Agenda — Hillsborough City Council, February 27, 2023 (part 1 of 2)

TOWN OF HILLSBOROUGH
San Mateo County
Christine Krolik, Mayor 1600 Floribunda Avenue
Sophie Cole, Vice Mayor Hillsborough, CA 94010
Marie Chuang, Councilmember www.hillsborough.net
Leslie Marden Ragsdale, Councilmember Phone 650-375-7400 Alvin L. Royse, Councilmember

A G E N D A
MONDAY, FEBRUARY 27, 2023
6:00 P.M. CITY COUNCIL MEETING
Hillsborough Town Hall and Zoom Video Conference
This City Council meeting will be conducted pursuant to Government Code Section 54953(e) (and without compliance with section 54953(b)(3)) related to conducting public meetings during the COVID-19 pandemic. The City Council, staff and members of the public may participate in the meeting virtually via Zoom Video Conference or in person at Town Hall.

Members of the public may provide public comments on the agenda item. All members of the public will be limited to one public comment.

To attend the meeting in person:
1600 Floribunda Avenue, Hillsborough, CA 94010
To provide Public Comment in person:

Members of the public wishing to speak are requested to complete a yellow speaker card and submit it to the City Clerk.

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Live verbal public comments may be made by requesting to speak using the “raise hand” feature in Zoom or, if calling in by phone, by pressing *9 on the telephone keypad prior to the close of the public comment period for the item. In response, the Town will unmute the speaker and allow them to speak for up to three minutes.

I. CALL TO ORDER
II. ROLL CALL
III. PLEDGE OF ALLEGIANCE
Agenda – Hillsborough City Council
Monday, February 27, 2023

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IV. ANNOUNCEMENT OF CONFLICT OF INTEREST
This portion of the agenda is for Councilmembers to disclose any conflict of interest related to the item on the agenda. Any Councilmember who has confirmed a conflict of interest or has reason to believe they have a conflict of interest should disclose the conflict for the record and abide by the disqualification requirements contained in FPPC regulations.

V. OLD BUSINESS

1. REVIEW REVISIONS TO DRAFT HOUSING ELEMENT PER CITY COUNCIL DIRECTION ON JANUARY 30, 2023 AND PROVIDE DIRECTION TO STAFF ON

SUBMITTAL TO THE CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY

DEVELOPMENT (HCD) AND ISSUANCE OF A REQUEST FOR PROPOSALS (RFP)

FOR HIRING A CONSULTANT TO UNDERTAKE THE CALIFORNIA ENVIRONMENTAL

QUALITY ACT (CEQA) WORK REQUIRED FOR THE TOWN'S HOUSING ELEMENT UPDATE
PROCESS:
1a. Overview
1b. Take Public Comment
1c. Council Discussion and Direction
 Discuss and Provide Final Direction on the Draft Housing Element  Provide Direction on Submittal to State HCD
 Provide Direction on Issuance of a Request for Proposals for a CEQA Consultant VI. ADJOURNMENT
SPECIAL ACCOMMODATIONS:

If you need a disability-related modification or accommodation, including auxiliary aids or services, to participate in the City Council meeting, or if you need an agenda in an alternate form, please contact the City Clerk’s Office at 375-7412 at least 24 hours before the scheduled City Council meeting.

ADDRESSING THE CITY COUNCIL:

Members of the public may provide written comments to the City Council regarding any item on the agenda up to two hours before the meeting to [email protected] or by mail/in person at 1600 Floribunda Avenue, Hillsborough, CA 94010. Any writings or documents provided to a majority of the City Council regarding any item on this agenda prior to the deadline, except as exempt from public disclosure under applicable law, will be available for public inspection on the Town website, and in the City Clerk’s Office at 1600 Floribunda Avenue, Hillsborough, CA 94010, during regular business hours.

AUDIO / VISUAL ADVISORY:

Those persons who wish to use PowerPoint or other mediums when presenting to the City Council will be required to submit media items to the City Clerk by 12:00 p.m. the day before the meeting. Media items can be emailed to [email protected].

AUDIO OR VIDEO RECORDINGS:

Please be advised that under the Brown Act, any person has the right to record the City Council meeting, including the audience in attendance, using an audio or video recording device subject to certain exceptions. Please be aware that by attending a City Council meeting, you may be audio or video recorded.

TOWN OF HILLSBOROUGH
San Mateo County
1600 Floribunda Avenue
Hillsborough, CA 94010
1 OLD BUSINESS

CITY COUNCIL MEETING
FEBRUARY 27, 2023

AGENDA STAFF REPORT
ITEM SUBJECT: REVIEW REVISIONS TO DRAFT HOUSING ELEMENT PER CITY COUNCIL DIRECTION ON JANUARY 30, 2023 AND PROVIDE DIRECTION TO STAFF ON SUBMITTAL

TO THE CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT (HCD) AND ISSUANCE OF A REQUEST FOR PROPOSALS (RFP) FOR HIRING A

CONSULTANT TO UNDERTAKE THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)

WORK REQUIRED FOR THE TOWN'S HOUSING ELEMENT UPDATE
SUMMARY: At the City Council meeting on January 30, 2023, staff was directed to make revisions to the draft housing element update to reflect changes to the overall strategy to meet the Town’s Cycle 6 Regional Housing Needs Allocation (RHNA). The primary revisions are to Chapter 8:

Housing Opportunities, to reflect the changed strategy, as directed by Council. The policies, goals, and actions were updated to reflect the changes to the Housing Opportunity Sites and provide a coordinated and comprehensive strategy. These revisions are reflected in Chapter 10: Housing Plan - Policies, Goals, & Actions. The necessary updates to Chapter 9 - Affirmatively Furthering Fair Housing (AFFH) are still in progress and therefore the chapter has not been included in this review of the revised draft document.

Staff is bringing the revised draft document back to Council for review to ascertain that the direction provided on January 30th, has been implemented as intended. Additionally, staff is requesting direction from the City Council as follows:
• Final direction on the Draft Housing Element Update,
• Direction on submittal of the draft housing element to State HCD, and • Direction on Issuance of a Request for Proposals for a CEQA Consultant.

BACKGROUND:

The Town of Hillsborough submitted the initial HCD Review Draft of the Housing Element Update to HCD on October 11, 2022. Hillsborough received feedback from HCD on the HCD Review Draft on January 10, 2023.

January 12, 2023 - The City Council held a special meeting to review and discuss the feedback received.

January 23, 2023 - The City Council held a special meeting, at the request of the Mayor, to further discuss and provide direction on the Housing Element Update.

January 30, 2023 - The City Council held a special meeting to further discuss and provide direction.

Agenda Staff Report - Hillsborough City Council
February 27, 2023

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The Town of Hillsborough’s Cycle 6 Regional Housing Needs Allocation (RHNA) is 554 net new units distributed over four income categories, as assigned by the Association of Bay Area Governments (ABAG). The unit count and income assignments are based on the regional assignment methodology developed by ABAG for the 6th RHNA Cycle.

The Town’s total allocation and unit count breakout by income level is detailed in the table below:

DISCUSSION:

As per the direction from the City Council on January 30, 2023 staff has made changes to the Sites Inventory and overall strategy to meet the Town’s Cycle 6 Regional Housing Needs Allocation (RHNA). Below is an overview of the five approaches the Town of Hillsborough is utilizing to meet its RHNA 6 obligation.

Approach 1: Accessory Dwelling Units (ADUs) – 400 Units The Town of Hillsborough has a strong track record of supporting and encouraging ADU development. In response, the Town has seen a significant increase in ADU development applications during RHNA Cycle 5. In an effort to support this trend and facilitate further ADU development, in 2020 the Town established an ADU Ombudsman program staffed by an ADU Specialist specifically trained to guide people through the Town’s ADU review and approval processes. Since the establishment of this program in June 2020, ADU development has more than doubled. The Town plans to continue and enhance this program through Cycle 6 (Goal 2.1).

RHNA 6 Unit Allocation: ADUs
HCD’s safe harbor ADU methodology utilizes an average number of ADUs permitted per year since 2018 to project the number of total ADUs to be built in Cycle 6. Utilizing this methodology, the Town of Hillsborough would project 36.4 ADUs per year, for a total of 291.2 ADUs in Cycle 6.

Based on the increase in ADU permitting since the commencement of the ADU Ombudsman program in 2020, the Town calculated a three-year trend to project the number of ADUs that are likely to be built through the next Cycle. Utilizing this methodology, the Town of Hillsborough would project 48.6 ADUs to be built per year, for a total of 388.8 ADUs in Cycle 6. Based on the interest in building ADUs expressed by the community, and the additional ADU related goals and actions in the Housing Plan section of this document (Policy 2), the Town projects that a total of 50 ADUs will be built annually in Cycle 6 for a total of 400 ADUs.

Agenda Staff Report - Hillsborough City Council
February 27, 2023

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Approach 2: Pipeline Projects – 12 Units
The Town of Hillsborough is in varying stages of the approval process for 12 housing units. The Town is committed to facilitating the completion of these pipeline projects and have included several goals and actions related to streamlining and enhancing the user-friendliness of the approval process in the Housing Plan.

Approach 3: Vacant Opportunity Sites – 23 Units
The Town completed a thorough analysis of not only vacant parcels but all parcels in the community to identify housing opportunity sites throughout Hillsborough. The Housing Opportunity Sites were identified utilizing an ArcGIS Urban and ArcGIS Pro process that involved Identifying Site Suitability Factors and Site Suitability Factor Scoring to evaluate multiple criteria influencing Agenda Staff Report - Hillsborough City Council
February 27, 2023

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the likelihood of development on a parcel-by-parcel basis. Each property was assigned a total weighted score, where the higher the score the greater the likelihood of development.

Identified Vacant Opportunity Sites
Utilizing the site suitability methodology detailed above as well as through discussions with town staff, elected and appointed officials, and residents, a total of 23 vacant housing opportunity sites have been identified. The identified sites are shown on the map on page 104 of the Draft Document. Each of the identified vacant sites meet the Town’s zoning and subdivision standards.

Each site can accommodate one primary residence which, given the cost of land in Town, would likely be made available at above moderate-income affordability levels.

Approach 4: Subdivision/Lot Split Opportunity Sites
The Town of Hillsborough has identified three opportunity sites that meet the Town’s zoning and subdivision standards, identified on the map on page 106 of the draft document. The subdivision/Lot Split Opportunity Sites are eligible for subdivision and development with singlefamily homes without requiring any rezoning. No projects have been submitted or approved at these sites, which is why they are not being included as pipeline projects. Due to the high cost of land in Hillsborough, all units are considered to meet the Town’s above moderate income RHNA requirement. Any subdivision/lot split or proposed single-family home development would be subject to the Town’s standard public hearing and review processes.

Opportunity Site: 2260 Redington Road (Strawberry Hill) – 35 Units The Town has received a letter of intent from the property owner of 2260 Redington Road to subdivide the parcel to 35 parcels for the development of single-family detached homes. The property owner has submitted the conceptual plan (as shown in the draft Housing Element) and formal subdivision application and is currently working with the Town to receive approval. Due to the high cost of land and planned size of the parcels and single family detached homes to be built on the parcels, the 35 units are counted as serving above moderate income households. Although 2260 Redington Road is not vacant, the area proposed to be subdivided is, and therefore the parcel’s non-vacant status is not determined to be constraint.

Opportunity Site: 50 Brooke Court – 3 Units
50 Brooke Court is a vacant, privately owned, more than 10-acre parcel at the end of Brooke Court and adjacent to the College of San Mateo in the south of the Town. The property owner has expressed interest to the Town in developing housing on their parcel in the next eight years but has not submitted a formal application. In September 1991, the City Council approved the subdivision of 50 Brooke Court into three parcels as shown on the approved plan as shown in the draft Housing Element. While this subdivision did not come to fruition, the Town has spoken with the property owner and their architect regarding the options to explore subdivision of the parcel to three parcels and build or sell the lots to be built with single-family detached homes.

Opportunity Site: Hayne – 5 Units
The subdivision/lot split opportunity along Hayne Road (APN 30131030) is a vacant, privately owned, more than 10-acre parcel near the intersection of Hayne Road, Robinwood Lane, and Sandra Road. Like 50 Brooke Court, the Hayne parcel is constrained by steep slopes. Due to the topography of the site, it is projected to be subdivided into only five parcels, as shown in the conceptual plan as shown in the draft Housing Element.

Agenda Staff Report - Hillsborough City Council
February 27, 2023

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Approach 5: Multifamily Opportunity Sites
Currently, the Town of Hillsborough does not have any multifamily housing. Recognizing the importance of multifamily housing in providing for housing choice and opportunity and in affirmatively furthering fair housing, Hillsborough is proposing two multifamily opportunity sites in Town. Both sites, detailed below, would be developed with the Housing Choice Overlay District.

The new overlay will allow for higher density development and flexibility in development standards that are a constraint to housing development, as detailed in Goal 1.5.

Multifamily Opportunity Site: Town Hall Complex – 16 Units After numerous public meetings and extensive public comment, the City Council has chosen to move forward with a redevelopment plan with a total of 16 housing units identified at the Town Hall Complex. Since the Town will control the development and the ultimate price point at which the units are offered for rent, all 16 units will be made available to households in the very-low income category. There is interest from the community to prioritize seniors and individuals who work in town.

Multifamily Opportunity Site: Tobin Clark Site – 100 Units The Town of Hillsborough owns a 20.9-acre site located in the former Tobin Clark estate, along the Town’s southern border and bordered by the College of San Mateo, Tournament Drive, Sugar Hill Drive, and Tobin Clark Drive. The site’s proximity to the College of San Mateo presents both opportunities and challenges. Housing for faculty and staff of the College of San Mateo is greatly needed in the area, and the Tobin Clark site presents a tremendous opportunity to provide affordable housing with easy access to the College’s campus. The site’s location would require one point of ingress and egress to be taken from the City of San Mateo. Preliminary discussions with the City of San Mateo and the College of San Mateo regarding the project are in progress and County of San Mateo officials have indicated their support for the project concept.

Conceptual Development Plan
The Town of Hillsborough has had preliminary discussions with local developers regarding the feasibility of building housing on the Tobin Clark site. The developers have expressed that in their professional opinion, the site would be best developed into four to six building pads of approximately 20,000 to 25,000 square feet each. One building pad could accommodate smaller, higher density units for students, another could accommodate mid-density townhomes, and the remaining high density multifamily ranging from studios to three-bedroom units, to provide affordable housing for a range of household sizes. As detailed in the Conceptual Plan, a total of 100 housing units are planned for the Tobin Clark site. Since the site is Town-owned and would be developed as a private-public-partnership, the Town will control the development and the ultimate price point at which the units are offered for rent.

The following number of units is proposed to be made available to households in each income category:

Very Low Income (0-50% AMI) - 35 units
Low Income (51-79% AMI) - 9 units
Moderate Income (80-119% AMI) - 6 units
Above Moderate Income (120% AMI+) - 50 units
Agenda Staff Report - Hillsborough City Council
February 27, 2023

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Environmental Conditions
The site is also environmentally constrained with steep slopes, six ephemeral streams, and sensitive vegetation types as determined through a site visit conducted on February 6, 2023 to establish the existing biological conditions. A summary of the findings from the site visit is included in the draft document. The Town is confident in the ability to mitigate any negative impact identified and will work closely with the consultant to conduct the CEQA work for the Housing Element to ensure these constraints are considered.

Multifamily Opportunity Site: Nueva Private School
Since their 1996 Master Plan, Nueva Private School has planned to develop six units of housing on their campus located on Skyline Blvd. in Hillsborough. The School reaffirmed their intention to develop the housing in their 2021-2027 plan as well as in a letter of intent sent to the Town of Hillsborough and included in the draft Housing Element Appendix A: Public Participation. The letter of intent also clarifies that the units would be made available to moderate income households.

Per the School’s plan: The proposed housing, continued from the 1996 Master Plan, consists of 6 dwelling units located along Skyline Boulevard. This site is away from primary educational activities, with direct access to Skyline Boulevard, and a separate small parking lot and entrance.

To the north of the site is a private tennis court behind a six-foot-high wooden fence facing Nueva property and a ten-foot-high sound wall facing Skyline Boulevard. Trees surrounding the housing units will provide privacy and screen the new building. The housing is compatible in mass, scale, and character to the many houses along Skyline, and would be designed to be compatible with the Town of Hillsborough Guidelines.

Multifamily Opportunity Site: Burlingame Country Club
The Burlingame Country Club, a private recreational facility in the heart of Hillsborough, has shared their intention to build five units of housing on their campus. A letter expressing this intent is included in Appendix A: Public Participation. The Town of Hillsborough’s zoning ordinance currently allows multifamily housing to be developed on the Country Club site for use and occupancy by employees of the Club. To ensure that the Town’s regulations do not pose a barrier to the development and utilization of housing on the Country Club site, the Town will amend its zoning ordinance to eliminate the employee occupancy restriction (Action 1.5(d)).

Conclusion
Utilizing the five approaches detailed above and the corresponding policies, goals, and actions detailed in the Housing Plan, the Town of Hillsborough is confident that it can meet the housing needs of current and future residents and its RHNA obligation. The Town’s approaches produce a surplus of units in the very low-income, moderate-income, and above moderate-income categories.

The surplus units provide the Town with a no net loss buffer of 9%.

Agenda Staff Report - Hillsborough City Council
February 27, 2023

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California Environmental Quality Act (CEQA):

Staff is prepared to issue an RFP for the CEQA work required for the Housing Element, if that is the direction the Council provides. The CEQA work could commence upon direction to HCD and be in-progress during the 60-day HCD review of the revised submittal.

NEXT STEPS:

As noted above, the necessary updates to Chapter 9 - Affirmatively Furthering Fair Housing (AFFH) are still in progress. Once complete, the chapter will be added to the revised draft document and the document will be finalized for public review.

Prior to submittal to HCD, the Town is required to publicly post the revised document for 7-days.

Staff is requesting direction from the City Council as follows:

1. Final direction on the Draft Housing Element Update:

2. Direction on submittal of the draft housing element to State HCD, o Staff can finalize the document and bring it back to City Council for final review prior to submittal, or;
o Staff can finalize the document and submit the finalized document to HCD as soon as the 7-day public posting is complete

3. Direction on Issuance of an RFP for a CEQA Consultant.

FISCAL IMPACT: There is no fiscal impact associated with this item. The fiscal impact of the CEQA work will be provided to the City Council when the award of contract is considered.

ENVIRONMENTAL ISSUES: Pursuant to the requirements of the California Environmental Quality Act (CEQA), the Town is in the process of preparing the necessary environmental review for the Town of Hillsborough RHNA 6 Housing Element Update. Prior to the time that the City Council is required to adopt the Town of Hillsborough RHNA 6 Housing Element Update, CEQA review will have been completed and will be available to the City Council for consideration prior to any discretionary action of the City Council to adopt the housing element.

ATTACHMENT:

1. Revised Draft Housing Element, not including Chapter 9 Agenda Staff Report - Hillsborough City Council
February 27, 2023

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PREPARED BY: Liz Ruess, Planning Manager
RECOMMENDATION: Provide staff with final direction on the Draft Housing Element Update, direction on submittal of the Draft Housing Element to State HCD, and provide direction on Issuance of a Request for Proposals for a CEQA Consultant. 2023-2031

HOUSING ELEMENT
Town of Hillsborough
February 22, 2023
Draft For Town Review
ATTACHMENT 1

TABLE OF CONTENTS
Section 1: Purpose of the Housing Element and History of the Town 1 Section 2: Public Participation 4
Section 3: Review and Revision of Past Performance 19
Section 4: General Plan Consistency 31
Section 5: Housing Needs 33
Section 6: Housing Constraints 78
Section 7: Housing Resources 92
Section 8: Housing Opportunities 97
Section 9: Affirmatively Furthering Fair Housing 121
Section 10: Housing Plan 123
Appendix A: Public Participation A1
Appendix B: Map Book B1
Appendix C: Miscellaneous C1
1 PURPOSE

AND HISTORY

DRAFT FOR HCD REVIEW
Purpose of the Housing Element
The Housing Element of the Hillsborough General Plan is intended to plan for the housing needs of the Hillsborough community while meeting the State’s housing goals as set forth in Article 10.6 of the California Government Code. The Housing Element analyzes housing needs in Hillsborough, the resources available to meet those needs, and the governmental and non-governmental constraints that tend to work against increasing the supply of affordable housing. Goals, policies, and action programs have been crafted to facilitate the Town’s use of its limited financial resources and buildable land to maximum advantage.

The Hillsborough Housing Element represents a sincere and creative attempt to meet local and regional housing needs in a community that doesn’t meet the urban norms around which the State Housing Element law was created. The Town has developed innovative ways to provide housing for all segments of the population, within the constraints of very limited land availability, the extreme steepness of the terrain, and the extraordinarily high cost of land in Hillsborough.

