meeting: Live verbal public comments may be made by members of the public joining the meeting via Zoom. Zoom access information is provided above. Use the “raise hand” feature (for those joining by phone, press *9 to “raise hand”) during the public comment period for the agenda item you wish to address. The Zoom Host will call on people to speak by name provided or last 4 digits of phone number for dialin attendees. Please clearly state your full name for the record at the start of your public comment.
Before the Meeting: Written public comments for the record may be submitted in advance by 4:00 p.m. the day of the meeting by email to: [email protected] and will be made part of the written record but will not be read verbally at the meeting. Written public comments submitted by email should adhere to the following:
Clearly indicate the Agenda Item No. or specify “Public” in the Subject Line for items not on the agenda Include the submitter’s full name (Recommended but not required) Written public comments received by 4:00 p.m. the day of the meeting will be provided in their entirety to the City Council prior to the meeting and will be made part of the written record but will not be read verbally at the meeting.
Written public comments will be posted to the City’s website for review prior to the meeting.
AGENDA
Monday, September 16, 2024 6:00 PM
SPECIAL MEETING AS CITY COUNCIL/EMID BOARD OF
DIRECTORS
1. CALL TO ORDER
2. ROLL CALL
Councilmembers/ex officio EMID Directors Jon Froomin, Sam Hindi, Art Kiesel, Stacy Jimenez, and Mayor/President Patrick Sullivan
3. PUBLIC
Pursuant to Government Code Section 54954.3(a), members of the public wishing to address the Council may do so, and the comments shall be limited to the Special Meeting notice topic(s). Speakers may join the Zoom meeting via the meeting link and using the “raise hand” feature and the Zoom host will call on people.
4. STUDY SESSION
4.1. 20232031 Housing Element Implementation AntiDisplacement Strategy a) Staff Report
b) Action – By Minute Order, Provide Policy Direction
5. ADJOURNMENT
The public is invited to attend.
Any attendee wishing special accommodations at the meeting should contact the City Clerk’s Department at (650) 2863250 or [email protected] at least 48 hours in advance of the meeting. The City has a procedure for receiving and swiftly resolving requests for reasonable accommodation for individuals with disabilities, consistent with the federal Americans with Disabilities Act of 1990 (42 U.S.C. Sec. 12132), and resolving any doubt in favor of accessibility.
That procedure for receiving and resolving requests for accommodation is available at the City Clerk’s Office. All meetings are conducted in a manner consistent with applicable civil rights and nondiscrimination laws.
Any writings or documents provided to a majority of the City Council or EMID Board regarding any item on this agenda after the agenda packet was distributed will be made available for public inspection in the City Clerk Department at City Hall located at 610 Foster City Boulevard during normal business hours and at the meeting.
City Council meetings on FCTV on Comcast Channel 27 and AT&T Channel 99:
LIVE every 1st and 3rd Monday of the month
REPLAY next day at 1:00 pm (that week only)
REPLAY Saturday at 5:00 pm (only on Saturday the week the actual meeting occurs) City Council meetings on https://www.fostercity.org/community/page/fctvlivestream:
STREAMED LIVE every 1st and 3rd Monday of the month
City Council meetings ondemand:
https://www.fostercity.org/agendasandminutes
1 CITY OF FOSTER CITY/
ESTERO MUNICIPAL IMPROVEMENT DISTRICT
FOSTER CITY COUNCIL CHAMBERS
620 FOSTER CITY BOULEVARD
FOSTER CITY, CALIFORNIA
MEMBERS OF THE PUBLIC THAT WISH TO ATTEND AND/OR PARTICIPATE IN A MEETING MAY DO SO IN PERSON OR BY JOINING THE ZOOM MEETING HTTPS://FOSTERCITY ORG.ZOOM.US/J/82592136594 PUBLIC COMMENTS WILL BE ACCEPTED BOTH IN PERSON AND VIA ZOOM MEETING. ANY EMAILS SENT TO [email protected] WILL BE PROVIDED TO THE CITY COUNCIL PRIOR TO THE MEETING.
To Attend the Meeting in Person:
Location: 620 Foster City Blvd, Foster City, California, 94404 To Provide Public Comment in Person:
Members of the public wishing to speak will be asked to fill out a Request to Speak Form. Forms will be accepted until the staff presentation on an agenda item ends, or until the public comment period on non agenda items is closed. For special meetings, public comment is limited to item(s) on the agenda only.
To Observe the Meeting via Teleconference/Video Conference:
To access the meeting by computer / smartphone, go to: https://fostercityorg.zoom.us/j/82592136594 To dialin via phone:
16694449171 or
14086380968
And enter Webinar ID: 825 9213 6594
To Participate in the Meeting by Providing Public Comment via Teleconference/Video Conference:
During the Meeting: Live verbal public comments may be made by members of the public joining the meeting via Zoom. Zoom access information is provided above. Use the “raise hand” feature (for those joining by phone, press *9 to “raise hand”) during the public comment period for the agenda item you wish to address. The Zoom Host will call on people to speak by name provided or last 4 digits of phone number for dialin attendees. Please clearly state your full name for the record at the start of your public comment.
Before the Meeting: Written public comments for the record may be submitted in advance by 4:00 p.m. the day of the meeting by email to: [email protected] and will be made part of the written record but will not be read verbally at the meeting. Written public comments submitted by email should adhere to the following:
Clearly indicate the Agenda Item No. or specify “Public” in the Subject Line for items not on the agenda Include the submitter’s full name (Recommended but not required) Written public comments received by 4:00 p.m. the day of the meeting will be provided in their entirety to the City Council prior to the meeting and will be made part of the written record but will not be read verbally at the meeting.
Written public comments will be posted to the City’s website for review prior to the meeting.
AGENDA
Monday, September 16, 2024 6:00 PM
SPECIAL MEETING AS CITY COUNCIL/EMID BOARD OF
DIRECTORS
1. CALL TO ORDER
2. ROLL CALL
Councilmembers/ex officio EMID Directors Jon Froomin, Sam Hindi, Art Kiesel, Stacy Jimenez, and Mayor/President Patrick Sullivan
3. PUBLIC
Pursuant to Government Code Section 54954.3(a), members of the public wishing to address the Council may do so, and the comments shall be limited to the Special Meeting notice topic(s). Speakers may join the Zoom meeting via the meeting link and using the “raise hand” feature and the Zoom host will call on people.