Over the past 20 years, Hillsborough has experienced changing demographics. The population of Hillsborough has been diversifying while also seeing an increase in the median age. Home values have increased significantly since 2000, with a significant portion of the housing stock being owner-occupied single-family units and 100 percent of extremely low-income, and most low-income homeowners, in Hillsborough being cost burdened. Jobs in Hillsborough have decreased significantly from 2002-2018, as most workers commute to other cities to work. These changes in demographics will help the Town plan for housing that is accommodating for all demographics over the next 8-year cycle.

Hillsborough Housing Element |
Prepared by Houseal Lavigne
1 DRAFT FOR HCD REVIEW
History of the Town
In 1824, 16-year-old William Davis Merry Howard, son of a wealthy Hillsboro, New Hampshire shipping magnate, sailed on one of his father’s ships from Boston around Cape Horn to the West Coast. Upon returning home, he convinced his father of the fortunes to be made in the West and returned to California some 15 years later. Howard became a partner in a general merchandising firm in 1845.

The following year, he purchased Rancho San Mateo from the Mexican Governor, Pio Pico. The Rancho was a tract of land that became the City of San Mateo. He paid $25,000 for the tract, or approximately $3.88 an acre. For the next few years, Howard and his wife, Agnes, lived a comfortable life on the isolated Peninsula. They built a fine home which they called El Cerrito and made San Mateo a successful working ranch.

When the Gold Rush began a few years later, the thousands of prospectors flooding California needed provisions, and only a few outlets were present. In a short time, Howard and his partner became wealthier than even the most successful gold seekers.

Mexican rule ended legally in 1848, and California became a state in 1850. Although Howard died in 1856, his children and his wife’s family “set the pattern for genteel living down on the Peninsula,” according to historian Frank Stanger. The Howards, the Poetts, and several other families became the leading members of the community. By the late 1860s, parcels of the Howard estate had been sold in chunks large enough to provide ample estate property for the new generation of founding families.

The area also became attractive to many San Francisco businessmen who wanted to live in a relaxed, uncrowded country setting while working in the city.

As San Mateo and Burlingame continued to grow, the need for money to make improvements became acute, and the residents began to show interest in annexing the estate owners’ lands. The owners of the estates were not well disposed to contributing tax dollars toward the improvement of neighboring city life; nor were they interested in any of the benefits incorporation would bring, e.g., sidewalks and other amenities which would detract from the atmosphere of the area. Accordingly, in 1910, residents filed incorporation papers with the County Board of Supervisors, and on April 25th of the same year, by popular vote of 60-1, the Town of Hillsborough was born. The Town had 89 registered voters at the time out of an estimated population of 750. (Women did not have the franchise to vote.) Hillsborough was incorporated on May 5, 1910.

Between 1910 and 1938, Hillsborough’s population grew from an estimated 750 to over 2,500, but the era of unusually large estates was coming to a close. Uplands, Home Place, La Dolphine, and other classic estates were gradually subdivided into smaller lots, usually leaving the original house and several acres intact. Hillsborough’s zoning laws varied throughout the earlier years, but the policies behind the laws basically stayed the same: preserve the character of Hillsborough. More recently, the Town reduced its lot size minimum to one-half acre single-family lots, and its frontage minimum to 150 feet, which are the limits in force today.

One of the main attractions that Hillsborough has for homebuyers is its charm, which is not always captured in newer developments.

In that regard, Hillsborough resembles other similar communities in Northern California such as Atherton, Los Altos Hills, and Woodside, and still offers escape from the pressures of the city. In addition to its generally quiet atmosphere, Hillsborough has excellent, award winning public schools, public works, and stability. These are qualities that have formed the character of the town for over 100 years.

Hillsborough Housing Element |
Prepared by Houseal Lavigne
2 2
PUBLIC

PARTICIPATION

DRAFT FOR HCD REVIEW
Introduction
The Town of Hillsborough conducted a robust public engagement campaign to build community consensus and ensure transparency throughout the Housing Element update process. The Town’s multifaceted approach involved the establishment of a Housing Element Advisory Committee, a series of public meetings and elected and appointed official updates, one-on-one meetings with potential opportunity site property owners, a project website, online questionnaires, e-newsletters, community-wide mailings, and more as detailed in the schedule of participation below. Additional detail on the purpose, process, and outcomes of the public workshops and online questionnaires is included in the following pages while full summaries are included in the Public Outreach Appendix.

Feedback received through these many avenues formed the foundation of the policies, programs, actions, and opportunity sites included in this Housing Element. This document reflects the community’s vision for expanding housing opportunity and affordability for all current and future residents while protecting community character and the Town’s beloved sense of place.

Note: Due to the COVID-19 pandemic and guidelines regarding social distancing in place during the majority of the Housing Element update process, the majority of outreach activities were conducted virtually. • Electronic and Mailed Communications
• 106 e-announcements (electronic)
• 5 Town Newsletter articles (paper; mailed to all Hillsborough residents) • 1 Hillsborough Living article (paper and electronic)
• 1 informational handout (paper; distributed at Light Up the Town, Celebrate May, and available at the public information counter at Town Hall and the Hillsborough Police Department) • 2 post cards (paper; mailed to all Hillsborough residents) • 7 invitations to participate in the public review process sent Hillsborough City School District (HCSD) families (electronic; via the HCSD newsletter)
• Virtual Engagement
• 2 community-wide questionnaires (online)
• 7 Housing Element Advisory Committee meetings
• 17 City Council Subcommittee meetings
• 14 City Council Meetings
• 1 Architecture and Design Review Board (ADRB) Meeting • 5 Citizen Communications Advisory Committee (CCAC) Meetings • 1 community-wide virtual Visioning Workshop
• 1 community-wide virtual Open House
• In-Person Engagement
• In-person Open House #1 on August 18, 2022
• In person Open House #2 on September 6, 2022
• City Council Study Session on September 12, 2022
• City Council Meeting to review policy alternatives on September 26, 2022 • City Council Meeting to review Draft Housing Element for HCD review on October 10, 2022 • City Council Meeting to review HCD feedback on Draft Housing Element on January 12, 2023 • City Council Meeting to discuss and confirm direction on the housing element sites before the plan is submitted to the California Department of Housing And Community Development (HCD) on January 30, 2022 • Special City Council Meeting Agenda to further discuss and provide direction on the housing element update at the request of the Mayor on January 23, 2023
Hillsborough Housing Element | Public Participation
Prepared by Houseal Lavigne
4 DRAFT FOR HCD REVIEW
Efforts to Receive Public Comment
of all Economic Segments
The Town of Hillsborough worked diligently to receive public comment from people of all economic segments throughout Hillsborough and the region. To accomplish this, the Town:
• Included two non-Hillsborough residents, who represent local schools, on the HEAC. • Hosted HEAC meetings virtually to expand opportunities for involvement. • Included a targeted questionnaire for ADU residents.
• Sent seven invitations to participate in the public review process to Hillsborough City School District (HCSD) families (electronic; via the HCSD newsletter)
• Added a pop-up window to Town website to encourage participation and commentary on the draft Housing Element – seen by all who visited the Town website during the 45-day public review period City Council Subcommittee
Two representatives of the Hillsborough City Council were included in the Housing Element Subcommittee. The role of the City Council Subcommittee was to provide strategic direction to Hillsborough staff and the consultant team as well as act as a liaison to the wider City Council.

Housing Element Advisory Committee
A 17 person ad-hoc committee to the Director of Building and Planning was formed to advise Town of Hillsborough staff on the Housing Element update. The Housing Element Advisory Committee (HEAC) was comprised of Town residents with a broad range of perspectives, ages, abilities, and backgrounds. HEAC members were selected through an application process that was open to all residents of Hillsborough. In the application, prospective members were asked:

1. What experience do you bring? Please explain any skills, experience or other factors that you feel uniquely qualify you to serve on the Town of Hillsborough HEAC.

2. What civic affiliations and community activities have you been involved in?

3. Why are you interested in serving on the HEAC?
The Committee met seven times throughout the course of the update process and provided invaluable feedback that was integral to the development of this document. Additional detail on the purpose, process, and outcomes of the HEAC meetings is included in the following pages and full summaries as well as links to meeting recordings, agendas, and other materials are included in the Public Outreach Appendix.

Hillsborough Housing Element | Public Participation
Prepared by Houseal Lavigne
5 DRAFT FOR HCD REVIEW
Public Workshops
Virtual Visioning Workshop
Purpose
The Virtual Visioning Workshop was held to provide the community with an overview of the RHNA and California Housing Element update process and discuss how this applies to the Town. The workshop also aimed to collect stakeholder and citizen feedback to generate ideas for potential Town-specific approaches to meet the Town’s RHNA and to gain insight on the greatest challenges and opportunities that face Hillsborough.

Process
Eleven Hillsborough residents participated in the Virtual Visioning Workshop as well as Town staff and members of the consultant team.

The workshop began with an introduction of the consulting team, a workshop agenda and a detailed project introduction that described the RHNA and Housing Element update process. The workshop then transitioned into a visioning exercise where participants were split into breakout rooms. Facilitated discussion questions were then asked to gather feedback on strategies Hillsborough should consider to meet the Town’s RHNA, and challenges and opportunities the community feels are most important. Participants then regrouped and presented the major themes from the breakout room discussions to the larger group. Question-and-answer segments were conducted throughout the workshop in which attendees could provide written input through the Zoom chat feature.

Outcomes
Highlights from the facilitated discussion questions include:

What strategies could the Town consider using in order to successfully meet the state mandate? Participants discussed that increased density on Town owned sites near transit and amenities are appropriate strategies to be considered in Hillsborough. Participants also shared that amending the Town’s zoning and subdivision ordinance to allow for more density and affordable units and increasing housing diversity through alternative housing types that complement the existing character of Hillsborough would also be appropriate strategies.

What do you think is the best way to address the state’s affordability requirements? Participants discussed inclusionary zoning to allow for affordable housing through ADU’s and multi-family development as good ways to address the states affordability requirements. Additionally, participants would like to see new workforce and senior housing, and to explore subsidies to fund affordable housing and supporting infrastructure projects.

What about the RHNA 6 process are you most concerned about? Participants discussed that the process lacks a holistic approach to meet the Town’s housing needs, that they are concerned about the effectiveness of zoning to meet future housing demands, and the impacts of zoning changes in high fire hazard severity zones.

What opportunities do you see for the Town as a part of the RHNA 6 process? Participants discussed that there is opportunity for an inclusive, Town-wide discussion on housing challenges in Hillsborough and an opportunity to brainstorm creative solutions as a community.

Hillsborough Housing Element | Public Participation
Prepared by Houseal Lavigne
6 DRAFT FOR HCD REVIEW
HEAC Meeting 1
Purpose
HEAC Meeting 1 was intended to be an introductory meeting to introduce the Housing Element Advisory Committee (HEAC), the RHNA and California Housing Element update process, and how it applies to the Town. The meeting also provided the HEAC with an overview of the Virtual Visioning Workshop and discussed major themes from the participant’s feedback.

Process
The meeting was joined by 32 participants which included HEAC members, Town staff, the consultant team, the Housing Element City Council Subcommittee, and members of the public.

HEAC Meeting 1 started off with introducing Town staff, the consultant teams, and the HEAC members, followed by an overview of HEAC member roles and responsibilities, an overview of the Housing Element update and RHNA process, and an opportunity for question-and-answer. The meeting then opened general poll questions for HEAC members to respond to, as summarized in the outcomes section below. After the poll questions were answered, the presenter provided an overview of the feedback received from the facilitated discussion questions during the Virtual Visioning Workshop. Then the presenter discussed how HEAC members can spread the word to community members to participate in the Housing Element update process. Then project next steps were reviewed, and a second question-and-answer opportunity was given. The meeting concluded with an opportunity for public input.

Outcomes
The HEAC members were asked to answer general poll questions regarding the Housing Element update. Below are the key themes from the poll questions. A full summary of the poll is available on the Housing Element webpage on the Town's website.

What do you like most about living in Hillsborough?
Quality schools and sense of safety and security received the most votes, with 23 percent of HEAC members choosing the topics.

Single-family residential character received the second most votes with 17 percent of members choosing for the topic.

As the Town seeks to meet the state mandate to plan for 554 new housing units at all levels of affordability, which housing types do you feel are most appropriate for Hillsborough? Accessory dwelling units/junior accessory dwelling units received the most votes, with 22 percent of HEAC members choosing this housing type. Mixed income senior housing received the second most votes with 20 percent of HEAC members choosing this housing type.

How can Hillsborough address housing affordability within Town limits? The allowance for an increase in density received the most votes, with 19 percent of HEAC members choosing this option. Encouraging preservation of existing smaller-scale housing received the second most votes with 16 percent of HEAC members choosing this option.

Hillsborough Housing Element | Public Participation
Prepared by Houseal Lavigne
7 DRAFT FOR HCD REVIEW
HEAC Meeting 2
Purpose
HEAC Meeting 2 was held to introduce the HEAC members to the Public Safety Element, Land Use Element and recent State legislation that will influence the 6th cycle Housing Element update. The meeting also gave Town staff and the consultant team an opportunity to address questions that the HEAC members submitted via email prior to the meeting during the question-and-answer.

Process
Process
The meeting was joined by 35 participants which included HEAC members, Town staff, the consultant team, the Housing Element City Council Subcommittee, and members of the public.

HEAC Meeting 2 started off by introducing the consultant teams and their roles in the process, followed by an overview of the Public Safety Element, and an opportunity for question-and-answer. The presenter then provided an overview of the Land Use Element followed by a second opportunity for question-and-answer. The next part of the meeting included an overview of Housing Element related legislation relevant to the 6th cycle Housing Element update and a third opportunity for question-and-answer. The presenter then went over the project next steps and how HEAC members can spread the word to community members to participate in the Housing Element update process. The meeting concluded with an overview of the ADU Survey, which was sent out after the meeting, a question-and-answer opportunity regarding the ADU survey, and an opportunity for public input.

Outcomes
HEAC meeting 2 was intended to provide the HEAC members with an overview of the Land Use Element, Public Safety Element, and Housing Element related legislation. Question-and-answer opportunities were provided for each topic where the HEAC members asked clarifying questions regarding each topic. The outcome of the meeting was a better understanding of the various elements and related legislation by HEAC members.

Hillsborough Housing Element | Public Participation
Prepared by Houseal Lavigne
8 DRAFT FOR HCD REVIEW
HEAC Meeting 3
Purpose
HEAC Meeting 4 was held for HEAC members to discuss the how, what, and where in regard to housing to meet Hillsborough’s RHNA requirements, to provide direction for the development of the policies and programs to be included in the Town’s Housing Element, and to identify what additional data is needed to further inform the HEAC members to reach consensus. Process The meeting was joined by 38 participants which included HEAC members, Town staff, the consultant team, the Housing Element City Council Subcommittee, and members of the public.

Process
HEAC Meeting 3 started off with a welcome from the Housing Element City Council Subcommittee. Then, HEAC members were given the opportunity to ask questions regarding the pre-meeting reading materials that were sent to the group and covered the Town’s housing needs, constraints and opportunities. The presenter then provided an overview of the meeting goals and discussion format, followed by the meeting discussion which was structured around three questions as summarized in the outcomes section below.

The meeting concluded with project next steps, and an opportunity for public input.

Outcomes
The HEAC members answered three questions from a survey that was sent prior to the meeting. Below is summary of the key takeaways from the responses of each question. A full summary of the results of the Hillsborough HEAC Meeting 3 Prep Questionnaire is included in the Public Outreach Appendix.

What housing types and densities would you find acceptable in Hillsborough? HEAC members discussed that housing types such as ADUs, JADUs, smaller single-family detached homes, duplexes, and fourplexes may be appropriate in Hillsborough. They also expressed that increased density throughout the community should be accomplished through lot splits while greater density should be concentrated near El Camino Real due its proximity to transit stops.

Where in Hillsborough should these new housing types and densities be located? HEAC members discussed that multiple ADUs per lot and Missing Middle Housing types should be allowed throughout the Town, and that higher density housing should be located in areas near transportation like the Town owned property, the DeGuigne estate, as well as school and country club property. They also mentioned that higher density housing should be located in areas near transportation such as El Camino Real, Crystal Springs Road and I-280, and that developing new high-density housing should avoid open space and natural hazard areas.

How can the Town encourage/promote the development of these new housing types and densities? What barriers exist? How do we overcome them?
HEAC members discussed that the biggest barriers to developing new housing types in Hillsborough are public opposition, the Town’s current zoning ordinance standards, and the likeliness that developers will want to develop these housing types. The HEAC members discussed ways that Hillsborough can overcome these barriers and encourage the development of new housing types and densities through financial incentives that support higher density and affordable housing, amending the Town’s current zoning ordinance to enable new housing types and densities, and to provide transparency and education to residents.

Hillsborough Housing Element | Public Participation
Prepared by Houseal Lavigne
9 DRAFT FOR HCD REVIEW
HEAC Meeting 4
Purpose
HEAC meeting 4 was intended to provide an overview of the findings on the different strategies to meet Hillsborough’s RHNA, and then receive direction for the development of the policies and programs to be included in the Town’s Housing Element. The meeting also helped to identify what additional data is needed to further inform the HEAC members to reach a consensus.

Process
The meeting was joined by 34 participants which included HEAC members, Town staff, the consultant team, the Housing Element City Council Subcommittee, and the public.

HEAC Meeting 4 started off by introducing the consultant teams and a Housing Element City Council Subcommittee welcome, followed by a question-and-answer opportunity for the Hillsborough Preliminary Policies and Programs HEAC Feedback Questionnaire Summary. In April 2022, the Town of Hillsborough developed a preliminary list of policies and programs for inclusion in the 6th Cycle Housing Element. The questionnaire was intended to gain feedback from HEAC members to continue to facilitate the development of policies and programs during the Housing Element Process. Then, HEAC members were provided with an understanding of how ADUs, subdivisions under current standards, and the development of the Town Hall Campus impact the Town’s RHNA. HEAC members were then asked to discuss their preferences regarding amendments to the subdivision standards as a strategy for planning for the remaining RHNA. The meeting concluded with project next steps, an opportunity for public input, and an opportunity for HEAC members to provide closing comments.

Outcomes
A follow up questionnaire was sent out to HEAC members after the meeting to gauge whether or not the group had reached consensus on key topics discussed. Below are the highlights of the Key Consensus Points Questionnaire A full summary of the results of the HEAC Meeting 4 Follow Up Questionnaire is available on the Housing Element webpage on the Town's website.

ADUs
• 87 percent of HEAC members agree that ADU’s should be utilized to fulfill the Town’s RHNA requirements. • 80 percent of the HEAC members agree that more than one ADU should be allowed on a lot greater than one acre in size.

Town Hall Campus Site
• 73 percent of HEAC members agree that a density greater than 20 dwelling units per acre should be explored for the Town Hall Campus site.
• 100 percent of the HEAC members agree that building heights greater than 22-32 feet should be considered for the Town Hall Campus Site and 50 percent of HEAC members would support a building height of 6+ stories.

Subdivision Standards
• 40 percent of HEAC members agree that new standards for minimum lot area and lot width should be explored to encourage the subdivision of existing lots.

Proximity to Transportation Corridors
• 80 percent of HEAC members agree that higher density housing should be allowed in key locations of the community. • 73 percent of HEAC members agree that the area within both a quarter mile and a half mile of El Camino Real is a key location for higher density housing.
• 60 percent of HEAC members agree that the area within a quarter mile of I-280/Black Mountain Road is a key location for higher density housing.

Hillsborough Housing Element | Public Participation
Prepared by Houseal Lavigne
10 DRAFT FOR HCD REVIEW
HEAC Meeting 4.5
Purpose
HEAC Meeting 4.5 was held to have additional discussion, carried over from HEAC Meeting 4, on how the Town can meet its RHNA focusing on zoning standards.

Process
The meeting was joined by 32 participants which included HEAC members, Town staff, the consultant team, the Housing Element City Council Subcommittee, and members of the public.

HEAC Meeting 4.5 began with a Housing Element City Council Subcommittee welcome, followed by an overview of where the Town currently is in the Housing Element update process, and an overview of the responses to the Key Consensus points questionnaire that was sent out after HEAC meeting 4. The meeting then transitioned into the main discussion, which continued from HEAC meeting 4. Prior to the discussion, the presenter provided an overview of how new base and overlay zoning districts could be established to allow for more density. Then each HEAC member answered a series of questions regarding these strategies. The meeting concluded with an overview of the project next steps, and an opportunity for public input.

Outcomes
A follow up questionnaire was sent out to HEAC members after the meeting to gauge whether or not the group had reached consensus on key topics discussed. Below are the highlights of the Key Consensus Points Questionnaire. A full summary of the results of the HEAC Meeting 4.5 Follow Up Questionnaire is included in the Public Outreach Appendix.

Affordable Housing Overlay
83 percent of HEAC members agree that an affordable housing overlay district should be established.

New Base Zoning District
67 percent of HEAC members agree that a new base zoning district that allows for higher density missing middle housing, should be established.

Senior Village
83 percent of HEAC members agree that a Senior Village that consists of multiple, small-scale single-family homes on a single lot, should be allowed on properties 10 acres and larger.

Hillsborough Housing Element | Public Participation
Prepared by Houseal Lavigne
11 DRAFT FOR HCD REVIEW
City Council Project Updates
Purpose
The City Council has discussed the Housing Element Update at 14 individual meetings. Many meetings, staff brought the item to provide the City Council and community with an update of the Housing Element Update status.

Process
The initial meetings included a detailed project introduction that described the RHNA and Housing Element update process, an overview of the project timeline. At subsequent meeting, staff provided the status of the project, a summary of what has been completed, upcoming HEAC meetings and project next steps with an opportunity for question-and-answer. At each meeting staff provided information on how to stay up to date with the Town’s Housing Element update and how to provide feedback.

Hillsborough Housing Element | Public Participation
Prepared by Houseal Lavigne
12 DRAFT FOR HCD REVIEW
Online Questionnaires
Housing Element Questionnaire
Purpose
The purpose of the Housing Element Questionnaire was to identify the community’s housing needs and priorities, as well as identify the community’s preferred choices to meeting the Town’s state housing requirements. The responses gathered from this initial questionnaire has served as an overall foundation for the Town’s strategy to meet its RHNA requirement. This questionnaire was shared through ArcGIS Survey123 after the initial Virtual Visioning Workshop and continued to be available throughout the Housing Element update process. A total of 72 surveys were collected.

Outcomes
Highlights from the Housing Element Questionnaire are included below. A full summary of the results of the Hillsborough Housing Element Survey is included in the Public Outreach Appendix.

What do you like most about living in Hillsborough?
Single-family residential character received the most votes with 76 percent of participants choosing this option. Sense of safety and security received the second most votes, with 67 percent of participants choosing this topic.

How important do you think these housing-related challenges are in Hillsborough? Concerns about environmental impacts on new housing received the most votes with 40 percent of participants voting that this challenge is very important. Concerns about increased traffic and parking for new housing received the second most votes, with 38 percent of participants voting that this challenge is very important.

As the Town seeks to meet the state mandate to plan for 554 new housing units at all levels of affordability, which housing types do you feel are most appropriate for Hillsborough? (Select your top three answers).

ADUs and JADUs received the most votes with 68 percent of participants choosing this option. Smaller single-family homes on smaller lots received the second most votes, with 46 percent of participants choosing this topic.

How can Hillsborough address housing affordability within Town limits? (Select your top three answers).

Encourage preservation of existing smaller-scale housing (preventing up-sizing) received the most votes with 44 percent of participants choosing this option. Streamline residential approval process (ADRB) received the second most votes, with 42 percent of participants choosing this topic.

What do you think are the most important ways to ensure housing opportunities are available to all members of Hillsborough, especially those who have not had fair access to housing in the past? (Select your top three answers).

Education and counseling on fair housing received the most votes with 33 percent of participants choosing this option. Landlord and tenant counseling services received the second most votes, with 24 percent of participants choosing this topic.

Is there anything else you would like to tell us about housing needs in Hillsborough? In general, Participants shared that they would like to see ADU and infill development that supports aging in place and employee housing. Participants also expressed concerns about new development due to the desire to preserve the Town’s character, quality schools and open space, and concerns of development in Very High Fire Hazard Severity Zones (VHFHSZ).

Hillsborough Housing Element | Public Participation
Prepared by Houseal Lavigne
13 DRAFT FOR HCD REVIEW
ADU Questionnaire
Purpose
The purpose of the ADU Questionnaire was to gain input on the community’s opinions towards ADU development. The questionnaire was broken into three parts. The first was aimed at current ADU owners, the second to homeowners who are interested in building an ADU on their property, and the third to homeowners who are not interested in building an ADU on their property. This questionnaire was shared through ArcGIS Survey123 after the second HEAC Meeting and was available from February to May, 2022.

The questionnaire was publicized in a Town e-Announcement, through public meetings, and on the Town website. A total of 160 responses were collected.

Outcomes
Highlights from the Current ADU Owner Questionnaire are listed below:
• 54 percent of respondents intend for their ADU to be occupied by a renter. A majority answered that they charge a monthly rent of $0-$2,175.
• Easing zoning standards, speeding up the ADRB process, and providing tax incentives were cited as ways that Town could encourage property owners to build a second ADU.

Highlights from the Perspective ADU Owner Questionnaire are listed below:
• 54 percent of respondents would intend for their ADU to be occupied by a renter and a majority answered that they charge a monthly rent of $2,176-$3,480.
• Minimizing the time and cost, providing development subsidies, assistance with finding a tenant and providing legal advice on laws and regulations were cited as ways that Town could incentivize perspective ADU owners to offer their ADU at a more affordable rental rate.
• Providing financial incentives and reducing the cost and the ADRB process were cited as ways that the Town could encourage perspective ADU owners to build an ADU. Additionally, some participants shared that there was nothing the Town could do to encourage ADU construction due to the lack of space or need for an ADU.

Highlights from the Homeowner Questionnaire are listed below:

Simplifying and providing assistance with the permitting and review process, amending the Town’s zoning ordinance to be less restrictive, and providing financial incentives were cited as ways that the Town could encourage Homeowners not interested in an ADU to build an ADU or JADU. Providing advice and assistance on current ADU laws, regulations and the planning process, allowing for more flexibility with the Town’s zoning standards, and providing financial incentives were cited as additional ways the Town could encourage residents to build an ADU or JADU.

Hillsborough Housing Element | Public Participation
Prepared by Houseal Lavigne
14 DRAFT FOR HCD REVIEW
Preliminary Policies and Programs Questionnaire
Purpose
The purpose of the Preliminary Policies and Programs Questionnaire was to gauge the HEAC members position on the appropriateness of the preliminary policies and programs that the Town had developed. The HEAC members were asked to rate each program with 1, 2, or 3 stars based on its appropriateness for Hillsborough. The results helped to refine the policies and programs included herein.

Outcomes
The top three programs that were most favorable to the HEAC members are listed below with the most common responses for each.

A full summary of the results of the Preliminary Policies and Programs Questionnaire is included in the Public Outreach Appendix.

Program 1 of Policy 2: Improve internal procedures to make it easier for property owners to develop ADUs and JADUs.
85 percent of HEAC members gave this program 3 stars and explained their rating by stating that this program would be very effective and favored by the public. The HEAC members would also like to see an analysis on the administrative cost of this program, the degree to which this program would help to accelerate the development process, and what the primary barriers to developing ADU’s currently are.

Program 2 of Policy 2: Improve public information on the ADU application and permit process so it is clear and comprehensive.
92 percent of HEAC members gave this program 3 stars and explained their rating by stating that this program would streamline the process, offer development incentives and would enable communication to residents on the process. Additionally, HEAC members would also like make sure this information is clearly explained so everyone can understand the process and would like to see the Town encourage residents to communicate with one another.

Program 4 of Policy 9: Develop a plan to better meet the needs of seniors. Provide education and outreach on all options for seniors, including “age in place”, assisted living, and independent living (Carried forward from the Town's Cycle 5 Housing Element).
92 percent of HEAC members gave this program 3 stars and explained their rating by stating that this program would allow senior residents to remain in Hillsborough. The HEAC members would also like to provide outreach to senior residents to clarify what their housing needs are.

Hillsborough Housing Element | Public Participation
Prepared by Houseal Lavigne
15 DRAFT FOR HCD REVIEW
Public Review Draft Housing Element Outreach
To facilitate robust community engagement in the refinement of the Public Review Draft Housing Element, the City Council extended the required 30-day public comment period by 10 days. The public comment period began with a presentation of the draft document to the Town Council in a public work session where public comment was received. Then, during the 45-day public comment and review period, the Town hosted two community Open Houses to collect comments and feedback on the Draft Housing Element from the public.

Open House #1 on August 18, 2022: 80 members of the community attended.

Open House #2 on September 6, 2022: 134 members of the community attended.

After the public open houses, the key themes of public comments received to date were presented to the City Council in a public work session where public comment was received. Then, after the close of the 45-day public review period, alternative policy directions, drafted based on the feedback received from the public, were presented to the City Council in a public work session where public comment was received. Major changes to the draft document that were made to respond to public comment include:
• Elimination of proposed zoning district amendments including the establishment of R-1, R-2, and R-3 districts. • Changes to housing opportunity sites to include vacant infill sites for single-family detached development only. • Increase in projected ADUs.
• Updates to policies, goals, and actions to respond to revised approach.

Recordings and PDFs of presentations made at the City Council work sessions discussed above are available on the Town's website https://www.hillsborough.net/AgendaCenter/City-Council-3 The revised draft Housing Element (HCD Review Draft) was submitted to HCD for their 90-day review on October 11, 2022.

HCD Feedback and Updated Approach Outreach
Hillsborough received feedback from HCD on the HCD Review Draft on January 10, 2023. Then, on January 12, 2023, the City Council held a special meeting to review and discuss the feedback received. At the meeting, Town staff provided an overview of the key comments included in the letter that would require a change in policy direction. Then, staff presented approaches other communities have taken to address similar comments. City Council then asked questions of staff and opened the meeting to public comment.

After public comment closed, City Council deliberated on the preferred updated approach. After they opened it up for public comment a second time, they made a motion to approve the following major changes:
• Include additional housing opportunity sites.
• Allow multifamily development on select housing opportunity sites. • Decrease in projected ADUs.
• Updates to policies, goals, and actions to respond to revised approach.

After City Council passed the motion, they opened up public comment a third time, did not update their motion, and closed the meeting.

Hillsborough Housing Element | Public Participation
Prepared by Houseal Lavigne
16 DRAFT FOR HCD REVIEW
Addressing Public Comment
The Town of Hillsborough received robust involvement from its residents throughout the Housing Element update process, especially after the release of the public review draft document on August 4, 2022. The feedback received fundamentally altered the approach the Town took in the draft housing element submitted to HCD on October 11, 2022. For example, the August 4, 2022 draft proposed the establishment of two new zoning districts to accommodate a variety of housing types, including duplexes, townhomes, and multifamily buildings. Based on public feedback, the October 11, 2022 draft housing element did not propose any changes to the Town’s zoning districts. Instead, the October draft relied heavily on ADUs based on the strong support for the housing type expressed by residents. Additionally, the August draft identified four primary housing opportunity sites, including the Town Hall campus. Based on resident feedback, the housing opportunity sites included in the October draft did not include two of the four identified in the August draft and those that remained as housing opportunity sites had lower yield projections due to resident preference to maintain existing zoning.

The Town of Hillsborough received feedback on the October 11, 2022 draft Housing Element from HCD on January 12, 2023. To provide direction on how to address HCD feedback, the City Council held a series of public meetings. At these meetings, a significant amount of public comment was received which ultimately shaped the revised approach presented in this document. The revised approach, which is supported by the majority of Town residents, includes:
• Lowered ADU projection
• Multifamily housing opportunity sites
• Updated policies, programs, and actions
• Finalized AFFH analysis
Hillsborough Housing Element | Public Participation
Prepared by Houseal Lavigne
17 3

REVIEW OF PAST

PERFORMANCE

DRAFT FOR HCD REVIEW
Overview
As a part of the RHNA 6 Housing Element update, state housing element law requires communities to assess their progress in achieving the policies and programs that they committed to in their previously adopted Housing Element. This analysis should include the following components:
• Progress & Effectiveness: How much progress was made in implementing the plans that the jurisdiction outlined in the previous element? How successful was the jurisdiction during the last RHNA cycle in achieving the goals, objectives, policies, and programs of their previous housing element and, more specifically, what has been the cumulative impact on special needs populations?
• Appropriateness & Lessons Learned: What was learned in the last RHNA cycle, and how has that informed the current RHNA 6 housing element update?
The following narrative will outline the Town’s key accomplishments during the RHNA 5 period, assess the overall progress and effectiveness of the RHNA 5 policies and programs, and discuss RHNA 5 lessons learned and applied to the Town’s RHNA 6 update.

Discussion
RHNA 5: Progress and Effectiveness
The Town laid out the following four goals during the RHNA 5 cycle, and overall, the Town was exceptionally effective in achieving them. These goals and an overview of the Town’s key accomplishments related to each are outlined below. A full overview of the Town’s progress in accomplishing the goals outlined in the RHNA 5 policies and programs is provided in Table 3.3.

Goal 1: Increase Housing opportunities in Hillsborough and surrounding communities Key Action: The Town issued building permits for 192 of the 91-unit RHNA 5 allocation.

Between January 1, 2014-December 31, 2021, the Town issued building permits for 192 new units, exceeding the 91 RHNA 5 allocation by 111%. Per the most recent SB 35 Determination Memo issued by the California Department of Housing and Community Development (HCD) on June 30, 2022, the Town of Hillsborough is one of only 38 jurisdictions in the state to have achieved this goal.

The Town has satisfied the RHNA 5 income category distribution assignment as follows:
• Very Low-, Low- and Moderate-Income Units: In the RHNA 5 Cycle the Town was assigned 70 units in the very low, low- and moderate-income categories. The Town has exceeded this assignment through the development of Accessory Dwelling Units (ADUs), discussed in greater detail, below. In 2021 alone the Town received 89 applications for ADU development, issued planning entitlements for 82 ADUs, and issued building permits for 64 ADUs. • Above-moderate Income Units: To date the Town has issued permits for 30 of the 21 above-moderate units needed by the end of 2022, primarily through the development of net new single-family homes on vacant lots (note that this is not one-for one replacement on previously developed lots).

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Table 3.1, below, demonstrates the breakout all building permits by income category, following the HCD-approved methodology identified in the Town’s certified RHNA 5 Housing Element.

Key Action: Work with nearby communities to explore subregional housing needs and solutions.

The Town continues to work with other communities on cooperative solutions to regional housing problems. 21 Elements is a multi-year, multi-phase collaboration of all twenty-one San Mateo County jurisdictions, along with partner agencies and stakeholder organizations. Hillsborough has supported 21 Elements through financial contributions and regularly participates in the monthly Planning Directors Meetings, as well as the monthly 21 Elements meetings where jurisdictions come together to support each other and share information to assist with developing, adopting, and implementing local housing policies and programs. In addition to the regular meetings, partner agencies participate in a listserv which provides a forum for sharing resources, successful strategies and best practices, and to discuss and explore legislative needs and changes, specifically related to San Mateo County.

Key Action: Technological Upgrades Made to Streamline the Development Review Process During the RHNA Cycle 5 period the Town consistently worked to improve and streamline the development review process. Improvements since 2014 included:
• Making back-end changes to the Town’s aging permit tracking system to allow building permit applications to be submitted an online portal;
• Establishing a workflow to enable digital planning application submissions via the use of a cloud-based .ftp site; • Allowing payment by credit card and e-check at no fee to applicants • Securing funding for an upgrade to the Town’s aging permit tracking software, including an approved General Fund allocation request and SB2 grant award;
• Soliciting proposals from cloud-based permit tracking software vendors in preparation for an upgrade to the Town’s platform; • Executing a contract with the selected vendor and beginning upgrade rollout. Once training is completed (late 2022) the new application submittal program will be available for both planning and building division applications, and available to applicants 24-hours/day, 365 days/year.

Table 3.1: Town of Hillsborough RHNA 5 Building Permits Issued by Income Category
RHNA Allocation
per
Income Level
2015 2016 2017 2018 2019 2020 2021 Total Units
(all years)
32 Very Low 16 4 8 6 9 9 24 76
17 Low 8 2 3 4 2 7 18 44
21 Moderate 10 2 4 3 4 6 13 42
21 Above Moderate 5 2 3 3 5 3 9 30
Total RHNA 91
Total Units 39 10 18 16 20 25 64 192
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Goal 2: Housing consistent with the character of the community Key Action: Significant Increase in Accessory Dwelling Unit Production The Town of Hillsborough has only one zoning district, Residence District (RD), and the sole housing type allowed within that zone is single-family residential. As such, given their small scale and low-density (currently only one Accessory Dwelling Unit and one Junior Accessory Dwelling Unit are permitted per single-family home), ADUs are the housing development type most consistent with the character of the Hillsborough community.

As such, the Town of Hillsborough has a strong track record of supporting and encouraging accessory dwelling unit (ADU) development. In response, the Town has seen a significant uptick in ADU development applications during RHNA Cycle 5. The Town’s ADU Permits Issued by year for the years between 2014-2022 are outlined in Table 3.2.

To support this trend and facilitate further ADU development, in 2020 the Town established an ADU Ombudsperson program staffed by an ADU Specialist specifically trained to guide people through the Town’s ADU review and approval processes. Since the establishment of this program, ADU development has doubled.

Goal 3: A continuum of housing opportunities for
the members of the Hillsborough community in all stages of life with or without disabilities Key Action: The Town exceeded the annual RHNA 5 funding goal for County homeless and transitional programs by an average of 36% per year During the RHNA 5 Cycle, the Town contributed annual grant awards to County homeless and transitional programs such as the Human Investment Project (HIP housing), HEART of San Mateo County, LifeMoves, and the County of San Mateo Department of Human Services. The Town’s objective was to contribute $7,000 per year to these efforts, but rather contributed an average of $9,500 per annum, an additional $2,500/year, or an increase of 36%.

Goal 4: Equal Housing Opportunities for All
Key Action: Approval of Request for Reasonable Accommodation During the RHNA 5 Cycle the Town continued to implement Chapter 17.42 of the Zoning Ordinance, Requests for Reasonable Accommodation, to expedite retrofit efforts and to allow for exceptions to development standards to best accommodate disabled community members and to comply with the Americans with Disabilities Act (ADA). The Town received and timely granted two such requests during the RHNA Cycle 5 period, the first two such requests to the Town during the RHNA 5 cycle and the only such request in recent memory. The Town also provided guidance to several other individuals considering submitting Reasonable Accommodation requests, and is committed to providing flexibility in the development of housing for persons with disabilities.

Key Action: Modifying the Town’s Municipal Code to allow for ADU Exception reviews.

In 2020, the Town Municipal Code was modified to allow for ADU Exception review. The ADU Exception process allows for review and approval of an ADU or JADU that does not comply with every applicable standard in the Town’s Municipal Code. If all of the findings outlined in the Municipal Code can be made, approval may be granted for an ADU to exceed the maximum allowable size, up to 1,200 square feet, if the project meets the required setbacks required by the zoning district. The Town recognizes the need for providing affordable housing choices for large families, as such, when an applicant requests an ADU Exception to exceed the maximum allowable size, staff encourages the proposal to include 2+ bedrooms, so the project could potentially serve as housing for a larger family.

Table 3.2: ADU Building Permits
Issued By Year
Year ADU Building
Permits
Issued
2014 16
2015 39
2016 10
2017 18
2018 16
2019 20
2020 25
2021 64
2022 57
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RHNA 5: Lessons Learned & Policy Appropriateness for RHNA 6 Much has changed since 2014 and much has been learned during the RHNA 5 Cycle that has informed the Town of Hillsborough RHNA 6 Housing Element Update. Key insights are outlined below:

ADUs for the Win in Single-Family Residential Communities With appropriate education, outreach, and support, ADUs can be an extremely successful and housing solution in predominately built-out, single-family residential communities.
• This lesson learned is captured in the Housing Element Update in Policy 2: Promote the Construction and Affordability of Accessory Dwelling Units (ADUs). The goals under this policy will include:
• Continuing to support and fund a Town ADU Ombudsman to guide property owners through the Town’s ADU process. • Allowing a second ADU on qualifying parcels two acres and larger. • Creating programs to encourage and expedite the conversion of accessory structures to recorded ADUs/JADUs and retroactive permitting for existing, unpermitted ADUs.

Government Must Move at the Speed of Technology
The world is becoming ever more digital and ever less paper based. Applicants expect the ability to interface with their government in 24-hours/day, 7 days/week, and do not expect to pay extra to do so (e.g. convenience fees) • This lesson learned is captured in the Housing Element Update in Policy 1, through the Town’s plan to complete the update of our permit tracking software to offer a streamlined, user-friendly web-based platform accessible to applicants 24-hours/day, 365 days/year.

Every Little Bit Helps
Providing funding to housing related programs is critical, and more can always be done. • This lesson learned is captured in the Housing Element Update in Policy 3: Facilitate Housing Development on Public, Recreational, and Institutional Sites, through a Town-owned property study to identify those properties which may be suitable for future redevelopment for housing.
• This lesson learned is additionally captured in Policy 6: Actively Participate in Addressing the Housing Needs of the Region, where the Town plans to continue to provide financial support to local housing, homelessness, and mental health support programs, such as the Human Investment Project (HIP housing), HEART of San Mateo County, LifeMoves, and the County of San Mateo Human Services.
• The Town plans to develop and adopt a Town philanthropy policy which establishes consistency in giving to local housing, homelessness, and mental health support programs whose organizational missions align with the Town’s value statement.

Specificity = Achievability
Broad objective and goal statements may be intended to be all-encompassing; however, focused, quantifiable actions best allow for an objective analysis of progress—and positive recalibration, if needed.

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RHNA 5: Cumulative Impact of RHNA 5 Policies and Programs in Meeting Housing Needs of Special Needs Populations
The Town remains committed to eliminating discrimination in housing and meeting housing needs of Special Needs Populations.