4. STUDY SESSION
4.1. 20232031 Housing Element Implementation AntiDisplacement Strategy a) Staff Report
b) Action – By Minute Order, Provide Policy Direction
5. ADJOURNMENT
The public is invited to attend.
Any attendee wishing special accommodations at the meeting should contact the City Clerk’s Department at (650) 2863250 or [email protected] at least 48 hours in advance of the meeting. The City has a procedure for receiving and swiftly resolving requests for reasonable accommodation for individuals with disabilities, consistent with the federal Americans with Disabilities Act of 1990 (42 U.S.C. Sec. 12132), and resolving any doubt in favor of accessibility.
That procedure for receiving and resolving requests for accommodation is available at the City Clerk’s Office. All meetings are conducted in a manner consistent with applicable civil rights and nondiscrimination laws.
Any writings or documents provided to a majority of the City Council or EMID Board regarding any item on this agenda after the agenda packet was distributed will be made available for public inspection in the City Clerk Department at City Hall located at 610 Foster City Boulevard during normal business hours and at the meeting.
City Council meetings on FCTV on Comcast Channel 27 and AT&T Channel 99:
LIVE every 1st and 3rd Monday of the month
REPLAY next day at 1:00 pm (that week only)
REPLAY Saturday at 5:00 pm (only on Saturday the week the actual meeting occurs) City Council meetings on https://www.fostercity.org/community/page/fctvlivestream:
STREAMED LIVE every 1st and 3rd Monday of the month
City Council meetings ondemand:
https://www.fostercity.org/agendasandminutes
2 CITY OF FOSTER CITY/
ESTERO MUNICIPAL IMPROVEMENT DISTRICT
FOSTER CITY COUNCIL CHAMBERS
620 FOSTER CITY BOULEVARD
FOSTER CITY, CALIFORNIA
MEMBERS OF THE PUBLIC THAT WISH TO ATTEND AND/OR PARTICIPATE IN A MEETING MAY DO SO IN PERSON OR BY JOINING THE ZOOM MEETING HTTPS://FOSTERCITY ORG.ZOOM.US/J/82592136594 PUBLIC COMMENTS WILL BE ACCEPTED BOTH IN PERSON AND VIA ZOOM MEETING. ANY EMAILS SENT TO [email protected] WILL BE PROVIDED TO THE CITY COUNCIL PRIOR TO THE MEETING.
To Attend the Meeting in Person:
Location: 620 Foster City Blvd, Foster City, California, 94404 To Provide Public Comment in Person:
Members of the public wishing to speak will be asked to fill out a Request to Speak Form. Forms will be accepted until the staff presentation on an agenda item ends, or until the public comment period on non agenda items is closed. For special meetings, public comment is limited to item(s) on the agenda only.
To Observe the Meeting via Teleconference/Video Conference:
To access the meeting by computer / smartphone, go to: https://fostercityorg.zoom.us/j/82592136594 To dialin via phone:
16694449171 or
14086380968
And enter Webinar ID: 825 9213 6594
To Participate in the Meeting by Providing Public Comment via Teleconference/Video Conference:
During the Meeting: Live verbal public comments may be made by members of the public joining the meeting via Zoom. Zoom access information is provided above. Use the “raise hand” feature (for those joining by phone, press *9 to “raise hand”) during the public comment period for the agenda item you wish to address. The Zoom Host will call on people to speak by name provided or last 4 digits of phone number for dialin attendees. Please clearly state your full name for the record at the start of your public comment.
Before the Meeting: Written public comments for the record may be submitted in advance by 4:00 p.m. the day of the meeting by email to: [email protected] and will be made part of the written record but will not be read verbally at the meeting. Written public comments submitted by email should adhere to the following:
Clearly indicate the Agenda Item No. or specify “Public” in the Subject Line for items not on the agenda Include the submitter’s full name (Recommended but not required) Written public comments received by 4:00 p.m. the day of the meeting will be provided in their entirety to the City Council prior to the meeting and will be made part of the written record but will not be read verbally at the meeting.
Written public comments will be posted to the City’s website for review prior to the meeting.
AGENDA
Monday, September 16, 2024 6:00 PM
SPECIAL MEETING AS CITY COUNCIL/EMID BOARD OF
DIRECTORS
1. CALL TO ORDER
2. ROLL CALL
Councilmembers/ex officio EMID Directors Jon Froomin, Sam Hindi, Art Kiesel, Stacy Jimenez, and Mayor/President Patrick Sullivan
3. PUBLIC
Pursuant to Government Code Section 54954.3(a), members of the public wishing to address the Council may do so, and the comments shall be limited to the Special Meeting notice topic(s). Speakers may join the Zoom meeting via the meeting link and using the “raise hand” feature and the Zoom host will call on people.
4. STUDY SESSION
4.1. 20232031 Housing Element Implementation AntiDisplacement Strategy a) Staff Report
b) Action – By Minute Order, Provide Policy Direction
5. ADJOURNMENT
The public is invited to attend.
Any attendee wishing special accommodations at the meeting should contact the City Clerk’s Department at (650) 2863250 or [email protected] at least 48 hours in advance of the meeting. The City has a procedure for receiving and swiftly resolving requests for reasonable accommodation for individuals with disabilities, consistent with the federal Americans with Disabilities Act of 1990 (42 U.S.C. Sec. 12132), and resolving any doubt in favor of accessibility.
That procedure for receiving and resolving requests for accommodation is available at the City Clerk’s Office. All meetings are conducted in a manner consistent with applicable civil rights and nondiscrimination laws.
Any writings or documents provided to a majority of the City Council or EMID Board regarding any item on this agenda after the agenda packet was distributed will be made available for public inspection in the City Clerk Department at City Hall located at 610 Foster City Boulevard during normal business hours and at the meeting.