The most notable implementation is through the Town’s implementation of Chapter 17.42 of the Zoning Ordinance (Requests for Reasonable Accommodation) to comply with the Americans with Disabilities Act (ADA). Housing that is accessible to people with disabilities has been identified as a special housing need in the town’s housing element adopted in 2002.

Chapter 17.42 of the Town’s Municipal Code establishes a formal procedure for persons with disabilities seeking equal access to housing to request for reasonable accommodation may include a request for modification or exception to the Land Use Rules for the siting, development, and use of housing or housing-related facilities that would eliminate regulatory barriers and provide a person with a disability equal opportunity to housing of that person’s choice. To date the Town has granted all requests for reasonable accommodation.

Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) are an innovative and effective option for adding much needed housing choice. As noted throughout this document, the Town implemented a very successful ADU program in RHNA Cycle

5. Not only are ADUs a more affordable type of housing to construct, ADUs are proving to serve as a good source of supportive housing. ADUs allow flexibility, they can serve as a source of income, they can allow extended families to live near each other while maintaining privacy, they also create opportunities for seniors to age in place, as an individual or couple requires more care and/or less space.

In an effort to increase the number of The Town recognizes the need for providing affordable housing choices for large families, staff encourages proposed ADUs to include 2+ bedrooms, so the project could potentially serve as housing for a larger family.

Information related to fair housing laws is easily available on the Town’s website and at key Town facilities, including the Town Hall Campus and Police Station.

Expand affordable housing opportunities for persons with special housing needs such as the elderly, developmentally disabled, households with very low to moderate incomes.

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Table 3.3: Town of Hillsborough Previous Housing Element Evaluation 2014‐2021 Housing Element Program - Progress: RHNA Cycle 5 Goal 1: Increase Housing opportunities in Hillsborough and surrounding communities Policy 1-A: Actively participate in meeting the housing needs of the community. 1-A1 Appoint a councilmember for regional housing
efforts.

YES
For the duration of RHNA Cycle 5 the City Council has annually appointed a councilmember to represent the Town and provide continuing participation with Association of Bay Area Governments (ABAG).
1-A2 Work with nearby communities to explore
subregional housing needs and solutions and
develop innovative ideas to increase the supply
of housing.

YES
During the RHNA Cycle 5 the Town has participated in the following local collaborative efforts:
• The 21 Elements project, a collaborative, housing-related information and resource sharing group of all 21 jurisdictions in San Mateo County. • The Chan Zuckerberg Initiative (CZI) "Shift the Bay" 8-series housing learning lab.
• Association of Bay Area Governments (ABAG) "Wildfires and Housing" 5-series learning lab.
• The "Little Four" meetings, a regular collaboration and brainstorming effort of the four small, high-resource, predominately single-family communities in San Mateo County
• Annual "Housing Leadership Day" hosted by the Housing Leadership Council
1-A3 Work with local institutions under Chapter

17.16 of the Zoning Ordinance to consider
developing employee housing on existing
institutional lands in Hillsborough.

YES
• In June 2003 the Town updated Chapter 17.16.030 of the Hillsborough Municipal Code to allow housing on Private school properties via an amendment to their special use permit. This language remained in place for the durantion of RHNA Cycle 5.
• The Town annually undertakes an analysis of Town-owned properties to assess what sites may be identified as surplus and reports such properties on in its Annual Progress Report to the California Department of Housing and Community Development (HCD) for addition to the list of sites to be made available to affordable housing developers.
• In May, 2022 the Town initiated a study of the Town-owned Town Hall Campus site to determine how the site may be re-developed to include mixed-income housing. This study will continue into the RHNA 6 Cycle. 1-A4 Promote development of affordable
multifamily housing on nearby institutional
lands, such as Burlingame Country Club.

YES
• In June 2003 the Town updated Chapter 17.16.030 of the Hillsborough Municipal Code to allow housing on Private school properties via an amendment to their special use permit. This language remained in place for the duration of RHNA Cycle 5.
• In June 2003 the Town updated Chapter 17.16.010 of the Hillsborough Municipal Code to allow housing by right on the Burlingame Country Club property. This language remained in place for the duration of RHNA Cycle

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Table 3.3: Town of Hillsborough Previous Housing Element Evaluation 2014‐2021 Housing Element Program - Progress: RHNA Cycle 5 1-A5 Evaluate and report annually to the City
Council on progress in developing cooperative
solutions to regional housing issues.

YES
• During the RHNA 5 Cycle the Town has been actively involved in subregional housing planning efforts via participation with the following groups:
• The 21 Elements project, a collaborative, housing-related information and resource sharing group of all 21 jurisdictions in San Mateo County. • The Chan Zuckerberg Initiative (CZI) "Shift the Bay" 8-series housing learning lab.
• Association of Bay Area Governments (ABAG) "Wildfires and Housing" 5-series learning lab.
• The "Little Four" meetings, a regular collaboration and brainstorming effort of the four small, high-resource, predominately single-family communities in San Mateo County
• Annual "Housing Leadership Day" hosted by the Housing Leadership Council
• The Town reports on its efforts annually to Council in March as a part of the Annual Progress Report (APR) submittal to HCD.
1-A6 Contribute to County homeless and transitional
programs and partner with existing programs.

Objective is $7,000 per annum funding.

YES
• -During the RHNA Cycle 5 period, the Town contributed annual grant awards to the Human Investment Project (HIP housing), HEART of San Mateo County, LifeMoves, and the County of San Mateo Human Services. • From 2014-2022, the contribution goal of $7,000/year was exceeded by 36%. The Town contributed and an average of $9,500 per annum, an additional $2,500/year.

Policy 1-B: Facilitate the private development of housing in Hillsborough. 1-B1 Process design review applications and building
permits promptly. Continue to assist in the
housing development process. Objective is to
have 21 above-moderate income units built.

YES
• During the RHNA Cycle 5 period the Town consistently worked to improve and streamline the development review process. Improvements since 2014 included making technological upgrades to allow permit applications to be submitted online (2020), the acceptance of payment by credit card and echeck (2020), the hiring of an ADU ombudsperson to assist ADU applicants in navigating the application process applications (2020), the hiring of additional full-time Planning staff to assist with administrative application processing (2021), and timely updates to the Town's municipal code in response to state housing legislation (ongoing). • As of June 30th, 2022 the Town has issued building permits for 192 net new units, exceeding the 91 total unit RHNA 5 allocation by 111%. • As of June 30th, 2022 the Town has exceeded the goals for every AMI income category assigned in RHNA Cycle 5.

Policy 1-C: Continue to improve the land use entitlement process. 1-C1 Maintain a list of certified mediators who
specialize in land issues. Cost of the mediator is
borne by landowners.

NONE
1-C2 Partner with Peninsula Conflict Resolution
Center (PCRC). Services range from one time
help resolving a conflict to ongoing assistance
and mediation.

YES
• Throughout the RHNA 5 cycle the Town continued to support the Peninsula Conflict Resolution Center (PCRC) via an annual contract for services.

Under this contract, the Town provides funding to PCRC and Town staff can then refer conflicted parties to PCRC’s mediation services where they will pay a reduced/no fee for services.

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Table 3.3: Town of Hillsborough Previous Housing Element Evaluation 2014‐2021 Housing Element Program - Progress: RHNA Cycle 5 1-C3 Identify opportunities to use technology to
improve public outreach and customer service.

YES
• The Town has made technological upgrades to its ageing permit tracking software program to allow permit applications to be submitted online and the acceptance of payment by credit card and e-check (2020). • The Town has entered into contract for a new, cloud-based permit tracking software to facilitate and further streamlined and user-friendly application process (2022). Once training is completed (late 2022) the new application submittal program will be available to applicants 24-hours/day, 365 days/ year.

Policy 1-D: Use vacant land on the periphery of Hillsborough to increase housing opportunities. 1-D1 Consider annexations of adjacent land
to Hillsborough that permit housing
opportunities. Objectives: 20 units; 12 AboveModerate units, 1 moderate income second unit, 2 second units affordable to low-income
households, 1 affordable to very low-income
households, and 4 affordable to extremely lowincome households.

YES
• While no annexations occurred during the RHNA 5 Cycle, the Town has periodically approached property owners of land adjacent to Hillsborough, including the San Francisco Public Utilities Commission (SFPUC) and Pacific Gas and Electric (PG&E), to discuss potential annexation and land swap opportunities which might support the development of additional housing. To date, none of these entities has reciprocated interest; however, the Town remains open to such conversations in the future.

Goal 2: Housing consistent with the character of the community.

Policy 2-A: Allow subdivision of existing vacant lots larger than one acre. 2-A1 Permit subdivision of vacant parcels for 2+ lots,
especially those that can accommodate two
or more half-acre lots, but cannot meet street
frontage or width requirements.

YES
• The Town has a codified process that allows exceptions from street frontage and lot width requirements when the City Engineer can make the findings that will such exceptions will not be materially detrimental to the public health, safety or welfare or injurious to other property in the town, and that here are special circumstances or conditions affecting the property that make strict compliance with the subject requirement(s) unjustifiable, unnecessary or unadvisable (Hillsborough Municipal Code Chapter 1.24).
• Using the above exception process, in 2020 the Town Council approved a new, 8-lot subdivision which could result in a total of up to 24 net-new units when considering the possibility of ADU and JADU development in addition to eight single family homes. This subdivision is the largest to occur in Town in recent history, and in the RHNA 5 cycle. • In 2021, the Town updated the Hillsborough Municipal Code to implement requirements of Senate Bill 9 (SB9), which allows all properties within a “single-family residential zone” to be subdivided into two parcels and to be developed with two primary dwelling units per lot, irrespective of local standards.

Policy 2-B Promote more housing options while preserving the character of Hillsborough. 2-B1 Continue to use the density bonus, as provided
by Chapter 17.60 of the Hillsborough Municipal
Code, to encourage affordable or senior
housing or both, as well as affordable housing
for families of five or more persons.

YES
• While no density bonus applications were received by the Town during the RHNA 5 cycle, the Town has adopted a density bonus ordinance pursuant to California Government Code Section 65915 and continues to allow density bonuses for projects meeting the requirements of California Government Code Section 65915.

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Table 3.3: Town of Hillsborough Previous Housing Element Evaluation 2014‐2021 Housing Element Program - Progress: RHNA Cycle 5 Goal 3: A continuum of housing opportunities for the members of the Hillsborough community in all stages of life with or without disabilities.

Policy 3-A Support seniors and other special needs populations 3-A1 As required by State law, continue to allow
board and care facilities for six or fewer
residents. Objectives: 1 or more houses serving
6 seniors, disabled, and other qualifying
residents, as follows: 4 above moderate, 1
moderate income, and 1 low income.

YES
• During the RHNA 5 Cycle the Town has continued to allow for Residential Care Facilities for the elderly in a single-family dwelling, pursuant to the requirements found in California Health and Safety Code Section 1569.85.
3-A2 Continue to ensure that the transitional and
supportive housing is allowed as specified in
State law.

YES
• During the RHNA 5 Cycle the Town has continued to allow for Transitional and Supportive Housing pursuant to the requirements of and as defined respectively in California Health and Safety Code Sections 50675.2(h) and 50675.14(b).
3-A3 Inform local developers of opportunities to
provide transitional and supportive housing.

Primary outreach through information on the
Town website and through interacting with
developers.

NONE
3-A4 Continue to allow an emergency shelter at
the Town’s Civic Center within the former
fire station as a permitted use, subject to
standards, as required by State law.

YES
• During the RHNA 5 Cycle the Town has continued to allow as a permitted use an Emergency Shelter pursuant to the requirements of and as defined in California Health and Safety Code Section 50801(e).
3-A5 Develop a plan to better meet the needs of
seniors. Consider the desire of most seniors to
“age in place,” and ensure that the senior plan
includes the input of all relevant stakeholders.

NONE
Policy 3-B: Continue to permit the renting of rooms in Hillsborough homes to provide additional housing opportunities for single people. 3-B1 Continue to allow the renting of individual
rooms in Hillsborough houses
YES
• During the RHNA 5 Cycle the Town has continued to allow for long-term (30+ days) renting of individual rooms pursuant to Hillsborough Municipal Code 17.16.010 and as defined at 17.08.115.
3-B2 Continue to support and promote the shared
housing concept.

YES
• During the RHNA 5 Cycle the Town has continued to allow for long-term (30+ days) renting of individual rooms pursuant to Hillsborough Municipal Code 17.16.010 and as defined at 17.08.115.
• During the RHNA Cycle 5 period, the Town contributed an annual grant award to the Human Investment Project (HIP housing) in the amount of $5,000/year.
• During the RHNA 5 cycle the Town maintained a partnership with HIP Housing to offer a home sharing program specifically for Hillsborough. This program connects Hillsborough homeowners with available rooms/ADUs/ JADUs to rent with housing seekers.

Policy 3-C: Encourage both attached and detached second units where currently permitted.

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Table 3.3: Town of Hillsborough Previous Housing Element Evaluation 2014‐2021 Housing Element Program - Progress: RHNA Cycle 5 3-C1 Continue to waive planning and building permit
fees for second units.

YES
• From Fiscal Year 2014/15 until Fiscal Year 2021/22 (Seven of eight RHNA Cycle 5 years) the Town waived all Planning and Building development application review fees for ADU and JADU applications.
• In Calendar Year 2020 interest in ADU development increased substantially. In response, the Town established an ADU Ombudsman program, hiring an ADU Specialist to guide people through the Town's ADU review and approval process. Beginning in Fiscal Year 2021/22 a modest application fee was re-added to the Town's Planning Division fee schedule so that the Town might recover a portion of the costs for this new program.

Building Division permit fees continue to be waived.
3-C2 Promote and inform the public about
Accessory Dwelling Units (ADUs). Provide the
public with the specific information as to the
viability of ADUs, jADUs, and other secondary
dwelling units, as well as providing information
about potential funding sources to promote
secondary unit development.

YES
• In Calendar Year 2020 interest in ADU development increased substantially. In response, the Town established an ADU Ombudsman program, hiring an ADU Specialist to guide people through the Town's ADU review and approval process.
• The Town has readily available at Town Hall and online San Mateo County-produced ADU collateral providing information about potential funding sources to promote secondary unit development.
3-C3 Approve ADUs administratively; ascertain
planned use for ADU and affordability.

YES
• ADU review and approval is consistent with the state requirements for ADU permits and streamlining. During the RHNA 5 Cycle the Building & Planning Department has implemented permit streamlining processes for ministerial reviews of accessory dwelling units, which do not require discretionary planning review, in an effort to encourage the development of smaller, more affordable units.
3-C4 Permit property owners to legalize
unauthorized domestic housing when they are
upgraded to code.

YES
• In 2021, the Town updated Chapter 17 of the Municipal Code to provide additional options for property owners to legalize unpermitted housing units, while still ensuring compliance with applicable building standards, Health and Safety Codes, and fire department requirements. 3-C5 Implement additional measures to encourage
ADUs. Ensure that future ADU production
meets the needs of Hillsborough residents.

YES
• In Calendar Year 2020 the Town established an ADU Ombudsman program, hiring an ADU Specialist to guide people through the Town's ADU review and approval process.
• During the RHNA 5 Cycle the town held an annual permitting and construction forum which includes a section specifically focused on ADU development.
• In 2021, the Town updated the zoning ordinance to implement all requirements of Senate Bill 9 (SB9), as appropriate. SB 9 allows all properties within a “single-family residential zone” to be subdivided into two parcels and developed with two primary dwelling units per lot, irrespective of local standards. 3-C6 Continue to allow rental (not short-term rental)
of ADUs.

YES
• During the RHNA 5 Cycle the Town has continued to allow for long-term (30+ days) renting of individual rooms and ADUs, pursuant to Hillsborough Municipal Code 17.16.010 and as defined at 17.08.115.

Goal 4: Equal Housing Opportunities for All
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Table 3.3: Town of Hillsborough Previous Housing Element Evaluation 2014‐2021 Housing Element Program - Progress: RHNA Cycle 5 Policy 4-A: Eliminate discrimination in housing based on age, race, color, religion, sex, marital status, national origin, ancestry, or occupation. 4-A1 Continue to designate the City Attorney as the
appropriate City official to receive and forward
housing discrimination complaints. Support
fair access to housing for all persons without
regard to race, color, religion, sex, marital
status, national origin, or ancestry. Assemble
and promote the distribution of information to
landlords regarding fair housing. Involve Project
Sentinel to aid in housing problem resolution.

YES
• While the Town received no housing discrimination complaints during the RHNA 5 Cycle, the Town has continued to support fair access to housing for all regardless of race, color, religion, sex, marital status, national origin, or ancestry, with the City Attorney designated as the appropriate City official to receive and forward housing discrimination complaints. • During the RHNA 5 Cycle the Town regularly updated the Housing Resources page of its website, which includes links to fair housing information • During the RHNA 5 Cycle the Town continued to maintain its connection with Project Sentinel, referring tenant/landlord related inquires to them. 4-A2 Continue to implement Chapter 17.42
of the Zoning Ordinance (Reasonable
Accommodation) to expedite retrofit efforts
to comply with the Americans with Disabilities
Act (ADA), require ADA compliance in all
new development that is subject to ADA,
and provide flexibility in the development of
housing for persons with disabilities.

YES
• During the RHNA 5 Cycle the Town continued to implement Chapter

17.42 of the Zoning Ordinance (Reasonable Accommodation) to expedite retrofit efforts to comply with the Americans with Disabilities Act (ADA).

Chapter 17.42 complies with the Fair Housing Amendments Act of 1988 and the California Fair Employment and Housing Act. The Town received and granted one such request during the RHNA Cycle 5 period, providing flexibility in the development of housing for persons with disabilities. • Housing that is accessible to people with disabilities has been identified as a special housing need in the Town's housing element as of 2002. 4-A3 Reach out to local service providers of special
needs groups to assist in the identification
and analysis of constraints to the provision of
housing for persons with disabilities.

YES
• During the RHNA 5 Cycle the Town continued to support and partner with local service providers to assist in the identification and analysis of constraints to the provision of housing for persons with disabilities via the 21 Elements project..

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GENERAL PLAN

CONSISTENCY

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General Plan Consistency
State law requires all elements of the General Plan to be consistent with each other. The Town will amend the General Plan, originally adopted in 2005, after the adoption of the Housing Element to ensure the Goals, Policies, and Programs of the General Plan correlate with the new Housing Element.

Section 65580(e) of the Government Code reads: “The Legislature recognizes that in carrying out this responsibility … to facilitate the improvement and development of housing to make adequate provision for the housing needs of all economic segments of the community [65580(e)] … each local government also has the responsibility to consider economic, environmental, and fiscal factors and community goals set forth in the general plan and to cooperate with other local governments and the state in addressing regional housing needs.”
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HOUSING
NEEDS

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Introduction
The Town of Hillsborough is located in San Mateo County, California with an area of 6.23 square miles and a current population of ~11,000. Incorporated in 1910, the Town is a general law city governed by a five-member City Council elected at-large, with a council-manager form of government. The Town employs approximately 90 staff who provide essential services including police protection, land use planning, building permitting and inspection, and maintenance of roads, public facilities, water, sewer, and storm drainage infrastructures. The Town also funds fire protection services provided by the Central County Fire Department. The Town is zoned exclusively single-family residential, with permitted non-residential uses including public and private schools, a country club, a racquet club, various public facilities, utility installations, and open space.

The Town of Hillsborough is a charming residential community located on the San Francisco Peninsula, bordering the Cities of Burlingame and San Mateo, in the northeastern part of San Mateo County. The town was founded in 1846 and was incorporated in 1910. Hillsborough sits about 20 miles south of San Francisco and about 38 miles north of San Jose, where its community character contrasts the densely urbanized cities surrounding it.

Directly west of Hillsborough, on the other side of the Santa Cruz Mountain Range, is the City of Half Moon Bay and the Pacific Ocean. To the east is the City of Burlingame, the San Francisco International Airport and the San Francisco Bay. Hillsborough is in close proximity to both the City of San Francisco and the scenic natural features of northern California.

The Town is substantially built out under its current development standards, making site identification for the purposes of net new RHNA units a somewhat challenging exercise. Currently, the Town is mostly built out with its housing stock consisting of single-family housing, some with Accessory Dwelling Units on their lots. The land that is zoned for residential uses in the Town has a maximum density of one single-family unit per half acre (2 dwelling units per acre). The Town of Hillsborough has recognized the need for additional workforce housing and has permitted multi-family development on school and institutional properties.

Key Takeaways
• Median Age Increase: The 55+ population has experienced the most growth since 2000 • Lack of affordability/housing stock diversity: The average home value in Hillsborough is $4,571,820 according to Zillow, a 256% increase since 2001, with the largest portion of homes costing $2M+. Consistently, the largest portion of rentals cost $3,000 or more per month with the average rent in Hillsborough costing $3,200 per month, according to Zillow. In 2020, about 99% of these units were single-family residential and about 1% were 2–4-unit multi-family residential. • ADU Program: Hillsborough has the opportunity to expand its ADU program. • Inadequate amount of larger rental units compared to large families: Roughly 18% of Hillsborough households are large households of five or more people. In 2017, about 43% of large households paid 30% or more of their income on housing and about 4% of large households were in the very low-income bracket, earning less than 50% of the area median income (AMI).

Larger households who are cost burdened could benefit from larger rental units with 3 or more bedrooms per unit. While 98% of the housing stock consists of housing units with 3 or more bedrooms, only 6% of these units were occupied by renters. • Large export of workers: Between 2002 and 2018 Hillsborough has seen about a 14% decrease in jobs with a .45 ratio of jobs to resident workers.
• Cost Burdened Households: 100% of extremely low-income homeowners and most low-income homeowners are cost burdened.

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Population Characteristics & Trends
The following describes and analyzes the various population characteristics and trends in Hillsborough that affect housing need.

Population Growth
Since 2000, Hillsborough’s population has increased by 5.5%; this rate is below that of the region as a whole, at 14.8%. In Hillsborough, roughly 7.1% of its population moved during the past year, a number 6.3 percentage points smaller than the regional rate of

13.4%.

In 2020, the population of Hillsborough was estimated to be 11,418 (Figure 5.1: Population Growth Trends). From 1990 to 2000, the population increased by 1.5%, while it remained stable in the first decade of the 2000s. In the most recent decade, the population increased by 5.5%. The population of Hillsborough makes up 1.5% of San Mateo County. 10,825 10,945 10,825 11,322 11,418
707,163 719,844 718,451 761,748 773,244
6,784,348
7,073,912
7,150,739
7,595,694
7,790,537
6,200,000
6,400,000
6,600,000
6,800,000
7,000,000
7,200,000
7,400,000
7,600,000
7,800,000
8,000,000
0 100,000
200,000
300,000
400,000
500,000
600,000
700,000
800,000
900,000
2000 2005 2010 2015 2020
Millions
Thousands
Population Growth Trends
Population Hillsborough Population San Mateo County Population Bay Area Figure 5.1: Population Growth Trends
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Age Composition
The age structure of a population is also an important factor in evaluating housing and community development needs and determining the direction of future housing development. Typically, each age group has distinct lifestyles, family types and sizes, incomes, and housing preferences. As people move through each stage of life, housing needs and preferences change. For example, young households without children will have different housing preferences than middle-aged households with children or senior households living alone. Consequently, evaluating the age characteristics of a community is important in determining the housing needs of residents.

Age Distribution & Trends
The distribution of ages of Hillsborough’s population has shifted since 2000. The population under the age of 14 has remained relatively stable while the population between 15 and 24 years of age has increased by 51%. The population between 25 and 54 years of age has decreased by 19% while the population 55 years of age and over has increased by 25%.

Median Age
Hillsborough’s population, as measured by the median age of its residents, is older than in neighboring communities and the County as a whole. Hillsborough’s median age in 2000 was 45.4; by 2019, this figure had increased to 47.9. Meanwhile, the median age in San Mateo County in 2000 was 39.2 and in 2019 was 39.7.

Race and Ethnicity
Different racial and ethnic groups often have different household characteristics, income levels, and cultural backgrounds, which may affect their housing needs and preferences. Studies have also suggested that different racial and ethnic groups differ in their attitudes toward and/or tolerance for “housing problems” as defined by the Federal Department of Housing and Urban Development (HUD), including overcrowding and housing cost burden. According to these studies, perceptions regarding housing density and overcrowding tend to vary between racial and ethnic groups. Especially within cultures that prefer to live with extended family members, household size and overcrowding also tend to increase. In general, Hispanic and Asian households exhibit a greater propensity than White households for living with extended families. 551
1691
945
646
1487
1986
1505
1118
734
162
462
1864
1017
455
1145
1938
1729
1161
738
316
547
1735
1428
421
1044
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360
0 500 1,000 1,500 2,000 2,500
Age 0-4
Age 5-14
Age 15-24
Age 25-34
Age 35-44
Age 45-54
Age 55-64
Age 65-74
Age 75-84
Age 85+
Population
Population by Age
2019 2010 2000
Figure 5.2: Population by Age
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However, with the housing crisis in California and the recent economic challenges presented by COVID-19, extended family members sharing housing arrangements or adult children moving back with parents have become a trend in many California communities across all groups.

In 2019, the predominant racial group in Hillsborough was White (not including those that identify as Hispanic/Latinx), at almost 57% while the second largest racial group was Asian/Asian Pacific American (not including those that identify as Hispanic/Latinx), at nearly 32%. The least represented racial group in Hillsborough is Black/African American identifying residents (not including those that identify as Hispanic/Latinx) who accounted for approximately 1% of the population in 2019.

Since 2000, the percentage of residents of all races and ethnicities aside from White has increased by 14.6 percentage points, with the 2019 population standing at 6,502 (see Figure #04). More specifically, the Asian/Asian Pacific American population increased the most while the White, Non-Hispanic population decreased the most. 25% 28% 32%
71% 64% 57%
6%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
2000 2010 2019
Share of Population
Population by Race
American Indian or Alaska Native, Non-Hispanic Asian / API, Non-Hispanic Black or African American, Non-Hispanic White, Non-Hispanic Other Race or Multiple Races, Non-Hispanic Hispanic or Latinx Figure 5.3: Population by Race
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36 DRAFT FOR HCD REVIEW
Employment Profile
An assessment of the community needs must take into consideration the type of employment offered within that community, as well as held by Hillsborough residents. Incomes associated with different jobs and the number of workers in a household determines the type and size of housing a household can afford.

Occupation and Labor Participation
The American Community Survey (ACS) provides information about employment, specifically the number of City residents by industry type, who are employed by businesses either outside or within their community. The two largest industries for Hillsborough residents are Financial & Professional Services, 44% of the jobs held by employed residents, and Health and Educational Services, 25% of the jobs held by employed residents. The largest sector in which San Mateo County and Bay Area residents work is Health & Educational Services. (Figure 5.4: Employment Profile). These two industries account for 69% of the jobs held by employed residents in Hillsborough. Similarly, these categories accounted for about 57% of jobs held by San Mateo County residents and 56% of jobs held by resident in the Bay Area region. The proportion of City residents in all other occupations was similar to the occupation profile of County and regional residents, with the next highest proportion of Hillsborough residents being employed in Manufacturing, Wholesale and Transportation. Legal and Management occupations were the highest paid occupations in San Mateo County in the first quarter of 2021. Legal occupations had a 17% increase in average yearly salary while management increased by 24%.

Overall, average yearly salaries for all occupations increased by 19.7% over the same period. 5% 6%
44%
27% 26%
25%
30% 30%
3%
5% 4%
14%
16% 17%
8%
9% 9%
4% 8% 8%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%
100.0%
Hillsborough San Mateo County Bay Area
Share of Employed Residents
Employment Profile
Agriculture & Natural Resources Construction
Financial & Professional Services Health & Educational Services Information Manufacturing, Wholesale & Transportation
Retail Other
Figure 5.4: Employment Profile
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Worker Import & Export
Employed residents either work in the community where they live or commute to work elsewhere in the region, which has become the more popular trend in most communities as city jobs employ more residents who live outside of city limits. This occurs through worker import or export. For example, in smaller cities, there are typically more employed residents than jobs, so it exports workers to other cities, while larger cities typically have a surplus of jobs and import workers. The efforts of the regional transportation system are to connect a region’s main economic hub to outside communities in order to facilitate the flow of worker imports and exports. Despite these efforts, the cost of living near popular districts or downtown areas is high due to increased housing demand and poses challenges on community members living in surrounding communities due to a lack of transit options and long commutes which may arise from local jobs and worker populations being imbalanced.

Hillsborough is a net exporter of workers, with 4,736 employed residents and 2,135 jobs. Between 2002 and 2018, the number of jobs in Hillsborough has decreased by 13.7% and the ratio of jobs to resident workers is .45.

Worker Place of Residency by Wage
Understanding the availability of jobs for low-income workers in a community compared to the availability of housing options for low-income workers in the community, or the inverse can help illustrate the need for more affordable housing options.

In Hillsborough, there are more low-wage residents than there are low-wage jobs (jobs paying an annual salary of less than $25,000 a year). Additionally, Hillsborough also has more highwage residents than high wage jobs (jobs paying an annual salary of more than $75,000 a year). This could be an indicator that Hillsborough exports more workers to other cities in the region.
350
376
466
501
3043
194
417
426
230
868
0 1,000 2,000 3,000 4,000
Less than $9,999
$10,000 to $24,999
$25,000 to $49,999
$50,000 to $74,999
$75,000 or more
Worker Population
Earnings Group
Resident and Worker Earnings
People who work in Hillsborough
People who live in Hillsborough
Figure 5.5: Resident and Worker Earnings
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Jobs to Households
The presence of jobs in a community will potentially attract new residents, creating a high demand for housing relative to local supply, resulting in exclusion of workers to live where they work and sometimes resulting in displacement. This most commonly affects lower-wage workers, however, also has effects on freeway congestion due to a high volume of commuters traveling long distances to work, affecting all freeway users and accelerating the impacts of climate change.

In Hillsborough, the jobs to household ratio have decreased from 0.62 in 2002 to 0.54 in 2018.

0.62 0.62 0.60 0.57

0.53 0.52 0.54 0.53

0.32 0.35

0.50 0.49 0.51

0.57 0.51 0.52 0.54

1.33 1.27 1.24 1.25 1.24 1.27 1.27

1.21 1.23

1.27 1.32

1.37 1.42

1.49 1.51 1.52

1.59 1.28

1.22 1.20 1.20 1.21 1.22 1.23

1.17 1.21 1.24 1.26

1.31 1.35

1.40 1.43 1.44 1.47

0.20 0.40

0.60 0.80

1.00 1.20

1.40 1.60

1.80 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 Ratio
Jobs to Household Ratio
Hillsborough San Mateo County Bay Area
Figure 5.6: Jobs to Household Ratio
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Unemployment
Unemployment trends can provide a need for more affordable housing units in a community. Impacts due to the COVID-19 pandemic sparked a dramatic increase in the unemployment rate in 2020. Hillsborough’s unemployment rate trended downward from January of 2010 to January 2019 from 7.9% to 2%. Unemployment jumped to 9.6% in April 2020 due to a loss of jobs as the COVID-19 pandemic magnified. The Town, however, began to recover from the pandemic and unemployment fell to 5.9% in January 2021. Overall, Hillsborough has seen a 2% decrease in its unemployment rate from January 2010 to January 2021.

7.9%

7.0%

6.2%

5.2%

4.1%

3.4%

3.1% 3.3%

2.7%

2.0% 1.8%

5.9%

9.3%

8.3%

7.3%

6.3%

4.8%

4.0%

3.2% 3.2%

2.6% 2.5%

2.2%

5.9%

11.1%

10.3%

9.0%

7.8%

6.1%

5.1%

4.1% 4.0%

3.2% 3.2%

2.8%

6.6%
0%
2%
4%
6%
8%
10%
12%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 Percent of Labor Force that is Unemployed
Unemployment Rate
Hillsborough San Mateo County Bay Area
Figure 5.7: Unemployment Rate
Hillsborough Housing Element | Housing Needs Assessment Prepared by Houseal Lavigne
40 DRAFT FOR HCD REVIEW
Household Characteristics
The U.S. Census defines a household as all the people who occupy a housing unit. This includes related family members and unrelated people such as lodgers, foster children, wards or employers who share a housing unit. A household is broken up into two categories: “family households,” which are the family householder and all the people who occupy the housing unit who are related to the householder by birth, marriage or adoption. The other category is “nonfamily households,” which are the householder living alone or where the householder shares a home with people they are unrelated to. Data regarding household characteristics are important to understanding housing needs within a community based on household type and size relative to the existing housing stock.

Household Type
Different household types have different housing needs. Seniors or young adults typically comprise most single-person households and tend to reside in apartment units, condominiums, or smaller single-family homes. Families often prefer single-family homes.

According to the ACS, in 2019, there were 3,633 housing units in the Town of Hillsborough. Of these households, 8%, or 299 units, of the total housing stock were single-person households which has decreased by 55 units since the 2010 Census (354 single-person households), while households with seniors (65+) comprised about 35%. Single-person households in Hillsborough contrasted those of San Mateo County, consisting of 22%, and 25% in the Bay Area Region. 43% of households housed children under the age of 18, a higher proportion compared to San Mateo County with 33% and The Bay Area, with 32% of Households which housed children under the age of 18. The majority of Hillsborough’s households are comprised of Married-couple Family Households at 83%. When compared to the 2010 ACS, Hillsborough’s Married-couple Family Households composition is slowly trending upward, from 79% in 2010 to 83% in 2019.
4%
10% 10%
5% 5%
83%
55% 51%
8%
9%
8%
22% 25%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%
100.0%
Hillsborough San Mateo County Bay Area
Percent of Households
Household Type
Female-Headed Family Households Male-headed Family Households Married-couple Family Households Other Non-Family Households Single-person Households
Figure 5.8: Household Type
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41 DRAFT FOR HCD REVIEW
Household Size
Household size identifies sources of population growth and overcrowding of housing units. In communities where the population is aging, the average household size frequently declines simultaneously because elderly residents often live without children. While Married-couple Family Households in Hillsborough have increased since 2010, 2 person households remained the largest household size in Hillsborough from 2010 to 2019, despite decreasing from 1,523 to 1,407 while 5 or more person households increased from 488 units in 2010 to 644 units in 2019.

While the ACS describes overcrowded households as households with five or more individuals, the level of affluence and household income in Hillsborough paired with an increase in Married-couple Family Households and percentage of households with children may explain the increase in households with 5 or more individuals while having a 0% overcrowding rate. 259
1,369
573
621
567
40 38 36 53 77
0 200
400
600
800
1,000
1,200
1,400
1,600
1 Person Household 2 Person Household 3 Person Household 4 Person Household 5 Or More Person Household
Households
Household Size by Tenure
Owner Occupied Renter Occupied
Figure 5.9: Household Size by Tenure
Hillsborough Housing Element | Housing Needs Assessment Prepared by Houseal Lavigne
42 DRAFT FOR HCD REVIEW
Household Income
Household income is an important consideration when evaluating housing and community development needs because lower income typically constrains a household’s ability to secure adequate housing or services. While housing choices such as tenure (owning versus renting) and location are very much income-dependent, household size and type often affect the proportion of income that can be spent on housing.

According to ACS estimates, 2% of Hillsborough households in 2019 had incomes lower than $15,000, while 5% of households earned incomes between $15,000 and $34,999 (Figure 5.10: Household Income Distribution). Households with incomes that earned less than $15,000 have increased slightly since 2010, while households with incomes that earned between $15,000 and $34,999 have decreased slightly since 2010, however they have stayed relatively the same. In 2019, approximately 6% of households earned incomes between $35,000 and $74,999, while roughly 14% had incomes between $75,000 and $149,999. 73% of Hillsborough households earned $150,000 or more. In contrast, less households in Hillsborough earn incomes between $50,000-$149,999 when compared to households in San Mateo County overall (17.9% in Hillsborough compared to 36% in San Mateo County). The ACS estimates that the median household income in Hillsborough was $250,000+ as of January 2019, while the median income for the County was estimated to be $138,500.
5%
2% 3% 4% 2%
85%
8%
4% 6%
10% 9%
63%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
<$25,000 $25,000 -$34,999 $35,000 - $49,999 $50,000 - $74,999 $75,000 - $99,999 ≥$100,000 Household Income 2019
Hillsborough San Mateo County
Figure 5.10: Household Income Distribution
Hillsborough Housing Element | Housing Needs Assessment Prepared by Houseal Lavigne
43 DRAFT FOR HCD REVIEW
Overcrowding
An overcrowded housing unit is defined by the U.S. Census as a unit occupied by more than one person per room (including living and dining rooms but excluding kitchen and bathrooms). Units with more than 1.5 occupants per room are considered severely overcrowded. Overcrowding can result when there are not enough adequately sized units within a community, when high housing costs relative to income force too many individuals to share a housing unit than it can adequately accommodate, and/or when families reside in smaller units than they need to devote income to other necessities, such as food and health care.

In Hillsborough, no owner-occupied or renter-occupied households had more than 1.0 occupants per room, which meets the ACS definition for overcrowding. Additionally, no owner-occupied households and no renter-occupied households had more than 1.5 occupants per room, which meets the ACS definition for severe overcrowding.

According to the U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release, 0% of Hillsborough households experienced overcrowded living conditions in 2018 (Table 5.1:

Overcrowding). Of these, 0% were in owner-occupied households, and 0% were renters.

While 98% of occupied housing units in the Town had three or more bedrooms (the minimum size considered large enough to avoid most overcrowding issues for large households), only 6% of these units were occupied by renters. This pattern suggests an inadequate supply of larger rental units.

Additionally, low-income households and communities of color are more likely to experience the impacts of overcrowding. In Hillsborough, 0.0% of very low-income households (below 50% AMI) experience severe overcrowding, while 0.0% of households above 100% experience severe overcrowding. Consistently, no communities of Color in Hillsborough experience overcrowding.

Table 5.1: Overcrowding
Geography

1.00 occupant
per room or
less

1.01 to 1.50
occupants
per room

1.50 occupants
per room
or more
Hillsborough 3,633 0 0
San Mateo County 242,599 12,333 8,611
Bay Area 2,543,056 115,696 72,682
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Cost Burden
State and federal standards for housing cost burden are based on an income-to-housing cost ratio of 30% and above. Households paying more than 30% of their income on housing have limited remaining income for other necessities. Upper income households generally can pay a larger proportion of income for housing; therefore, estimates of housing cost burden generally focus on lowerand moderate-income households.

According to the 2015-2019 ACS, 33% of Hillsborough households overpaid for housing in 2019 (30% or more of their income) and housing cost burden affected a larger proportion of owners (33%) than renters (16%) (Table 5.2: Cost Burden by Tenure and Income Level). Cost burden affected a smaller proportion of households in 2017 than 2010 with 33% of households overpaying for housing in 2017, whereas 43% did so in 2010. Since 2010, the proportion of cost burdened renter-households has increased from 0% to 11%.

By contrast, the proportion of cost burdened owner-households decreased from 44% to 34% in seven years. 20% of households paid over 50% of their income on housing while 13% spent 30-50% of their income on housing.

Cost Burden by Tenure and Income Level
Renter Occupied Owner Occupied
Income Categories Cost Burden
>30%
Cost Burden
>50%
Cost Burden
>30%
Cost Burden
>50%
Household income <30% AMI 0 0 160 135
Household income >30% and <50% AMI 30 30 110 110
Household income > 50% and <80% AMI 0 0 185 125
Household income >80% to <100% AMI 0 40 80 65
Household Income >100% AMI 0 0 635 245
Hillsborough Housing Element | Housing Needs Assessment Prepared by Houseal Lavigne
45 DRAFT FOR HCD REVIEW
Cost burden affected a majority of lower and moderate-income households in 2017 regardless of tenure; however, the incidence of cost burden was greatest among extremely low-income homeowners (100%) and very low-income renters (88%). With a high prevalence of cost burden amongst lower income households, households may attempt to mitigate cost burden by taking in additional roommates or occupying smaller and presumably cheaper units, leading to overcrowding.

The cost of housing in a community is determined by a range of supply and demand factors. These include the composition of demographics within the community, labor market and economic base, current wages and job outlook. These are combined with land and construction costs, and in the Bay Area, these factors have resulted in the highest housing costs nationwide. With housing costs being high and rising at a steep rate, it is important to look at the home values in a community to determine housing needs that are affordable to other income brackets. Hillsborough’s home values are significantly higher than those in the region with the average home estimated at $4,571,820 by December 2020 according to Zillow, contrasting with average home values in San Mateo County ($1,418,330) and the Bay Area ($1,077,230).
66%
54%
15%
18%
16%
30%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Owner Occupied Renter Occupied
Percent of Households
Cost Burdened Households
0%-30% of Income Used for Housing 30%-50% of Income Used for Housing 50%+ of Income Used for Housing Not Computed
Figure 5.11: Cost Burdened Households
Hillsborough Housing Element | Housing Needs Assessment Prepared by Houseal Lavigne
46 Special Needs Groups
Certain segments of the population may have more difficulty in finding decent, affordable housing due to their special needs, including employment and income, household size, disability status, or number of dependents. These groups, which are termed “special needs groups” herein, often expend a greater proportion of their income on housing costs, live in overcrowded units, or in substandard conditions. Special needs groups include Senior-headed households, Female-headed households, Large households, Persons with disabilities, Agricultural workers, Students, and Homeless individuals.

Senior Headed Households
Senior-headed households are considered special needs groups due to their relatively low incomes, disabilities or limitations, and dependency needs. The senior age range includes individuals over 65 years of age. This group has four main concerns:
limited and often fixed income; poor health and associated high healthcare costs; mobility limitation and transit dependency; and high costs of housing.