City Council meetings on FCTV on Comcast Channel 27 and AT&T Channel 99:
LIVE every 1st and 3rd Monday of the month
REPLAY next day at 1:00 pm (that week only)
REPLAY Saturday at 5:00 pm (only on Saturday the week the actual meeting occurs) City Council meetings on https://www.fostercity.org/community/page/fctvlivestream:
STREAMED LIVE every 1st and 3rd Monday of the month
City Council meetings ondemand:
https://www.fostercity.org/agendasandminutes
3 DATE: September 16, 2024
TO: Mayor and Members of the City Council
VIA: Stefan Chatwin, City Manager
Marlene Subhashini, Assistant City Manager
FROM: Sofia Mangalam, Community Development Director
Nori Jabba, Housing Coordinator
Leslie Carmichael, Consultant Planner
DEPARTMENT: Community Development
SUBJECT: 2023-2031 HOUSING ELEMENT IMPLEMENTATION - ANTI-
DISPLACEMENT STRATEGY
RECOMMENDATION
It is recommended that the City Council hold a Study Session to discuss the Anti- Displacement Strategy as part of the adopted 2023-2031 Housing Element Implementation Programs and by Minute Order, provide direction to staff for the development of the Anti-Displacement Strategy.
EXECUTIVE SUMMARY
Foster City’s Housing Element 2023-31 includes goals, policies, and programs to provide 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 Housing Element Programs include the City’s commitment to timeframes for implementation. The Annual Progress Report to the California Department of Housing and Community Development (HCD), due by April 1 of each year, reports on progress in implementation of these Programs.
H-C-3-b, Anti-Displacement Strategy (page HE-90 of adopted 2023-31 Housing Element).
4.1 4.1 Staff Report
4 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.
Responsible Agency: Community Development Department
Timeframe: Implement program by December 2024
Funding Source: General Plan Maintenance Fund
Staff recommends that the City Council hold a Study Session on the Anti-Displacement Strategy and discuss the strategies presented. Staff will return to the City Council at a future date for the adoption of the Anti-Displacement Strategy.
BACKGROUND
Housing Element and Anti-Displacement Strategy
The City’s adopted Housing Element 2023-31 includes the following discussion on Anti- Displacement Strategy:
1. Foster City’s fair housing actions that are part of the overall Housing Element are intended to address barriers to housing choice primarily by adding affordable housing options and preserving existing housing opportunities. The priorities for the Fair Housing Action Plan are:
oAddress disproportionate impacts by increasing the supply of affordable housing and providing more housing choices throughout the City. (Highest) oProtect tenants from displacement through an anti-displacement strategy. (High)
oAddress housing discrimination through fair housing information and training. (High)
oAddress housing discrimination by providing additional support and opportunities for housing to meet special needs. (High)
2. Foster City’s multi-family housing is aging and vulnerable to redevelopment and displacement of low—and moderate-income households. Meaningful actions included protecting tenants from displacement through the implementation of programs H-C- 3-b, Anti-Displacement Plan for Redevelopment of Existing Multifamily Developments, and H-C-3-b, Anti-Displacement Strategy.
4.1 4.1 Staff Report
5 3. Due to the lack of vacant land in Foster City, the production of additional housing units must rely on redevelopment of properties. Most of the projected additional housing growth will involve redevelopment of existing apartment properties. (Three large commercial properties have previously been converted to housing: Port O’Call Shopping Center (now Miramar Apartments), Marlin Cove Shopping Center (half of which is now Marlin Cove Apartments), and Pilgrim Triton.) Some, but not all, of this development will involve removal of existing units and replacing them with higher density buildings. Renovation of apartment complexes could also cause displacement. Lower income tenants are especially vulnerable to displacement from repairs or redevelopment due to the scarcity of affordable housing options. Several measures have been put into place already or are planned to minimize the potential displacement of existing residents related to both repairs and redevelopment, including:
•Chapter 17.56 Replacement Units.
•Housing Program H-C-3-a Anti-Displacement Plan for Redevelopment of Existing Multifamily Developments.
•Housing Program H-C-3-b Anti-Displacement Strategy, including assessment of a variety of tenant protection measures.
State Laws
Several state laws, including AB 1482, SB 567, SB 330, SB 8, AB 12, and AB 1218, have been introduced in the last few years to provide additional anti-displacement protections for tenants.
Assembly Bill (AB) 1482 (Tenant Protection Act of 2019) is a statewide tenant protection policy that limits rent increases (i.e., rent stabilization), eliminates no-cause evictions for covered tenancies (i.e., cause eviction protections), and provides relocation assistance to tenants who are evicted for “no-fault, just cause” reasons (e.g., owner moving in, substantial rehabilitation, etc.). Under AB 1482, the City can enact its own tenant protection ordinances if the ordinance is “more protective” than state law.
Senate Bill (SB) 567, passed in 2023, tightens provisions of AB 1482 by requiring owners who terminate leases to occupy the unit for themselves or an immediate family member to reside in the unit as their primary residence for a minimum of 12 continuous months.
In addition, if the property is withdrawn from the market for substantial remodeling or repairs, SB 567 requires the owner to notify the tenant of the project duration, description, and demolition date, and requires the owner to provide copies of permits required to undertake the project, The bill also authorizes the Attorney General and the city attorney or county counsel within whose jurisdiction the rental unit is located, to bring actions for injunctive relief against the owner. Additionally, SB 567 holds property owners liable for damages up to three times the amount overcharged for overcharges of rent for properties subject to AB1482.
4.1 4.1 Staff Report
6 SB 330 established the Housing Crisis Act of 2019 (HCA), which was signed on October 9, 2019, and went into effect on January 1, 2020. On September 16, 2021, SB 8 was signed into law, which clarified and updated SB 330, extending the HCA from January 1, 2025, to January 1, 2030. SB 330 imposes anti-displacement provisions by having jurisdictions require developers: “replace” demolished protected rental and affordable housing units, offer relocation benefits to displaced tenants, and offer displaced tenants a right of first refusal for a comparable unit in the new housing development.
AB 1218, passed in 2023, includes requirements for tenant protections for “protected” units that are proposed to be demolished or replaced. Protected units include, but are not limited to, units that were rented by lower-income households within the past five years – or where the household income was unknown.
AB 12, effective July 1, 2024, limits the security deposit amount to one month’s rent.
What is displacement?