According to ACS data collected between 2015-2019, households headed by seniors (age 65+) represented approximately 35% of all Hillsborough households. Of these households, the majority (97%) owned their homes, while the remainder (3%) rented. The largest population of seniors by income group who rent and own a home make greater than 100% of AMI. Table

5.3: Senior-Headed Households by Income and Tenure shows the number of senior households that rent and own by income category. The share of senior-headed households that rent their housing is substantially lower in Hillsborough than San Mateo County (14%).

Table 5.3: Senior-Headed Households
by Income and Tenure
Income Group Owner
Occupied
Renter
Occupied
0%-30% of AMI 110 0
31%-50% of AMI 90 20
51%-80% of AMI 135 0
81%-100% of AMI 35 0
Greater than 100% of AMI 980 35
Totals 1,350 55
100%
82%
100% 100% 97%
18%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI 81%-100% of AMI Greater than 100% of AMI
Percent of Households
Senior Households by Income and Tenure
Owner Occupied Renter Occupied
Figure 5.12: Senior Households by Income and Tenure

DRAFT FOR HCD REVIEW
Many seniors have a disability. Roughly 47% of Hillsborough’s senior population had one or more disabilities according to ACS data collected between 2015 and 2019. The need for housing for senior individuals will likely increase as the Town’s number of seniorheaded households continues to grow. It will therefore be particularly important for the Town to promote housing types that accommodate senior lifestyles and incomes. Seniors in California have access to many federal, state and local programs that can offer housing and rental assistance, health assistance, and financial assistance. Examples of different programs include the following:
• Section 8 Rental Housing Certificate Housing Voucher Program: This program is a HUD-funded program for adults 62 and older.

Eligible candidates can choose an apartment or house and approximately 70 percent of rent will be paid with this housing voucher.
• The Assisted Living Waiver Program (ALWP): formed by Medi-Cal (health care program in California). Medi-Cal is sponsored by state and federal authorities. ALWP presents cash support for healthcare expenses and long-term care costs for seniors. • Community Services Block Grant (CSBG): This grant was created by the U.S. Department of Health and Human Services. The mission of this grant is to decrease poverty by offering shelter support, food assistance, and health care needs for seniors.

11.66%

9.18% 8.94%

6.79%

5.87%

4.59%

0.00%

2.00%

4.00%

6.00%

8.00%

10.00%

12.00%

14.00%
With a hearing
difficulty
With an
independent living
difficulty
With an
ambulatory
difficulty
With a cognitive
difficulty
With a self-care
difficulty
With a vision
difficulty
Population with Disabilities
Disability by Type - Seniors
Figure 5.13: Disability by Type
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48 DRAFT FOR HCD REVIEW
Female-Headed Households
Single-parent households require special consideration and assistance because of their greater need for day care, health care, and other facilities. Female-headed households with children tend to have lower incomes, thus limiting housing availability for this group. According to the 2015-2019 ACS, approximately 4% of Hillsborough households were female headed households, while the largest proportion of households is Married-couple Family Households, 83% of the total amount of households. Figure 5.14: FemaleHeaded Households shows the number and percentage of female-headed households in the city in 2019 in relation to the total number of households. According to the 2015-2019 ACS, 43% of female-headed households with children had incomes below the Federal Poverty Line, while 0% of female headed households without children fell below the Federal Poverty Line. Town efforts to expand affordable housing opportunities will help meet the needs of single female-headed households. 55 42 41
0 10
20 30
40 50
60 with Children with No Children
Households
Female-Headed Households by Poverty Status
Above Poverty Level Below Poverty Level
Figure 5.14: Female-Headed Households by Poverty Status Hillsborough Housing Element | Housing Needs Assessment Prepared by Houseal Lavigne
49 DRAFT FOR HCD REVIEW
Large Family Households
Large households, defined as those with five or more members, are identified as a group with special housing needs based on the limited availability of adequately sized, affordable housing units. Large households are often of lower income, frequently resulting in the overcrowding of smaller dwelling units and, in turn, accelerating unit deterioration.

As Figure 5.15: Small and Large Households shows, about 18% of Hillsborough households were classified as “large households” by the 2015-2019 ACS. Figure 5.16: Household Size by Number of Persons shows that about 88% of large households owned the housing units they occupied and 12% of large households rented their housing unit. In 2017, about 4% of large households were very low-income, earning less than 50% of the area median income (AMI). 8%
22% 25%
39%
32% 32%
35%
35% 33%
18%
11% 11%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%
100.0%
Hillsborough San Mateo County Bay Area
Percent of Households
Household by Household Size
1-Person Household 2-Person Household 3-4-Person Household 5-Person or More Household Figure 5.15: Small and Large Household
Hillsborough Housing Element | Housing Needs Assessment Prepared by Houseal Lavigne
50 Additionally, large households have specific housing needs which require more space. Large households often feel the cost burden of paying a higher price for additional bedrooms. In Hillsborough, 15% of large households experience a cost burden of 30-50% and 15% of large households pay more than 50% of their income on housing.

Both female-headed households and large households can feel the burden of housing costs resulting from various sources. Hillsborough residents have access to funding resources to lessen the burden that comes along with increased housing costs. Funding resources for Female-headed households and large households include some of the following resources:
• Housing Choice Voucher Program (Section 8) aids very low-income families to afford decent, safe, and sanitary housing. Housing can include single-family homes, townhouses and apartments and is not limited to units located in subsidized housing projects.

Housing choice vouchers are administered locally by Public Housing Agencies (PHAs), in this case the Housing Authority of the County of San Mateo (HACSM). A family that is issued a housing voucher is responsible for finding a suitable housing unit of the family's choice where the owner agrees to rent under the program. A housing subsidy is paid to the landlord directly by the PHA on behalf of the participating family. The family then pays the difference between the actual rent charged by the landlord and the amount subsidized by the program.
• Making Home Affordable (MHA) is a federal program to help homeowners avoid foreclosure. Services help homeowners with their mortgage payments or individuals who have already missed payments. • The Department of Housing offers low-interest loans to help homeowners with construction or rehab projects. These loans cover moderate (less than $25,000) to substantial ($25,000 or more) rehabilitation to single family owner-occupied residences.

Loans are available to low or very low-income homeowners, and owners of multi-unit rental properties that benefit low or very low-income families. Two local organizations that offer services include Rebuilding Together Peninsula and El Concilio of San Mateo County. Rebuilding Together Peninsula offers free minor home repair services while El Concilio of San Mateo County offers Free minor home repair services that help qualify homes in San Mateo County for participation of Energy Partners to reduce utility bills and conserve energy.
• Community Development Block Grant (CDBG) is a program that provides grants for a variety of services to develop viable urban communities by providing decent housing and a suitable living environment. The program is primarily for individuals of low and moderate income. This grant allots money to cities and counties for housing rehabilitation and community development, including public facilities and economic development.
259
1,369
573
621
567
40 38 36 53 77
0 200
400
600
800
1,000
1,200
1,400
1,600
1 Person Household 2 Person Household 3 Person Household 4 Person Household 5 Or More Person Household
Households
Household Size by Tenure
Owner Occupied Renter Occupied
Figure 5.16: Household Size by Number of Persons

DRAFT FOR HCD REVIEW
Extremely Low-Income Housing Needs
Housing costs in the Bay Area continue to be the some of the highest in the nation. High housing costs in the area result from supply and demand factors like the composition of demographics, Labor market and economic base, current wages, job outlook and land and construction costs. Due to an expensive housing market, households with extremely low-income housing needs often experience exclusivity from certain communities, displacement, long commutes to school, work or other community amenities. The California department of Housing and Community Development (HCD) defines Extremely low-income households as earning 15-30% of the area’s median income (AMI). In Hillsborough, 78% percent of households earn more than 100% of AMI and 89% of largefamily households with 5+ residents earn more than 100% AMI. In contrast, 6% of households in Hillsborough make less than 30% AMI, which is considered extremely low income. The projected need for extremely low-income housing was calculated to be 78 units based on the RHNA 6 allocation for very low-income households. 7%
5%
5%
78%
89%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
All other household types Large Families of 5+ Persons
Percent of Households
Household Size by Household Income Level
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI 81%-100% of AMI Greater than 100% of AMI Figure 5.17: Household Size by Household Income Level
Hillsborough Housing Element | Housing Needs Assessment Prepared by Houseal Lavigne
52 DRAFT FOR HCD REVIEW
Persons with Disabilities
Persons with disabilities have one or more physical, mental, or developmental conditions that substantially limit one or more day-to-day activities. These individuals often have difficulty holding employment opportunities, have limited incomes, and have difficulty occupying conventionally designed housing. According to 2015-2019 ACS data, 7% of Hillsborough’s population had a disability. Figure 5.18: Peoples with Disability by Type shows that 309 individuals (3%) of the disabled population, had difficulty hearing, 168 individuals (2%) of the disabled population had vision difficulty, 267 individuals (2%) of the population had cognitive difficulty, 258 individuals (2%) of the disabled population had ambulatory difficulties, 334 individuals (3%) of the disabled population had a disability that made independent living difficult, while 184 individuals (2%) of the disabled population, had self-care difficulty.

It is important to note that persons with a disability can have more than one type of disability and can, therefore, be classified within more than one of the categories listed.

Figure 5.18: Disability by Type

2.92%

2.70%

2.33% 2.25%

1.61% 1.47%

0.00%

0.50%

1.00%

1.50%

2.00%

2.50%

3.00%

3.50%
With an
independent living
difficulty
With a hearing
difficulty
With a cognitive
difficulty
With an
ambulatory
difficulty
With a self-care
difficulty
With a vision
difficulty
Proportion of Adult Population Reporting Disability Type Disability by Type
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Four factors: affordability, design, location, and discrimination significantly limit the supply of housing available to persons with disabilities. The most pressing need for persons with disabilities is housing that accommodates the nature of their disability. Most single-family homes are inaccessible to people with mobility and sensory limitations. Conventional housing often does not feature widened doorways and hallways, access ramps, larger bathrooms, lowered countertops, and other features necessary for accessibility.

The cost of retrofitting a housing unit often prohibits disabled individuals from buying a home, even among those who could otherwise afford one. Furthermore, some providers of basic homebuying services do not have offices or materials that are accessible to people with mobility, visual, or hearing impairments.The location of housing is also a factor for individuals with mobility-related disabilities, as they often rely upon public transportation. Transportation services for persons with disabilities are typically provided by public and private agencies. State and federal legislation sets accessibility and adaptability standards for new or rehabilitated multifamily apartment complexes to ensure that the housing accommodates individuals with physical mobility constraints.

Disability data also provides valuable context to assess the current and future need for accessible housing units. It is important to note that since some disability types are not recorded for children below a certain age, the disability rate within the population may be an underestimate. Understanding the employment status of people with disabilities may also be an important component in evaluating specialized housing needs. In Hillsborough, 86% of the population with a disability is employed, lower than 97% of the non-disabled population. This data indicates housing units that are universally accessible will also need to be affordable given disabled individuals’ lower employment status and incomes. 97%
86%
14%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
No Disability With A Disability
Percent of Labor Force
Labor Force Disability Status
Employed Unemployed
Figure 5.19: Labor Force Disability Status
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54 Persons with Development Disabilities
A recent change in State law requires that the Housing Element discuss the housing needs of persons with developmental disabilities. As defined by State law, “developmental disability” means a disability that originates before an individual attains 18 years of age; continues, or can be expected to continue, indefinitely; and constitutes a substantial disability for that individual. Intellectual disability, cerebral palsy, epilepsy, and autism are considered developmental disabilities. The term also includes conditions closely related to intellectual disability and that require similar treatment, but the term does not include other handicapping conditions that are solely physical in nature.

Many persons with developmental disabilities can live and work independently within a conventional housing unit. More severely disabled individuals often require a group living environment, however, where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.

The California Department of Developmental Services (DDS) provides data on developmental disabilities by age and type of residence at the ZIP-code level and the data is show in Figure 5.20: Persons with Development Disabilities. According to the DDS data, there were approximately 43 Hillsborough residents with developmental disabilities being served by CA-DDS in 2020. Of these 43 individuals, 16, or 37%, are under the age of 18 while 62%, or 27, of these individuals are over the age of 18. Most of these individuals (78%) resided in a private home with their parent or guardian.

Resources are available to serve individuals with both disabilities and developmental disabilities living in Hillsborough. One significant resource is the Golden Gate Regional Center. The Golden Gate Regional Center is among 21 regional centers operated by the State Department of Developmental Services to provide services and support for adults and children with developmental disabilities.

The Golden Gate Regional Center serves the counties of Marin, San Francisco, and San Mateo. Another resource is the Center for Independence of the Disabled (CID). This corporation is located in San Mateo and is one of 29 Independent Living Centers within California. CID’s mission is to provide support services, community awareness, and systems change advocacy to promote full and equal community integration and participation for people with disabilities. CID serves more than 2,000 individuals providing direct and indirect services.
27 16
0 5
10 15
20 25
30 Age 18+ Age Under 18
Population
Population with Developmental Disabilities by Age
Figure 5.20: Persons with Development Disabilities
Agricultural Workers
Housing for agricultural workers is a unique concern throughout California. While only a small share of jurisdictions in the ABAG region have agricultural workers living in them, these workers are essential because they support the region’s economy and food supply.

Agricultural workers are defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor.

Permanent farm laborers work in the fields, processing plants, or support activities, generally on a year-round basis. When the workload increases during harvest periods, the labor force is supplemented by seasonal labor, often supplied by a labor contractor. For some crops, farms may employ migrant workers, defined as those whose travel distance to work prevents them from returning to their primary residence every evening. Determining the true size of the agricultural labor force is difficult. For instance, the government agencies that track farm labor do not consistently define agricultural workers (e.g. field laborers versus workers in processing plants), length of employment (e.g. permanent or seasonal), or place of work (e.g. the location of the business or field).

According to the 2015-2019 ACS data, no Hillsborough residents were employed in Agricultural and natural resources occupations, as Figure 5.21: Agricultural Workers shows, however Countywide, there were 978 permanent farmworkers and 343 seasonal farmworkers in 2017, both showing a decrease since 2002. Hillsborough is a primarily residential community with no land designated as or zoned for agricultural uses. According to the Town’s Open Space and Conservation Element, Hillsborough has no agricultural or lumber production or important farmlands in need of conservation.

According to the Department of Conservation’s California Important Farmland Finder, the Town of Hillsborough is designated mostly “Urban and Built-Up Land” with some areas designated as “Other Land”. Because the Town is primarily a residential community with no agricultural lands or farmlands, there is a limited need for agricultural worker housing in the Town. Promoting affordable housing for extremely low and very low-income households would address the housing needs of agricultural workers in Hillsborough, if any.

There are a few funding sources and programs within the county that offer aid to agricultural workers and housing providers for agricultural workers. San Mateo County offers a Farm Labor Housing Loan Program to support the creation of new farmworker housing, the rehabilitation or repair of existing farm labor housing and the Replacement of existing dilapidated mobile home units.

Additionally, the USDA offers Farm Labor Housing Direct Loans & Grants. The program is designed to provide affordable financing to develop housing for year-round and migrant or seasonal domestic farm laborers. Qualified applicants include farmers, associations of farmworkers, and state and local governments.
2,226
852
1,697
911
1,320
402
978
343
0 500
1,000
1,500
2,000
2,500
Permanent Seasonal
Farm Workers
Agricultural Workers
2002 2007 2012 2017
Figure 5.21: Agricultural Workers

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Students
There are no Universities in Hillsborough, however 9 colleges within San Mateo County (Skyline College, San Mateo Adult School, College of San Mateo, Draper University, Samuel Merritt University, Pacific Technical College, Gurnick Academy Notre Dame de Namur University and Canada College).

Approximately 48,940 students were enrolled in the County’s colleges in 2019, which represented about 6% of the County’s population. This number is consistent with the national average number of students in each community (about 6%). Typically, students have lower incomes and, therefore, can be impacted by a lack of affordable housing. Overcrowded housing within special needs groups is also a common concern.

Homeless Population
According to United State Department of Housing and Community Development (HUD), the homeless population includes:
• Individuals and families who lack a fixed, regular, and adequate nighttime residence, including individuals who are exiting an institution where they resided for 90 days or less and who resided in an emergency shelter, or a place not meant for human habitation immediately before entering that institution; • Individuals and families who will imminently lose their primary nighttime residence; • Unaccompanied youth and families with children and youth who are defined as homeless under other federal statutes who do not otherwise qualify as homeless under this definition; or • Individuals and families who are fleeing, or are attempting to flee, domestic violence, dating violence, sexual assault, stalking, or other dangerous or life-threatening conditions that relate to violence against the individual or a family member.

Homelessness in Hillsborough and Town Efforts
While there are no reported people experiencing homelessness in the Town of Hillsborough, the Town has contributed multiple efforts towards fighting homelessness in San Mateo County. The Adopted 2021-22 Budget states that 3.6% of the Towns net tax base goes toward homeowners’ property tax relief, veterans, governments, and non-profits. According to the 2014 Draft Housing Element, Hillsborough was one of the first cities in the County to contribute to a trust fund that funds homeless shelters and transitional housing Countywide. Additionally, Hillsborough provided financial support and leadership to Shelter Network, now LifeMoves, HIP Housing, Jobs for Youth, Sustainable San Mateo County and HEART during the fiscal year 2012-13. Hillsborough also includes Program 1-A7 in the 2014 Draft Housing Element to: “Continue Town contributions to San Mateo County homeless and transitional housing programs. Enhance regional and sub-regional housing efforts by exploring partnerships through existing programs.” In response to Goal 1 to: “Increase Housing Opportunities in Hillsborough and Surrounding Communities.” Hillsborough provides a number of housing resources on their website and supports shared housing, a program through the Human Investment Project which matches people in need of housing with residents who have extra space. Hillsborough is also part of the County Consortium jurisdiction, which is covered by the San Mateo County 2018-2022 Consolidated Plan which provides priorities and goals in order to allocate funding from the U.S. Department of Housing and Urban Development (HUD) Development formula block grant programs. These assist with a range of housing and community development interventions. Although the Town has shown efforts in assisting the homelessness crisis, Housing Element law requires local jurisdictions to provide estimates or a Point in Time count on the daily average number of people experiencing homelessness.

According to the County of San Mateo’s 2019 One Day Homeless Count and Survey, along with the Department of Housing and Urban Development’s Continuum of Care (CoC) Homeless Populations and Subpopulations 2019 Report, the total homeless count was 1,512 individuals, as counted on the morning of January 30, 2019. While some of the homeless population in San Mateo County are living in emergency shelters or transitional housing, the majority are unsheltered, about 60% of the homeless population, while about 73% of the total homeless population are “persons in households without children”. Of the households without children, about 75% of them are unsheltered. People of color are generally more likely to experience homelessness or poverty due to historic racial discrimination which includes past housing policy, such as redlining, that resulted in exclusion.

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In the Bay area region, Black residents are most vulnerable to experiencing homelessness, however, in San Mateo County, White residents account for 66% of the homelessness population, representing the largest portion, although white residents make up about 51% of the overall population in San Mateo County. Additionally, the Latinx population makes up about 25% of the general population and about 38% of the homeless population in San Mateo County. As mentioned previously, homelessness can stem from a range of factors, and many suffer from mental illness, substance abuse and domestic violence that require aid. In San Mateo County, 305 individuals were reported with a severe mental illness with about 62% of unsheltered.

In 2016, the County published its Strategic Plan to Ending Homelessness in San Mateo County called “Ending Homelessness in San Mateo County”, a plan that was developed based on five goals to: “create a system to end homelessness in San Mateo County by 2020, end Veteran homelessness, end family homelessness, end youth homelessness, and ensure that individuals exiting institutions will not discharge into homelessness.” The plan includes 12 strategies to address each of the five goals, which include actions and desired outcomes for each.

Alternative Housing for Homeless People
The County of San Mateo HOPE Interagency Council is predicated on the understanding that homelessness is caused by a complex range of underlying physical, economic, and social needs. Nonetheless, there is still the need for immediate housing. To that end, the County produced a report titled “Ending Homelessness in San Mateo County” which provides a list of the available interventions for people experiencing homelessness:
• Outreach and Engagement. This includes the County, Cities and nonprofits efforts to provide multi-disciplinary outreach Homeless Outreach Teams (HOT). This includes outreach specialist from LifeMoves who provide outreach efforts with unsheltered homeless people across the county, identify individual needs, and develop person centered housing plans. • Emergency Shelters. This includes short-term facilities that provide basic services and, in some cases, assistance in developing a plan for permanent housing
• Transitional Housing. This is a residence that provides a stay of up to two years during which residents are provided case management services that prepare them to obtain and maintain housing and be self-sufficient. However, many of the programs in San Mateo County are designed to be much shorter.
• Rapid Re-Housing. This is a program that provides people experiencing homelessness and families with short term rental subsidies which typically last up to 6 months after which they take over responsibility for paying their own rent. Rapid re-housing provides services to help locate housing opportunities and case management on maintaining housing stability. • Permanent Supportive Housing. This is a residence that provides permanent affordable housing linked with ongoing support services that allow residents to live at the place of residence on an indefinite basis. This housing intervention is specific to people experiencing chronic homelessness or have significant behavioral disabilities. • Homelessness Prevention Programs. This includes a range of homelessness prevention programs which provide financial assistance to households at risk of losing their home.