Displacement is a situation in which households are forced involuntarily to move out for economic or physical reasons (because of eviction, rent increase, demolition of existing housing, etc.) or are prevented from moving into a neighborhood (i.e., excluded) because of high rents or other conditions they are unable to control or prevent.
What is an Anti-Displacement Strategy
Anti-displacement strategies can be defined as policies, strategies, programs, and laws that intend to counteract the displacement pressures felt by some households.
To counter displacement, staff has identified three (3) goals, including:
PROTECT tenants from displacement, especially the most vulnerable.
PRESERVE the affordable housing stock, both rental and ownership.
PRODUCE more affordable housing stock.
Anti-displacement strategy can be short-term and long-term (see Figure 1).
4.1 4.1 Staff Report
7 Fig 1: Anti-Displacement Strategies
City’s Below Market Rate (BMR) program
The Community Development Department (CDD) oversees Affordable Housing programs, including Deed-Restricted Ownership Units, the BMR program, the Existing Unit Purchase Program (EUPP), the HIP Home Sharing Program, and the Housing Rehabilitation Loan Program. The BMR program covers all rental and ownership properties subject to an affordable housing deed restriction or agreement that restricts units to extremely low, very low, moderate, or workforce units.
The term “Anti-Displacement Strategy” might be new, but it should be noted that over the years, the City has implemented several anti-displacement strategies as part of its BMR program, State law requirements, Foster City Municipal Code regulations, and Housing Element Implementation Programs.
Staff has highlighted some of the measures/policies that are part of the City’s a. BMR Administrative Guidelines (BMR Guidelines)
b. Foster City Municipal Code (FCMC)
c. Housing Element 2023-31 (HE)
Table 1: Foster City’s Anti-Displacement Strategies
Strategy Location Short-term or
Long Term
Goal
Affordable Housing Commercial Linkage
Fee FCMC Chapter 17.88 Long Term Preserve
and Produce
Amend Percentage of BMR Units in
Conversions Housing Element Long Term Protect
Annual Occupancy Monitoring BMR Guidelines Short-term Protect Annual Rent Increase BMR Guidelines Short-term Protect
4.1 4.1 Staff Report
8 Condominium Conversion Regulation
and Condo Conversion Restrictions
Housing Element, FCMC
Chapter 17.76 Long Term Preserve
Continue to Monitor Expiration of Rental
Affordability Covenants Housing Element Long Term Protect Density Bonus FCMC Chapter 17.86, and
State Law Long Term Produce
Duty to Disclose Complaints or Legal
Action Taken by a Tenant BMR Guidelines Short-term Protect Encourage Rehabilitation of Existing
Housing Housing Element Short and Long
Term Protect
Facilitate Non-Profit
Rehabilitation/Maintenance Assistance Housing Element Short and Long Term Protect
Housing Overlay Zones FCMC Chapter 17.92 and
Chapter 17.94 Long Term Produce
Housing Rehab programs Housing Element Long Term Protect and Preserve
Housing Trust Fund City Council Resolution Long Term Preserve and Produce
Inclusionary Zoning FCMC Chapter 17.90 Long Term Produce Monitor Affordable Housing Regulatory
Agreements Housing Element Long Term Protect
Minimum Lease Term BMR Guidelines Short-term Protect
Next Available Unit Rule BMR Guidelines Short-term Protect NOFAs for Affordable Housing Housing Element Short and Long Term
Protect and
Produce
Permit streamlining/fee reduction Housing Element Long Term Produce Reduce barriers to ADUs Housing Element, FCMC
Chapter 17.78 Long Term Produce
Remove governmental constraints Housing Element Long Term Produce Replacement Unit Requirements Housing Element, FCMC
Chapter 17.55 Long Term Produce
RESEARCH
Exploring The Effectiveness Of Tenant Protections In Silicon Valley, a policy brief by Urban Displacement Project notes the following key implications for future anti- displacement policy-making focused on tenant protection:
1. Tenant protections are helpful in mitigating displacement; for vulnerable populations, tenant protections might be essential to their housing stability. In East Palo Alto, as compared to similar cities without protections, out-migration rates decreased following amendments to rent control and just cause for eviction policies that expanded the coverage of these protections. Additionally, average low-credit-score renters moving from blocks with tenant protections were more likely to move to areas with higher socioeconomic status, which may suggest a higher probability of planned moves as opposed to involuntary displacement.
2. Policy design matters. For example, even though San Jose has had some rent regulations in place since 1979, their out-migration patterns were similar to cities of similar demographics without tenant protections. In 2016, the policy was
4.1 4.1 Staff Report
9 amended to lower an 8 percent cap to a 5 percent cap, and in 2017 the policy was amended to include just cause for eviction protections. However, the effects of this amendment were likely not captured in this analysis because the data did not extend beyond 2018 at the time of the analysis. The out-migration rates observed may be due to elements of the pre-amendment policy, including the high 8 percent rent control cap, rent control not being paired with just cause for evictions protections, or both.
3. Relatedly, while statewide anti-gouging is a first step, more stringent tenant protections at the jurisdiction level may be necessary to truly promote greater housing affordability and stability. While anti-gouging will be a critical stopgap measure in individual cases, policies that look more like anti-gouging in terms of their rent caps, like San Jose’s pre-2016 8 percent cap policy, might not have a stabilizing impact at the neighborhood level.
Other Jurisdictions:
Several jurisdictions in the Bay Area have Anti-Displacement strategies. Examples include:
1. Redwood City’s Anti-Displacement Strategy was adopted in 2022 ( see link). The City has the following local ordinances in place: Minimum Lease Term Ordinance that requires landlords to offer a 12-month lease for both initial leases and renewals. Tenants are not required to accept a 12-month lease once offered; it is the tenant’s choice whether they enter into a 12-month lease (see link). Relocation Assistance Ordinance (RAO) requires certain eligible households that were forced to relocate through no fault of their own to receive financial assistance to ease their transition. The RAO requires landlords to pay eligible tenants three to four months of Fair Market Rent (FMR) in some eviction circumstances (see link).
2. San Jose’s Anti-Displacement Strategy was approved in 2020 ( see link) and included measures like establishing neighborhood tenant preference for affordable housing, exploring a community opportunity to purchase Program/Ordinance, establishing new sources of funding for affordable housing and Anti-Displacement, etc.
3. Menlo Park: The ordinance for “Residential Leases for Rental Units” only applies to multi-family, boarding house, and lodging houses and includes a requirement for a minimum one (1) year lease term, but the landlord and tenant may agree to other rental terms. (see link). Menlo Park also has a Tenant Relocation Assistance Ordinance that requires any landlord that causes the permanent displacement of residential households to provide eligible residential households with relocation assistance of three months of rent and four for certain circumstances (see link).
4. Mountain View: The Tenant Relocation Assistance Ordinance requires landlords to provide relocation assistance if renovations, redevelopment, or similar activities have displaced eligible tenants. The program applies to rental properties with three or more units (see link).
4.1 4.1 Staff Report
10 5. East Palo has an affordable housing plan that includes several anti-displacement provisions, including identifying and maintaining a list of at-risk units and substandard buildings throughout the City to ensure property owners comply with the State Preservation Notice Law; actively engaging with property owners to reach agreements to preserve at-risk units and properly maintain their properties ‘; implementing an effective and fair housing compliant Local Preference Policy.
6. Concord requires the Landlord to offer the tenant a 12-month lease. If the tenant rejects the 12-month lease, the landlord must offer the tenant a 6-month lease. If the tenant rejects the 6-month lease, the tenant and landlord can negotiate a shorter-term lease. The landlord does not have to accept a lease term of less than six (6) months.
7. Palo Alto has a Rental Housing Stabilization Ordinance requiring relocation assistance of $7,000 for a studio and $17,000 for a three-bedroom unit. (see link).
September 16th Study Session Noticing
On September 5, 2024, staff provided notice of this study session to the property managers of the following BMR rentals: Marlin Cove, Miramar Apartments, One Hundred Grand, the Plaza, and the Triton. Staff also sent a notice to listservs, including Home is Foster City, Housing Element Update, and Affordable Housing Updates. The notice was also displayed on the electronic marquee sign in Leo Ryan Park.
ANALYSIS
The first part of the Analysis section discusses a few new strategies for BMR units only (except for 1) for Council’s consideration. These strategies are short-term, tenant-by- tenant. The second part includes a summary of short-term strategies that are part of the BMR Administrative Guidelines.
As noted above, the Housing Element commits to developing an Anti-Displacement Strategy, including a variety of tenant protection measures. At the September 16th Study Session, staff would like to discuss a few “short-term” strategies that could be included in the Anti-Displacement Strategy. The adopted strategies will require significant staff time to establish, manage, and enforce. Some strategies may involve contracting with third parties for program administration.
1. Tenant and Landlord Education and Outreach for all Rental Units Providing tenants and landlords (both BMR and market-rate units) with access to education and outreach helps prevent displacement and eviction. This could be done in a variety of ways, including workshops, informational materials, and support services, and can support the tenants in the following ways:
oIncrease public awareness of tenants’ rights, obligations, and protections. oEducate tenants about their rights in order to reduce displacement and eviction.
4.1 4.1 Staff Report
11 oPrevent and reduce displacement by connecting residents to resources such as rental assistance, supportive services, etc.
oMaintain and preserve the current affordable housing stock by informing tenants of their rights, required notice laws, how to seek unit repairs, request accommodations, file complaints with the City, and address issues with landlords, code violations, and more.
oEnsuring that landlords have access to annual city-sponsored fair housing training sessions as well as online webinars and other resources. oProviding access to resources for other specific issues that landlords might need assistance with due to new laws, including assistive animals, accommodations for accessibility, AB 1482, notice laws, and lease requirements. While landlords of larger properties generally have access to resources, smaller-scale landlords, such as those who own a single-family rental home or a duplex, might not know done
Staff recommends that tenant and landlord education and outreach for all rental units (BMR and market-rate units) be part of the anti-displacement strategy. Staff could do this work in house and/or partner with a third party like Project Sentinel.
It should be noted that this strategy will also help the City implement the Housing Element program H-C-3-d Facilitate Tenant Protection Act of 2019 (AB 1482), which requires providing at least one information session per year on laws regarding maximum annual rent increases, just cause evictions and financial compensation requirements.
2. No Fault Evictions for BMR units only
California law restricts a landlord’s ability to terminate a residential lease, evict the tenant, and retake possession of the property. When a tenant has lawfully occupied the residential property for 12 months or more, the landlord is prohibited from ending the tenancy without “just cause.”
California’s Tenant Protection Act defines two (2) types of “just cause,” including:
“At fault” refers to situations where the tenant has failed or refused to comply with the lease or other tenant duties imposed by law. A tenant may be at fault for these violations:
oNonpayment of rent due
oA material breach of the lease or rental agreement
oCommitting or allowing criminal activity on the premises oCausing or allowing the property to be damaged
oCausing or allowing a nuisance on the property
oFailing to surrender the premises after giving notice of intent to vacate
4.1 4.1 Staff Report
12 “No fault,” where the reason for termination is not within the tenants’ control. Each kind of cause is treated differently under the law.
oThe owner reclaiming the property as his or her personal residence. oThe owner removing the property from the rental market. oAn order to vacate by a governmental authority having jurisdiction over the property.
oThe owner intending to demolish or substantially renovate the premises within a short time period.
In these no-fault situations, the tenant cannot stop the lease termination.
However, the landlord is required to provide the tenant with relocation assistance. The landlord must either pay the tenant a sum equal to one month of the rental price or waive the rent payment due in the final month of occupancy.
Note: The Tenant Protection Act/AB 1482 excludes affordable housing /BMR units, single-family homes (with exceptions), townhomes, and condominiums (with exceptions).
Staff recommends that the City extend AB 1482’s “No Fault Evictions” provisions to BMR units as part of the anti-displacement strategy. This means that when a BMR tenant has lawfully occupied the BMR unit for 12 months or more, the landlord is prohibited from ending the tenancy without “just cause,” as discussed above.
3. Tenant Relocation Payment for “No Fault Lease Termination” for BMR units only
Tenant relocation payments can be a tool to provide a financial cushion to cover the costs associated with moving, such as hiring movers, security deposits for a new unit, and other unexpected expenses.