Table 5.4: Homelessness by Household Type and Shelter Status Variable
People in Households
Composed Solely of
Children Under 18
People in Households
with Adults and Children
People in Households
without Children Under
18 Sheltered - Emergency Shelter 0 68 198
Sheltered - Transitional Housing 0 271 74
Unsheltered 1 62 838
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Housing Stock Characteristics
The term “housing stock” refers to all the housing units located within a community’s boundary. The characteristics of the housing stock, including its growth rate, housing types, age, condition, tenure, vacancy rates, costs, and affordability compared with incomes are important considerations in determining the community’s housing needs. The following details the Town of Hillsborough’s housing stock and identifies how well the current housing stock meets the needs of current and future residents.

Hillsborough’s housing stock has grown over the past decade, increasing from 3,912 housing units in 2010 to 4,091 housing units in 2020, an increase of approximately 4%. Between 2000 and 2020, more single-family housing than multi-family housing was constructed in the Town. In that timeframe, 218 single-family residential units were built, both owner and renter occupied, compared with 0 multifamily units.

Historically, housing trends in the Bay area region and across the state of California have responded to land use and zoning regulations and the construction of single-family households has been the primary housing type. Multifamily residential is usually designated in its own zone that permits higher density resulting in multi-family buildings or townhome developments. More recently, many neighborhoods are beginning to accept “missing middle housing” housing typologies within single-family neighborhoods in response to SB 9 and as a way to add density to a community without sacrificing the integrity or charm of a neighborhood. These housing typologies include duplexes, triplexes, fourplexes, cottage courts, townhouses and live-work units. Additionally, with new ADU enabling laws in California, Accessory Dwelling Units are becoming increasingly more popular. These new housing options provide opportunities for a wider demographic range, income levels and tenure to afford housing. 75 3,825
12 127
3,936
28 0
500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
4,500
Single-Family Home:

Attached
Single-Family Home:

Detached
Multifamily Housing:

Two to Four Units
Multifamily Housing:

Five-plus Units
Mobile Homes
Units
Housing Stock Trends
2010 2020
Figure 5.22: Housing Stock Trends
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Hillsborough is a residential community made up of primarily single-family residential housing units. As depicted in Figure 5.22:

Housing Stock Trends, in 2010, 3,825 housing units (98%) of the total housing stock was detached, single-family residential making up the majority of the housing stock in Hillsborough. Consistently, in 2020, 3,936 housing units (96%) of the total housing stock were detached, single-family residential. The rest of the housing stock in 2020 was made up of 3% attached single-family housing,

0.7% multi-family residential with 2–4-units and 0% multi-family residential with 5 or more units. Detached, single-family residential housing experienced the most growth between the years of 2010 to 2020 in Hillsborough. When combined, detached and attached single family residential make up 4,063 single-family units, 99% of Hillsborough’s housing stock, a much larger share than San Mateo County with 172,988 single-family residential units 24% of the total housing stock. Meanwhile, the average household size is 3.43 persons per household.

Housing Stock Age and Condition
Examining the age of the current housing stock is one way to understand how historical development patterns have contributed to the Town’s built form. The slow pace of housing production in the Bay Area has not satisfied housing demand in the last several decades due to strict and outdated land use and zoning regulations. Additionally, jobs in the Bay Area have recently spiked significantly as the region has become a hub for the tech industry, creating a surge in population. Population growth paired with a lack of housing development has created a housing market that cannot equally meet the needs of the population.

Eighty percent of the housing in Hillsborough was originally constructed prior to 1980. This is consistent with trends seen in the County, where 75 percent (208,938 units) of housing units Countywide were constructed prior to 1980.

Housing that is 30 years old or older, like most of the housing in Hillsborough, is assumed to require some rehabilitation.

Features such as electrical capacity, kitchen amenities, and roofs usually need updating if no prior replacement work has occurred. However, in Hillsborough, homes have been maintained and improved over time and the ACS estimates that about 0% percent of renters and homeowners live in substandard housing conditions or reported lacking a kitchen and/or plumbing.

Staff estimates the total number of units in the Town that need rehabilitation or replacement to be less than four. This estimate is based on information provided by the Town’s Code Enforcement Office and knowledge from the Town’s Building Official on the status of existing homes and projects in the queue. 540
1243
1455
521
219
53 0 500 1,000 1,500
Built 1939 Or Earlier
Built 1940 To 1959
Built 1960 To 1979
Built 1980 To 1999
Built 2000 To 2009
Built 2010 Or Later
Number of Units
Housing Units by Year Built
Figure 5.23: Housing Units by Year Unit
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Housing Tenure in Hillsborough
The tenure distribution of a community’s housing stock (owner occupied versus renter occupied) influences several aspects of the local housing market. Homeownership can stabilize the housing market by allowing households to reside in the community in the long-term, however, a substantial share of housing available for rent is also advantageous in that it allows new residents to move into the community and enables more households to access housing who might not be able to otherwise. Tenure preferences are primarily related to household income, composition, and age of the householder. As a result, housing cost burden is far more prevalent among renters. Between 2015 and 2019, 3,389 (93%) of Hillsborough’s housing stock was owner-occupied, while 244 units (7%) were renter-occupied and has increased from 3,530 Owner Occupied households and 159 Renter Occupied households in 2000 (Figure 5.24: Housing Tenure). This rate of homeownership is substantially higher than the countywide rate (60% owner-occupied). 3,530
159
3,490
203
3,389
244
0 500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
Owner Occupied Renter Occupied
Households
Housing Tenure 2000-2019
2000 2010 2019
Figure 5.24: Housing Tenure (2000-2019)
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Renter-ocupied households were slightly larger than owner-occupied households in Hillsborough (Figure 5.25: Tenure by Household Size). Among those who rented their homes between 2015 and 2019, 68% lived in homes with 3 or more persons per household, compared to 51% for the owner-households.
259
1,369
573
621
567
40 38 36 53 77
0 200
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1 Person Household 2 Person Household 3 Person Household 4 Person Household 5 Or More Person Household
Households
Household Tenure by Household Size
Owner Occupied Renter Occupied
Figure 5.25: Household Tenure by Household Size
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Housing Tenure by Race
Race and ethnicities show large differences in homeownership rates in the Bay Area, and nationwide due to differences in income and wealth and historic federal state and local land use and zoning policies. These policies have traditionally limited access to homeownership for communities of color, while enabling homeownership for white residents. They have also limited access to reside in certain communities. These disparities are still prevalent today as the resulting impacts from these policies are evident in our communities, despite many racially driven land use and zoning policies seizing, such as redlining.

In Hillsborough, 59% of Black households, 95% of Asian households, 79% of Latinx households and 93% of White households own their homes. Additionally, recent changes to state law require local jurisdictions to examine these dynamics and other fair housing issues when updating their Housing Elements
11 1122
24 51
126
2106
2080
0 65
17 14
11 151
137
0 500 1,000 1,500 2,000
American Indian or Alaska Native (Hispanic and Non-Hispanic) Asian / API (Hispanic and Non-Hispanic)
Black or African American (Hispanic and Non-Hispanic)
Hispanic or Latinx
Other Race or Multiple Races (Hispanic and Non-Hispanic) White (Hispanic and Non-Hispanic)
White, Non-Hispanic
Households
Household Tenure by Race
Renter Occupied Owner Occupied
Figure 5.26: Household Tenure by Race
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Housing Tenure by Age
Narrowing down the type of home ownership by age groups that occupy them can expose the housing needs of specific age cohorts.

For example, due to the high cost of housing in the Bay Area, younger age groups may struggle with purchasing a home and are more likely to rent. Senior homeowners who are interested in downsizing may also struggle with the competitive and expensive housing market.

In Hillsborough, 72 renter occupied occupants are between the ages of 25 and 44 which makes up 13.4% of the total renter occupied households for that cohort. At the same time, 40 renter occupied occupants are in the 65+ cohort which makes up 3.2 % of the total households in this cohort.
82%
87% 90%
96% 97% 100% 97%
89%
18%
13% 10% 11%
0%
10%
20%
30%
40%
50%
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70%
80%
90%
100%
Age 15-24 Age 25-34 Age 35-44 Age 45-54 Age 55-59 Age 60-64 Age 65-74 Age 75-84 Age 85+ Percent of Households
Housing Tenure by Age
Owner Occupied Renter Occupied
Figure 5.27: Household Tenure by Age
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Housing Tenure by Year Moved to Current Residence
As inflation affects the housing market, analyzing the type of home ownership by the year occupants moved to their current residences can help understand housing needs for the next planning cycle.

The number of owner-occupied households has decreased from 925 households for residents who moved into their households before the year of 1989 which is 96% of total households for these years, to 107 owner occupied households for residents who moved into their households during the year of 2017 or later, which is 67% of total households during these years (Figure 5.28: Year Moved to Current Residence).
96% 100% 98%
86% 81%
67%
14% 19%
33%
0%
10%
20%
30%
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100%
Moved In 1989 Or
Earlier
Moved In 1990 To
1999
Moved In 2000 To
2009
Moved In 2010 To
2014
Moved In 2015 To
2016
Moved In 2017 Or
Later
Percent of Households
Housing Tenure by Year Moved to Current Residence
Owner Occupied Renter Occupied
Figure 5.28: Household Tenure by Year Moved to Current Residence Hillsborough Housing Element | Housing Needs Assessment Prepared by Houseal Lavigne
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Household income level by Tenure
There are large income gaps between homeowners and renters in the Bay Area region. The need for affordable housing exceeds the amount of housing available for low-income renters. In Hillsborough, the largest proportion of renters falls within the Greater than 100% of AMI income group with 195 renters. This number of renters reflects 74% of the total number of renters in Hillsborough.

Consistently, the largest proportion of homeowners also falls in the Greater than 100% of AMI group with 2,679 homeowners. This number reflects 78% of the total number of homeowners in Hillsborough (Figure 5.29: Household Income Level by Tenure). 220
135
250
129
2,679
30 40
195
0 500 1,000 1,500 2,000 2,500 3,000
0%-30% of AMI
31%-50% of AMI
51%-80% of AMI
81%-100% of AMI
Greater than 100% of AMI
Households
Household Income Level by Tenure
Renter Occupied Owner Occupied
Figure 5.29: Household Income Level by Tenure
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Housing Tenure by Housing Type
Single family residential households make up the majority of residential zoning in the Bay Area Region. In general, the cost of living in a detached single-family house is higher than multi-family residential units, and the capacity to house more community members decreases with the lack of density. In Hillsborough, 97% or 3,537 of the total 3,633 total households are detached single family homes. 93% of single-family residential units are owner-occupied while 54% of non-single-family housing units are owner occupied. 94%
54%
100%
6%
100%
46%
0%
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20%
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100%
Detached Single-Family
Homes
Attached Single-Family
Homes
Multi-Family Housing Mobile Homes Boat, RV, Van, or Other Percent of Households
Housing Tenure by Housing Type
Owner Occupied Renter Occupied
Figure 5.30: Household Tenure by Housing Type
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Households by Displacement Risk and Tenure
As housing prices continue to rise, paired with the slow pace of home building in the Bay Area, many low- and middle-income residents experience displacement. Displacement occurs when a community becomes too expensive for current residents to afford due to gentrification and they are forced out of their home neighborhood.

The University of California, Berkeley has mapped Bay Area neighborhoods by their vulnerability to gentrification. According to UC Berkeley, 0% of households in Hillsborough are in neighborhoods that are at risk of experiencing displacement or are currently experiencing displacement.

The Urban Displacement Project has mapped gentrification and displacement in the Bay Area and shows that Hillsborough shows no risk of gentrification or displacement and is mapped as stable/advanced exclusive housing.

Some neighborhoods in the Bay Area do not have housing affordability that caters to a diverse workforce. According to UC Berkeley, 100% of households live in neighborhoods that are exclusive to low-income households due to exclusive household costs.

In Hillsborough, 0% of owner occupied and renter occupied households are susceptible to or at risk of experiencing displacement, at risk of experiencing gentrification or are stable moderate/mixed income. At the same time, 100% of owner occupied and renter occupied households are at risk of experiencing exclusion (Figure 5.31: Households by Displacement Risk and Tenure). 3,388
244
0 500
1,000
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2,000
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4,000
Susceptible to or
Experiencing
Displacement
At risk of or
Experiencing
Gentrification
Stable
Moderate/Mixed
Income
At risk of or
Experiencing Exclusion
Other
Households
Households by Displacement Risk and Tenure
Owner Occupied Renter Occupied
Figure 5.31: Households by Displacement Risk and Tenure Hillsborough Housing Element | Housing Needs Assessment Prepared by Houseal Lavigne
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Housing Vacancy
A certain number of vacant units are needed to moderate the cost of housing, allow sufficient choice for residents, and provide an incentive for unit upkeep and repair. Specifically, according to HCD, a vacancy rate of 1.5% for owner-occupied housing and 5% percent for rental housing are considered optimal to balance demand and supply for housing.

Vacancy rates in Hillsborough are higher than what is considered optimal for a healthy housing market. According to the 2015-2019 ACS, the overall vacancy rate in Hillsborough was 10%, which equates to 398 total vacant units. Specifically, the vacancy rate for owner-occupied housing was 6%, and for renter-occupied housing, 0%. Most of the vacant units in Hillsborough are homes for sale which makes up 50% of all vacant units. 27% are used as seasonal, recreational or occasional use homes while the remaining 23% are in the other category. The category “other” vacancy refers to vacant housing units that do not fall into one of the other categories, including housing held by a janitor or caretaker, or units held vacant for an owner’s personal reasons. In contrast, the current vacancy rate in the Bay Area region is estimated to be 6%.

When vacancy rates are too low, prices are often forced to go up, making it more difficult for low- and moderate-income households to find housing, increasing the incidence of overcrowding. 31%
24%
50%
7%
6%
27%
23%
22%
23%
28%
36%
6% 6%
6% 7%

0.0%

10.0%

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30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%
100.0%
Hillsborough San Mateo County Bay Area
Percent of Vacant Housing Units
Housing Vacancy
For Rent For Sale
For Seasonal, Recreational, Or Occasional Use Other Vacant Rented, Not Occupied Sold, Not Occupied
Figure 5.32: Housing Vacancy
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Housing Costs and Affordability
The cost of housing is directly related to the extent of housing problems in a community. If housing costs are relatively high in comparison to household income, there will be a correspondingly higher prevalence of housing cost burden and overcrowding.

The following summarizes the cost and affordability of the housing stock for Hillsborough residents (Figure 5.33: Home Values of Owner-Occupied Units).
1% 3% 6%
1%
4%
16%
2%
14%
23%
1%
23% 20%
23%
18%
1%
14%
8%
95%
19%
9%

0.0%

10.0%

20.0%

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40.0%

50.0%

60.0%

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90.0%
100.0%
Hillsborough San Mateo County Bay Area
Percent of Owner Occupied Units
Home Values of Owner-Occupied Units
Units Valued Less than $250k Units Valued $250k-$500k Units Valued $500k-$750k Units Valued $750k-$1M Units Valued $1M-$1.5M Units Valued $1M-$2M Units Valued $2M+
Figure 5.33: Home Values of Owner-Occupied Units
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Homeownership Market
Hillsborough’s home values are significantly higher than those in the region, with the average home estimated to cost $4,571,825 by December 2020 according to Zillow and 95% of the housing stock valued at 2M+. In Contrast, the average home value in San Mateo County is estimated to be $1,418,334 with the largest share of units valued $1m-$1.5m and the average home value in the Bay Area is estimated to be $1,077,233 with the largest share of units valued $500k-$750k.

Between 2001 and 2020, average home value in Hillsborough increased 265%, a much higher percent increase compared to prices in San Mateo County and the Bay Area region.

The home sale market (Figure 5.34: Home Asking Prices) continues to rise in Hillsborough, as the as home values in the region have steadily increased since 2000, despite a dip during the great recession. The average home value in December of 2020 ($4,571,825) is significantly higher than the average home value in December of 2012 ($1,961,633) according to the Zillow Home Value Index (ZHVI).
$100,000
$600,000
$1,100,000
$1,600,000
$2,100,000
$2,600,000
$3,100,000
$3,600,000
$4,100,000
$4,600,000
$5,100,000
20012002200320042005200620072008200920102011201220132014201520162017201820192020 Home Asking Prices
Bay Area San Mateo County Hillsborough
Figure 5.34: Home Asking Prices
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Rental Market
While renter-occupied units comprise only about 6% of the housing stock in Hillsborough, it is still important to understand the rental market. Rental price information was collected for the 4 apartment complexes within the Town with units for rent, as detailed in Zillow data pulled in April 2022. At the time of this research, the median rent was $3,200.

Consistent with recent increasing home values in the Bay Area Region, rent has also shown upward trends in the last couple of decades. This has resulted in displacement, evictions and renters being priced out before they can even move to an area, particularly communities of color. Many community members are subjected to living far from work, schools and community amenities and take long commutes to get there. Some move out of the region or even out of the State. Understanding rent trends in a community is important to determining a need for more affordable rental units to promote inclusivity. Including more housing where more community members can afford to live where they work will also create a more sustainable future as commute times and traffic will decrease significantly.

In Hillsborough, the largest portion of rental units cost $3,000 or more per month, making up 42% of rental units. This is followed by rental units ranging from $2,500-3,000 per month, making up 23% of rental units. San Mateo County also consists of mostly rental units at $3,000 or more per month with 22% of rental units in this category, contrasting with the Bay Area as a whole, consisting of 23% of rental units in the $1,500-2,000 category.
3%
6% 6% 4%
10%
6%
12%
19% 17%
22% 23%
5%
21%
17%
23%
16%
12%
42%
22%
13%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

35.0%

40.0%

45.0%
Hillsborough San Mateo County Bay Area
Percent of Rental Units
Rental Market
Rent less than $500 Rent $500-$1000 Rent $1000-$1500 Rent $1500-$2000 Rent $2000-$2500 Rent $2500-$3000 Rent $3000 or more
Figure 5.35: Rental Market
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Housing Affordability By Household Income
While Figure 5.35: Rental Rates breaks down average rental price and the price range for rental units by size, the ACS also allows for the analysis of Hillsborough’s 244 renter households (for which income data are available) by spending on rent by income bracket (dollar amounts). As one might expect, the general trend is that low-income households spend a higher share of income on housing (e.g. over 50%) while high-income households are more likely to spend under 20% of income on housing.

Housing affordability is dependent upon income and housing costs. Using set income guidelines, current housing affordability can be estimated. According to the HCD income guidelines for 2021, the Area Median Income (AMI) in San Mateo County was $149,600 for a household of four. If the potential homebuyer has sufficient credit and down payment (10%) and spends no greater than 30% of their income on housing expenses (i.e. mortgage, taxes and insurance, the maximum affordable home price can be determined).

Similar assumptions allow us to determine the maximum affordable rental rate for a given income level. Households in the lower end of each category can afford less by comparison than those at the upper end. The market-affordability of San Mateo County’s housing stock for each income group is discussed below.

Extremely Low-Income Households
Extremely low-income households earn 30% or less of the AMI. The estimated maximum affordable rental payment ranges from $959 per month for a one-person household to $1,590 per month for a 6-person household apartment. The maximum affordable home purchase price for very low-income households ranges from $130,009 for a one-person household to $175,652 for a fiveperson household. Extremely low-income households generally cannot afford housing at market rate.

Very Low-Income Households
Very low-income households are classified as those earning 50% or less of the AMI. The estimated maximum affordable rental payment ranges from $1,598 per month for a one-person household to $2,650 per month for a family of five. The maximum affordable home purchase price for very low-income households ranges from $63,950 for a one-person household to $91,350 for a five-person household. Based on the rental data presented in Table CP-25: Apartment Rental Rates and Table CP-26: Housing Affordability matrix San Mateo County (2020), very low-income households of all sizes would be unlikely to secure adequately sized and affordable rental housing in San Mateo County.

Low-Income Households
Low-income households earn 51% to 80% of the County AMI. The estimated maximum home price a low-income household can afford ranges from $233,862 for a one-person household to $335,821 for a five-person household. Affordable rental rates for low-income households would range from $2,558 for a one-person household to $4,240 for a five-person household.

Low-income households could not afford adequately sized homes listed for-sale in August 2020. Despite a higher income, low-income households do not have a better chance in securing an adequately sized and affordable rental housing unit as rental units range from $1,495-1,755 for one-bedroom units to $2,750 for three-bedroom units and are out of the affordable rent price (Figure

5.35: Rental Rates).

Moderate-Income Households
Moderate income households earn up to 120% of the County AMI. The estimated maximum affordable home price for moderate income households ranges from $290,392 for a one-person household to $422,971 for a family of five. A moderate-income household can afford rental rates of $3,141 to $5,205 per month depending on household size.