Under the provisions of AB 1482, for cause evictions (for example, removal of a unit from the market due to required repairs or rehabilitation), the relocation assistance must equal the initial rent charge, which represents one month’s rent. It should be noted that BMR units are not subject to AB 1482.
Staff recommends that the City apply a minimum tenant relocation payment to BMR tenants as required for “No Fault Lease Termination” under AB 1482. The Council has the discretion to increase the payment amount to more than one month's rent.
Anti-Displacement Strategies included in the BMR Guidelines
4.1 4.1 Staff Report
13 On December 18, 2023, the City Council as part of Ordinance 671, approved revisions to the BMR Guidelines. A few anti-displacement strategies are already included in these guidelines.
1. Annual Rent Increases (section 8.4)
BMR and Workforce Tenants often face financial hardship due to substantial rent increases, as many Property Managers increase rents to the maximum allowed annually, regardless of the percentage increase or Tenant hardship:
oHCD income limits often experience substantial increases from year to year, and due to the direct relationship between rent limits and income limits, the rent limits are often substantially greater than the prior year and often increase more than 10%.
oProperty Managers often set initial rents at rates substantially lower than the Maximum Chargeable Rent due to prevailing market conditions, thereby creating a significant gap between the current rental rate and the maximum chargeable rental rate.
The BMR Guidelines include the following for rent increases for BMR units:
For BMR properties built before the effective date of these BMR Guidelines (December 18, 2023), the City strongly recommends as a best practice that annual rent increases for BMR units be limited to the lower of the Maximum Chargeable Rent or 5%, unless otherwise limited by statute at the local, state, or federal level or as required by the financing entity or bond program for a property or as stated in the property’s regulatory agreement.
For BMR properties built after the effective date of these BMR Guidelines, annual rent increases for BMR units are limited to the lower of the Maximum Chargeable Rent or 5%, unless otherwise limited by statute at the local, state, or federal level or as required by the financing entity or bond program for a property.
Note that the current policy for annual rent increases, although more restrictive than AB 1482, only applies to future BMR units, not existing BMR units.
The City Council could consider the following revisions to the Annual rent increase:
•Extend the current BMR policy of a maximum rent increase of 5% to existing BMR units, or
•Changing the BMR Guidelines to match AB 1482 and apply to all BMR units (both existing and future) to a maximum rent increase of 5% plus CPI, or 10%, whichever is lower.
2. Minimum Lease Term (section 9.1.6)
A tenancy typically ends either when a fixed-term lease expires or after a landlord or tenant in a month-to-month lease gives notice. Requiring a minimum lease term
4.1 4.1 Staff Report
14 of 12 months for prospective tenants, with the amount of rent locked in, ensures housing stability.
The BMR Guidelines include the following for minimum lease terms for BMR units:
Initial leases must be offered to the Tenant for at least 12 months. Renewals may be month to month or annual or as required by the property’s affordability restrictions, or local, state, or federal regulation.
3. Duty to Disclose Complaints or Legal Action Taken by a Tenant (section 10.11) Property Managers shall notify the City of any legal action pursued by a Tenant regarding Fair Housing, discrimination, landlord-Tenant disputes, or compliance with the affordability restriction for the property or these BMR Guidelines.
4. Next Available Unit Rule (Section 7.10.4)
If a Tenant’s income falls below the income limit for a lower affordability category, they may go on the Waitlist in the appropriate preference category and application date for a unit of a lower affordability level, if permitted by property’s affordability restrictions or Regulatory Agreement. When a unit is available, the Tenant’s unit may be reclassified for the lower affordability level and the next available unit may be classified with the higher affordability level so that the tenant does not need to move units.
5. Annual Occupancy Monitoring (Section 7.14.2)
Households must complete a Household Composition Form annually for recertification and all two- and three-bedroom households must complete an Under-Occupancy Agreement form at move-in. A change in the number of occupants in the household may change the size of the unit for which the household is qualified. If the household no longer qualifies for the size unit they are renting, they shall be given at least a 60-day notice at the time of recertification that when an appropriate sized unit becomes available, they will be given a 30- day notice to move into such appropriate sized unit. Until an appropriately sized unit becomes available, they may stay in their current unit. If the development does not offer the appropriately sized unit for the household size, the Tenant shall be given a ninety (90)-day notice to vacate unless City determines that allowing additional time to comply is warranted. For example, if a family of six lives in a two- bedroom unit in a development in which there are no three-bedroom units, the family will receive a notice to vacate.
In the event that the property manager is unable to verify occupancy of one or more household members due to lack of tenant cooperation, or incomplete or inaccurate documentation, the tenant’s household size will be certified only for the verified occupants. The tenant may be required to move to an appropriately sized unit if the tenant is under the minimum occupancy requirement for the unit. The
4.1 4.1 Staff Report
15 tenant shall be offered the next available appropriately sized unit and shall be provided with a thirty (30)-day notice. If occupancy of all tenants cannot be verified, the tenant will no longer be eligible for the BMR unit, and the rent shall be increased to market rate with a 60-day notice (ninety (90) days if the tenant is on a month-to-month lease). The next available unit shall be designated as a BMR unit at the same affordability level to maintain the required number of BMR units.
Staff seeks direction on the following items:
1. If the recommended strategies discussed above be included in the Anti- Displacement Strategy document:
a. Tenant and Landlord Education and Outreach for all rental units. b. No Fault Evictions for BMR units only.
c. Tenant Relocation Payment for “No Fault Lease Termination” for BMR units only.
2. For Annual Rent Increases, should the City extend the current BMR policy of a maximum rent increase of 5% to existing BMR units or change the BMR Guidelines to match AB 1482 and apply to all BMR units (both existing and future) to a maximum rent increase of 5% plus CPI or 10%, whichever is lower.
3. Whether the Anti-Displacement Strategy should be encouraged on a voluntary basis or established as a mandate for BMR landlords/property managers. If the latter, the strategies must be codified in the Zoning Code Ordinance. Any mandate would require staffing resources for enforcement. (It shall be noted that the strategies mostly long-term, noted in Table 1 that are under Municipal Code are mandates.)
Staff will prepare a comprehensive document for the Anti-Displacement Strategy, including the following based on City Council’s direction:
1. The new recommended short-term anti-displacement strategies as directed by the City Council.
2. Existing short-term anti-displacement strategies included in the existing BMR Guidelines document.
3. Existing short-term and long-term strategies that are included in FCMC and Housing Element, as shown in Table 1 above.
Staff will then return to the City Council at a future date for approval of the Anti- Displacement Strategy document.
CEQA
Not Applicable
4.1 4.1 Staff Report
16 FISCAL IMPACT
There is no fiscal impact.
CITY COUNCIL VISION, MISSION, AND VALUE/PRIORITY AREA
Smart Planning, Development, and the Local Economy
ATTACHMENTS:
Attachment 1 – 2023-2031 Housing Element, Fair Housing Action Plan
4.1 4.1 Staff Report
17 ATTACHMENT 1
FAIR HOUSING ACTION PLAN
4.1 Attachment 1 - 2023-2031 Housing Element, Fair Housing Action Plan
18 3. AFFIRMATIVELY FURTHERING FAIR HOUSING
Contributing Factors
o The underlying factors for these differences are unknown and need to be examined as part of AFFH actions (Low priority).
CONTRIBUTING FACTORS AND FAIR HOUSINCJ ACTION PLAN The disparities in housing choice and access to opportunity discussed above stem from historical actions, socioeconomicfactorsthatlimitemploymentand incomegrowth, broad barrierstoopen housingchoice, and until recently, verylimited resources to respond to needs.
Foster City has historically accommodated a diversity of housing needs by offering a variety of housing types in all residential neighborhoods-more so than many jurisdictions in the County. Yet home values and rents are much higher in Foster City than in the County and the Bay area overall. Foster City's fair housing actions that are part ofthe overall Housing Element are intended to address barriers to housing choice by adding affordable housing options and preserving existing housing opportunities. Table 3-i below summarizes the fair housing issues, contributing factors, and implementation programs included in the Housing Element to affirmatively further fair housing in Foster City, many of which also address housing needs identified in Table 2-3, Housing Needs Action Plan.
Contributing factors have been prioritized giving highest priority to those factors that:
s limit or deny fair housing choice,
s limit access to opportunity, or
a negativelyimpactfairhousingorcivilrightscompliance.
The priorities for the Fair Housing Action Plan are:
'i. Address disproportionate impacts by increasing the supply of affordable housing and providing more housing choices throughout the city. (Highest)
2. Protecttenantsfromdisplacementthroughananti-displacementstrategy.(High)
3. Address housing discrimination through fair housing information and training. (High)
4. Address housing discrimination by providing additional support and opportunities for housing to meet special needs. (High)
The City also considered the limitations of the City's authority/ability to influence change in a contributing factor. Lower prioritization also reflects the limitations ofthe City's powers to change some factors.
HE-38 CITY OF FOSTER CITY HOUSING ELEMENT 2023-2031
4.1 Attachment 1 - 2023-2031 Housing Element, Fair Housing Action Plan
19 3. AFFIRMATIVELY FURTHERING FAIR HOUSING
FAIR HOUSIN(J ACTION PLAN
TABLE 3-1: Suxuasv MATRIX OF FAIR Housixc ISSUES AND ACTIONS Fair Housing Issue
Foster City's high housing costs limit housing
choice and have a disproportionate impact on
Black or African American and Hispanic
households.
Contributing Factors
Black or African American and Hispanic
residents typically work lower wage jobs,
stemming from historical employment
discrimination and lack of access to quality
educational environments. These jobs
often do not support the city's housing
costs. As a result, Black or African
American and Hispanic residents face very
high levels of cost burden. Low Priority
The lack of housing in Foster City to
accommodate larger renter households
can disproportionately impact households
of color, which tend to be larger.
Moderate Priority
Meaningful Actions
Increase the supply of affordable
housing through a variety of
programs:
ii H-C-4-a: Rental Housing Assistance
Information
H-D-'i-b: General Plan and Zoning
Amendments to Facilitate Housing
on Housing Opportunity Sites in the
Sites Inventory
H-D-4-a: ADUs
H-D-4-b: ADU/JADU Financial
Incentive Program
H-D-4-c: Preapproved ADU/JADU
Designs and Expedited Review
H-D-4-d: Improved Public
Information on ADUs
H-D-4-e: Amnesty Program for
Existing Unapproved ADUs
H-D-4-f: Objective Design Standards
for ADUs
H-D-4-g: Multi-FamilyADUs
Targets and Timelines
December 2023 and then annually
Increase number of housing vouchers
used in Foster City by 2 per year
Prior to or upon adoption
24 ADUs by 2031
Implement program by December
2024
Provide 8 income-restricted ADU
units by 2031
December 2024
Improve website and counter
information by December 2023
Implement program by December
2025
Adopt standards by December 2024
7o multi-family ADUs by 2031
Amend Chapter i7.78 by December
2023
H-D-4-i: Provide New Housing
Choices and Affordability in High
Opportunity Areas through
Additional ADUs in R-'i Zones Areas
H-D-4-j ADUs and JADUs in Religious s 12 units in religious and institutional and Institutional Uses and School sites by 2031
Sites s 12 units in school sites by 2031
CITY op FOSTER CITY HOUSING ELEMENT 2023-2031 HE-3g
4.1 Attachment 1 - 2023-2031 Housing Element, Fair Housing Action Plan
20 3. AFFIRMATIVELY FURTHERING FAIR HOUSING
Fair Housing Issue
Foster City's low production of affordable
housing limits housing choices of Black or
African American and Hispanic households
who have lower incomes.
Foster City's multi-family housing is aging
and vulnerable to redevelopment and
displacement oflow- and moderate-income
households.
Contributing Factors
Foster City has had limited production of
affordable housing. Since ;ioi5, the
housing that has received permits to
accommodate growth has largely been
priced for above moderate-income
households. Pursuant to the City's
inclusionary requirements, approximately
20% of the new housing units since zox5
are restricted for very low-, low- and
moderate-income households, leaving
approximately 8o% at market rate, which
is affordable to moderate or above
moderate-income households. Just g% of
the City's rental units rent for $2,000 and
less. San Mateo County has four times the
proportion of rentals priced under $2,000
than the city. High Prior%
The high water table in Foster City creates
maintenance needs, particulady for multi-
family buildings. Moderate Priority
Aging, low-density apartment
developments may have economic
incentives to redevelop. High Priority
Meaningful Actions
a H-E-z-a: Inclusionary 20%
Requirement
Targets and Timelines
s Ensure inclusionary units are
provided consistent with ordinance
requirements
H-E-z-b: Affordable Housing Overlay s Ensure inclusionary units are Inclusionary x5oA Requirements provided consistent with ordinance Including Extremely Low-Income requirements
H-E-6-a: Home Sharing Program Ongoing: at least 5 new matches per year
Annually review progress; if at mid-
cycle review in 2027 the City is not on
track, then initiate necessary zoning
text or map amendments or other
changes.
H-E-io-a: Improve Housing Mobility
and Increase Missing Middle Housing
Choices
Increase the supply of affordable
housing through a variety of programs
(described above).
Protect tenants from displacement
through an anti-displacement strategy:
s H-C-2-C: Replacement Unit
Requirements
H-C-3-a: Anti-Displacement Plan for
Redevelopment of Existing
Multifamily Developments
Amend requirements by December
2023
Establish submittal requirements by
December 2023
HE-4o CITY OF FOSTER CITY HOUSING ELEMENT zox3-zo3-i
4.1 Attachment 1 - 2023-2031 Housing Element, Fair Housing Action Plan
21 3. AFFIRMATIVELY FURTHERING FAIR HOUSING
Fair Housing Issue Contributing Factors
Tenants' and property owners' lack of
knowledge about fair housing laws. High
Priori%
Residents report experiencing fair housing
discrimination in Foster City mostly based on
disability and/or being a voucher
holder/sourceofincome. Fewofthose Propertyownersviolatingfairhousing experiencing discrimination file complaints or la WS. Hi:gh Priori, take action.
Tenants fear of retaliation, few options to
relocate. High Priority
Meaningful Adions Targets and Timelines
s ReviewandapproveofanAnti-
Displacement Plan that minimizes
displacement for any repair or
redevelopment that would displace
one or more tenams
H-C-3-b: Anti-Displacement Strategy Implement program by December 2024
Address housing discrimination
through fair housing outreach and
education:
s H-C-3-c: Facilitate Resolution of
Rental Disputes
s H-C-3-d: Facilitate Tenant Protection
Act of 2019 (AB 1482)
ii H-G-i-a: Non-Discrimination
H-G-z-a: Anti-Discrimination
Regulations
H-G-z-b: Fair Housing Training for
Landlords and Tenants
H-G-2-C: Information Specific to Fair
Housing
H-G-z-d: Multilingual Tenant
Resources
H-G-z-e: Rental Registry
Ongoing
Update website by December 2023
Provide at least one information
session peryear
Update website by December 2023
Hold at least one (i) informational
sessions for landlords and tenants
annually beginning in 2024
Implement program by December
2023
Provide updated information
annually
Conduct at least one fair housing
training fortenants and landlords
annually, beginning in 2024
Implement program by December
2023
Number of physical locations the
resources are made available without
requiring internet access
Implement program by December
2024
Collaboration for provision of
multilingual fair housing services
Research options and report to City
Council by December 2024
CITY op FOSTER CITY HOUSING ELEMENT :zoz3-xo3i HE-4i
4.1 Attachment 1 - 2023-2031 Housing Element, Fair Housing Action Plan
22 3. AFFIRMATIVELY FURTHERING FAIR HOUSING
Fair Housing Issue Contributing Factors Meaningful Actions Provide additional support and
opportunities for housing to meet
special needs:
s H-E-i-a: Existing Unit Purchase
Program-Opportunities for
Supportive Housing
a H-E-g-a: Family Friendly Housing
ii H-E-g-b: Small Housing units
H-F-i-a: Facilities and Services for
Special Needs
H-F-'i-c: Adaptable/Accessible Units
forthe Disabled
H-F-i-d: Reasonable
Accommodation
H-F-i-e: Home Sharing for Special
Needs Population
H-F-i-f: Support Services for Special
Needs Population
H-F-i-g: Extremely Low-Income
Units for Special Needs
H-F-i-h: Age Friendly Initiative
Targets and Timelines
One (i) unit converted to supportive
housing by 2031
Facilitate ten('io) rental units of 3 or
more bedrooms by 2031.
Facilitate ten (to) rental units less
than 5oo SF by 2031
Establish expedited permit review
process and begin annual proactive
outreach by December 2023
Facilitate at least one (i) new facility
serving special needs population
during the planning period
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
Amend Chapter i7.84 by December
2023
Update City's website by December
2023
At least 5o% of home share matches
assist someone with special needs
Roundtable at least annually
Ensure affirmative marketing plan is
provided and implemented for ELI
UNITS
Adopt Age-Friendly Action Plan by
December 2024
HE-42 CITY OF FOSTER Crvv Housrtw; ELEMENT zoz3-zo3i
4.1 Attachment 1 - 2023-2031 Housing Element, Fair Housing Action Plan
23 3. AFFIRMATIVELY FURTHERING FAIR HOUSING
Fair Housing Issue
Black or African American, Hispanic, and
Pacific Islander students are less likely than
other students to meet college admission
standards and have higher high school
dropout rates.
Contributing Factors Meaningful Actions
a H-F-i-i: Community Care Facilities
Targets and Timelines
s Amend regulations by December
H-F-i-j: Public Investment in
Accessibility
H-F-3-a: Transitional and Supportive
Housing Zoning
H-F-3-b: 5upportive Housing
2024
Target areas with higher disabled
populations - Census Tracts 6o83
and 6080.25
Number of capital improvement
projects identified in the CIP budget
each yearthat include accessibility
improvements
Ensure regulations are applied so
thattransitional and supportive
housing is subject only to the same
restrictions as other residential uses
in the same zone
Amend regulations by December
2023
The underlying factors for these
differences are unknown and need to be
examined as part ofAFFH actions. Low
Priority
Increase the supply of affordable
housing through a variety of
programs (described above).
CITY OF FOSTER CITY Housms ELEMENT zoz3-:iio3i HE-43
4.1 Attachment 1 - 2023-2031 Housing Element, Fair Housing Action Plan
24