Based on the rental and for-sale housing market data presented in Figure 5.34: Home Asking Prices and Figure 5.35: Rental Rates, moderate income households can afford to rent some of the apartments advertised in September 2020 but not purchase adequately sized homes. For example, asking prices for a four-bedroom home (an adequately sized home to avoid overcrowding) range from $525,000 to $1.3 million (Figure 5.34: Home Asking Prices (August 2020)). This far exceeds the affordable purchase price for large households. This table does include some single- family home and condo/townhome listings that meet the affordable price for large families, but do not have adequate rooms to avoid overcrowding.

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Project-Based Rental Housing Assistance
Project-based rental housing assistance includes affordable housing that receives public subsidies in return for long-term affordability controls.

Housing Assisted Housing Inventory
The Town of Hillsborough has no project-based rental housing. However, according to a Housing Element Advisory Committee (HEAC) meeting on January 25, 2022, Town Staff responded to questions regarding meeting RHNA numbers and existing affordable units in Hillsborough and stated the Town has met all its Cycle 5 very low and low-income units through ADU’s.

Evaluation of Preservation Options
State law requires that the Town identify, analyze, and propose programs to preserve existing affordable multifamily rental units that are eligible to convert to market rate rents due to termination of subsidy contracts, mortgage prepayment, or expiring deed restrictions during the 10-year period starting June 15, 2022. Consistent with State law, the following identifies publicly assisted housing units in Hillsborough and analyzes their potential to convert to market rate housing uses.

While 0 Publicly Assisted Affordable Housing units are at risk of conversion within 10 years of the start of the 6th Cycle planning period, from 2021 to 2029, the following analyzes two options to preserve affordable units at risk of conversion to market rents including:
• Monitoring Program to maintain the Town’s affordable housing stock; and • Provide an overview of the State’s no net loss buffer of 20% At-Risk Affordable Units
Existing housing that receives governmental assistance is often a significant source of affordable housing in many communities.

Hillsborough has 0 publicly assisted housing developments.

Affordable Housing Monitoring Program
The first option for preserving affordable units is to replace the HUD rental vouchers given to each tenant or the payment subsidies given to each property owner. The cost of replacing subsidies depends on the fair market rent for the unit and the household income level of the tenant. Typically, the subsidy is the difference between what a household can afford to pay and fair market rent for the unit. Replacing the rental subsidies for senior housing - assuming all the units are occupied by very low-income households - would cost approximately $62.5 million over 25 years. For family housing, the subsidy (assuming all units are occupied by low-income households) would be approximately $24.6 million. Significant variation in these amounts is possible depending on the actual income level of the residents.

This option assumes the property owner accepts a subsidy that guarantees fair market rent. In some cases, property owners may decline. Although this subsidy would guarantee the long-term affordability of the unit, the cost could increase over time as market pressures push rents higher and require the Town to increase the rental subsidies. Generally, this option is a short-term fix to a longterm problem and is not considered a sustainable solution.

No Net Loss Buffer
The second option for preserving affordable units is to replace the affordable units by constructing new affordable units. This option would entail finding suitable sites, purchasing land, negotiating with a developer, and obtaining financing.The final cost depends on whether the builder must purchase land (or whether the Town can transfer the land at a subsidized price), and whether the Town or private developer’s initial financial contribution can be leveraged with other funding sources.

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Program Efforts to Preserve At-Risk Units
While there are currently no at-risk units in Hillsborough, the San Mateo County Housing Authority developed the following programs to address the preservation of assisted units. In 2016, the County created the Affordable Rental Acquisition and Preservation Program (ARAPP), a sub-fund within the Counties Affordable Housing Fund to authorize $10 million from Measure K funding to acquire and preserve the affordability of existing affordable units in the County. However, as of March 30, 2019, there is zero funding available for ARAPP.

Estimates of Housing Needs
The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census for HUD provides detailed information on housing needs by income level for different types of households in Hillsborough. Based on CHAS, housing problems in Hillsborough include:
• Housing units built in 1979 or earlier;
• Rent and home values exceeding the Bay Area and San Mateo County housing averages; • Housing cost burden, including utilities, exceeding 30% of gross income; or • Senior households experiencing housing cost burden, exceeding 30% of gross income.

Disproportionate Needs
The types of problems vary according to household income, type, and tenure. Some highlights include:
• While older homes do not determine poor housing standards, the majority (80%) of housing units are built in 1979 of earlier. • Nearly all (95%) of owner-occupied homes in Hillsborough are valued at $2 million or more, which is 76% more than homes in San Mateo County (19%) worth $2 million or more, and 86% more than homes in the Bay Area (9%) worth $2 million or more. • Almost half (42%) of renter-occupied units in Hillsborough have rents costing $3,000 or more. This is 20% more than the renter-occupied units in San Mateo County with rents costing $3,000 or more (22%), and 29% more than the renter-occupied units in the Bay Area with rents costing $3,000 or more (13%). • Out of the 1,405 seniors in Hillsborough, 295 seniors, or 20%, experience housing cost burden, where residents have 80% or less AMI and 30% or more of income is used for housing.

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Opportunities for Energy Conservation
Hillsborough encourages its residents to become energy efficient, starting with their own homes.

The Town continues in its efforts to be a more sustainable community and has been a member of the International Council for Local Environmental Initiatives (ICLEI), Cities for Climate Protection for ## years. ICLEI works collaboratively with municipalities to reduce greenhouse gas emissions. Through this collaboration, the Town completed a greenhouse gas inventory of Hillsborough’s residential, municipal, and solid waste sectors and their GHG emissions. The Council also established a Sustainable Hillsborough Task Force (SHTF, 2007). The SHTF comprises members of the public, building professionals, ADRB and Council Representatives, and staff.

Armed with information from the GHG inventory, the SHTF identified and prioritized programs and policies to reduce GHG emissions, and prepared a comprehensive Sustainable Hillsborough Plan as a roadmap to sustainable programs and policies. The Plan has policies and programs that reduce energy consumption and costs, reduce greenhouse gas emissions (GHG), expand renewable energy, and reduce water consumption and other natural resources.

The Town of Hillsborough enforces current State standards for energy efficiency in new construction. All new construction must conform with the State of California’s residential building standards for energy efficiency (Title 24 of the California Administrative Code). Title 24 Standards were established in 1978 to ensure that all new construction meets a minimum level of energy efficiency standards. Title 24 is updated regularly.

Proposals for new houses and major additions in Hillsborough are required to be accompanied by a landscape plan, including a 2:1 replacement schedule for any trees requiring a permit to be removed (with some exceptions, as recommended by a certified arborist). In addition, a tree removal permit is required when trees greater than 36” in diameter are removed. The Town recognizes that homeowners can save up to 25 percent of a household’s energy consumption for heating and cooling with the proper siting of trees to allow sun exposure in the winter and shade in the summer.

The Town has been a leader in sustainability in the Bay Area with its green policies and programs. In 1998, Hillsborough was the first San Mateo County jurisdiction to approve a “C&D policy” and an ordinance requiring the recycling and salvaging of construction and demolition materials. The ordinance, which requires approved Waste Reduction Plans for building and demolition projects prior to permit issuance, reduces the number of materials going to landfills and conserves energy through the reuse and recycling of materials. Town staff monitors and enforces the C&D Recycling Program14 which, since 2002, has annually diverted an estimated 73 percent of C&D materials from construction projects. The program emphasizes “deconstruction” and salvage to find the highestand-best uses for materials removed from Hillsborough building sites.

Pacific Gas and Electric Company (PG&E), which supplies all of the electric and gas service to the Town, offers an assortment of programs that provide residents with the opportunity for energy conservation. The State Energy Commission also offers rebate programs and other programs for low-income residents. As part of its recent broader sustainability initiatives, the Town of Hillsborough eliminated its $500 solar fee and partnered with SolarCity to offer residents a Community Solar Program. The program—which operated from January 10 to April 10, 2009—was designed to educate the consumer and facilitate the transformation of Hillsborough to clean energy. To do so, the program coupled an outreach campaign with discounts and other techniques to incentivize solar adoption. In addition to exclusive discounts on purchased systems, homeowners had the option of leasing their solar systems for no upfront cost and a monthly lease fee. The results were an immediate reduction in residential energy utility bills and a shift toward a more sustainable community powered by clean energy.

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HOUSING

CONSTRAINTS

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Introduction
Statue requires that an update to a jurisdiction’s Housing Element includes an assessment of housing constraints—specifically constraints to the production of housing for persons of all income levels and disabilities—as such an assessment might provide a basis for actions that local governments can take to offset such effects. The Town of Hillsborough is committed to supporting the development of adequate housing at all income levels, and in tandem with this commitment is the reality that various factors exist which constrain the development of such housing in the Bay Area. These factors can include governmental constraints (e.g., zoning and other similar development standards), and non-governmental constraints (e.g., the cost of development and the availability of readily developable land.)
Governmental Constraints
Land Use Constraints
Local ordinances and policies are intended to protect the health, safety, and general welfare of residents; however, it is necessary to periodically evaluate these ordinances and policies to ensure that they are accomplishing their intended purpose while not imposing a barrier to inclusive housing development.

General Plan
The Town of Hillsborough incorporated in 1910. One of the reasons that the founders of the Town originally decided to incorporate was to preserve the character of the community. This desire to preserve the character continues today. Hillsborough is a community that is proud of its low density and primarily single-family residential character. The Town of Hillsborough updated its General Plan in 2005. Even at that time, the plan indicated that the lack of available land as a constraint to housing development. Most of the town is developed to the density allowed by the General Plan. Development is further constrained due to limited land use categories. The General Plan's four basic land use designations include: Residential (R), Public Facilities and Services (PFS), Private Schools (PS), Open Space and Conservation (OSC), Private Recreational (PR).

Currently, the General Plan’s limited definition of Residential land use is a constraint to housing diversity. To remedy this, Hillsborough will update its General Plan to align with the Housing Element and proposed changes to allowed housing types as discussed in the Housing Opportunities section of this document.

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Zoning Ordinance
The Town of Hillsborough is unique compared to other cities in California in that it consists mainly of low density single-family residential development, with a minimum lot size of ½ acre, with no commercial or industrial uses. The zoning ordinance is adopted to implement the goals, objectives, policies, and programs of the General Plan and to manage future growth and development in accordance with that plan. Priorities of the zoning ordinance include; conservation of natural resources, natural beauty, and significant environmental amenities of the town; preserving adequate light, air, privacy, and open space for each dwelling; and retaining the scale and character of existing residential neighborhoods.

The only non-residential uses within the Town are public facilities, parks and open space land, private and public schools, the Burlingame Country Club (BCC) and the Hillsborough Racquet Club. The zoning categories reflect the Town's low-density residential, large lot, single-family character. Commercial and industrial land uses are prohibited.

The development standards require large setbacks, restrictions on impervious/structural lot coverage ratios, and height limitations. The code requires a minimum net lot area of ½ acre (21,780 square feet) and a minimum continuous street frontage for each lot of 150 feet. This regulation limits the number of lots that qualify for a subdivision. The potential development on vacant lots is limited by the maximum allowed density of one single-family dwelling per ½ acre. The Zoning Ordinance is easily accessible on the Town Website as it is hosted by Municode.

ADU Standards
The Town has seen an increase in the development of accessory dwelling and junior accessory dwelling units (ADUs/JADUs) with three-year trend of an average of 49 ADU building permits issued per year. The Town has established three tiers of review for ADUs; ministerial review, ADU Permit Review, and an ADU Exception Review. The ministerial review is consistent with State Law, for ADUs that are limited to 800 square feet of floor area, 16 feet in height (unless otherwise allowed under state law), and setbacks of 4 feet or more. The ADU Permit Review is for ADUs that exceed the limitations of the ministerial review in terms of square footage, height, and/or setbacks, but comply with all of the objective standards outlined in HMC Section 17.52. The ADU Exception Review is for An ADU or JADU that does not comply with every applicable standard in Section 17.52.020. The applicant may opt into the exception review and request a discretionary design review of the ADU or JADU. Information referring to the ADU requirements within Hillsborough is located on the Town’s website. The website gives a comprehensive review of the ADU requirements for the Town of Hillsborough. Included on the website is the ADU Application and Building Permit Application, as well as a helpful flowchart which outlines the process from start to finish for construction of an ADU.

Hillside Development Standards
The potential for new units is also limited by the Town’s “Hillside Development Standard.” In order to retain the scenic quality of hillsides and reduce the hazards to persons and property from erosion and landslides, allowable density is reduced on a sliding-scale basis for sites with slopes greater than 10 percent according to the degree of slope. This scale ranges from 2 units per acre on slopes of less than 10 percent to 0.5 units per acre on slopes greater than 40 percent. Currently, the slope-density requirement is a constraint to housing development. To remedy this, the Town’s proposed Housing Plan outlined in this document includes an Action

1.1(b) to analyze the increased subdivision opportunities created by updating chapter 16 of the Hillsborough Municipal Code (Subdivisions) and modify existing subdivision standards pertaining to average slope and minimum lot size in a manner that protects public safety and considers the potential erosion and landslide hazards on steeply sloped sites.

All the Hillside Development Standards are located in the Residential Design Guidelines which were adopted in 2004 and amended in 2006. The Residential Design Guidelines include information about styles, site planning, facades, roofs, windows and doors, landscaping, and materials and finishes among others. These guidelines are located on the Town Website under the Planning Division.

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Summary of Zoning Ordinance Related Housing Constraints On- and Off-site Improvements
Hillsborough does not require sidewalks; however, for new construction and substantial remodeling (50% of the existing structure or more), the Town requires the installation of a parking strip along the street frontage. Because most future housing will be constructed on infill lots where streets are already in place, the street improvement requirement will not be a significant constraint to the construction of new housing. For new subdivisions, all streets within the subdivision and one-half of the width of streets adjacent to the subdivision are the responsibility of the developer.

Developers are also required to provide water and connections to sewer and storm drainage facilities. The associated fees include; Sewer Capital Construction Development Fee (per lot), Water Capital Construction Development Fee (per lot), Water Meter Upgrade and Service Tap, Grading Permit (per lot), Grading Bond Deposit (per lot, based on Applicant’s Engineer's Estimate for Grading and Erosion Control), Erosion Control (per lot), and an Encroachment Permit (per lot). These are not considered constraints to housing development because they are necessary to safe and sanitary housing and are generally required in all other cities in San Mateo County.

Table 6.1: Zoning Ordinance Related Housing Constraints Standard Constraint? Explanation
Related Policy,
Goal, and/or
Action
Permitted Uses Yes
Currently, multifamily housing is only allowed on institutional sites in Hillsborough including the private and public schools and Burlingame Country Club. Elsewhere in the community, the only housing types allowed are single-family detached homes, ADUs, and JADUs. This is a constraint to the development of a variety of housing types. To address this, the Town will amend the its zoning regulations to accommodate a variety of housing types.

Goal 1.5
Setbacks Yes
Currently, the required side yard setback for all development is 20 feet. This is a constraint to the development housing. To address this, the Town will amend the its zoning regulations to accommodate a variety of housing types.

Goal 1.5
Height
Limitations Yes
Currently, the maximum allowed building height is 32 feet. This is a constraint to the development of a variety of housing types. To address this, the Town will amend the its zoning regulations to accommodate a variety of housing types.

Goal 1.5
Residential
Structure Size Yes
Currently, the minimum required square footage of a single-family detached home is 2,500 square feet. This is a constraint to the development of development of a variety of housing types. To address this, the Town will amend its zoning ordinance to eliminate the minimum residential structure size requirement.

Action 1.5(b)
Parking Yes
Currently, Hillsborough requires a minimum of two garage parking spaces for every dwelling. This is a constraint to the development of housing. To address this, the Town will amend its zoning ordinance to establish a High Density Housing Overlay District that will allow a reduction in required parking. Additionally, the Town will amend its zoning ordinance to comply with AB-2097 which requires the elimination of parking requirements in transit-rich areas.

Action 1.4(e)
Hillside
Development Yes
Currently, the Town requires an increase in total lot area based on the slope of a parcel.

This is a constraint to the development of housing. To address this, the Town will amend its hillside development standards after conducting a thorough assessment to ensure public safety remains protected.

Action 1.1(b)
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Permit Processing Times
Housing is developed in Hillsborough through the subdivision of larger parcels, construction of individual houses on existing lots (both replacement of older homes, additions to existing homes, and net-new homes), and construction of accessory dwelling units and junior accessory dwelling units. Planning review for land use entitlement and Building review to ensure that all pertinent life/ health/safety codes are met for the structure(s) can be obtained on average in approximately six to nine months. If an applicant proposes to create new lots via the subdivision process this timeline is extended depending on the scope and complexity of the subdivision. Obtaining approval of a subdivision map requires on average four to six months, and, if required, an Environmental Impact Report often takes up to a year. The Town processes subdivisions and building permits as efficiently as possible and continually reviews processes and procedures to enhance permit streamlining wherever feasible.

Given the volume of single-family home developments in Town, staff is continuously evaluating and streamlining the review process to ensure a comprehensive & consistent process, transparent review timelines, sufficient time for reviews by other departments, enhanced neighbor notification and awareness, and compliance with SB 330.

The review process for a typical single-family home is as follows:
• Step 1: A pre-application meeting with the project planner. Staff will work with the applicant to identify any potential challenges early in the process and outline the necessary documents and reviews required; such as Historical Review, Environmental Review, Topography, Tree Removal, Biological Constraints, etc. • Step 2: Project “Road-map”. After the pre-application meeting, the project planner will provide the applicant with a memo summarizing the items discussed during the pre-application meeting and outlining all required information and process for design review approval.
• Step 3: Application submittal & Completeness Check. After the above steps have been completed, applicant will submit the complete application package to the Planning Division. The project planner will review its contents and respond in writing to the applicant, via email, within 30 calendar days of submittal, either deeming the application “complete” or “incomplete”. If this written notification indicates the application is “incomplete”, staff will provide detailed instructions for completing your application.
• Step 4: Detailed Analysis. Once the application has been deemed “complete”, staff will begin a detailed analysis of the project.

As part of this analysis, the proposed plans will be routed to various departments for review, as outlined in the project “road map” memo.
• Step 5: ADRB Review. Once staff has determined that that the project submittal adequately adheres to the Town’s regulation, standards and policies, the project will be scheduled for review and approval by the Town’s Architecture and Design Review Board (ADRB).

The Building & Planning Department of the Town of Hillsborough has implemented permit streamlining processes for ministerial reviews of accessory dwelling units, which do not require discretionary planning review, and SB 9 applications, in an effort to encourage the development of smaller, more affordable units. The Town is in the process of updating its permit applications to ensure consistency with The Housing Crisis Act of 2019 (SB 330), and has entered into contract with a permit tracking software vendor to update its permit application tracking software. This cloud-based update will be complete in early 2023, allowing for 24/7 permit applications and payment of fees for both Planning and Building permit applications. Like all jurisdictions in California, the Town is subject to the Subdivision Map Act and California Environmental Quality Act (CEQA), and as such, must adhere to the statutory timelines outlined in the Act, regardless of impacts to the timeline for review of housing development projects, or additional costs. As such, these impacts are out of the control of the Town. They are noted here as affecting development, but are not viewed as a local governmental constraint for the purposes of this analysis. Requirements under SB 35 are not currently applicable in Hillsborough, as the Town has issued building permits exceeding its RHNA 5 allocation.

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Pollutant Discharge
The federal government, under the 1974 Clean Water Act, implemented the National Pollutant Discharge Elimination System (NPDES), a permit system regulating water discharge. Local jurisdictions are responsible for obtaining a permit and for enacting implementation measures to maintain compliance with the permit.

Like all jurisdictions in California, the Town is subject to the Clean Water Act and the related NPDES permit, regardless of impacts to the timeline for review of housing development projects, or additional costs. As such, these impacts are out of the control of the Town. They are noted here as affecting development, but are not viewed as a local governmental constraint for the purposes of this analysis. In an effort to expedite the process as much as possible, the County of San Mateo and all 20 county jurisdictions have joined together to have NPDES permits issued to the City/County Association of Governments (C/CAG). Permit regulations can significantly limit the developable area of any given parcel and may also increase the costs of residential development.

Codes and Enforcement
Hillsborough regularly adopts the latest edition of the California Building Code (CBC) to ensure the health and safety of residents of newly constructed housing, most recently in December 2022. The Town enforces the building code through its Building Division, ensuring that that all new residences, additions, accessory structures, etc., meet current construction and safety standards. Inspections and approvals are completed promptly and do not add unnecessary delays in the construction of new housing.

The Town has a dedicated code enforcement officer, who works closely with the Building Division on any land use or construction enforcement. Additionally, the Town has a construction inspection program to monitor active construction sites and respond to complaints and violations related to noise, construction activity without a Building Permit, and parking of construction vehicles.

The code enforcement program does not pose a constraint to housing development, maintenance or the supply and affordability of housing. Like all jurisdictions in California, the Town is subject to the CBC, regardless of impacts to the timeline for review of housing development projects, or additional costs. As such, these impacts are out of the control of the Town. They are noted here as affecting development, but are not viewed as a local governmental constraint for the purposes of this analysis.

Table 6.2: Processing Times in Months
Jursidiction ADU Process Ministerial
By-Right
Discretionary
By-Right
Discretionary
(Hearing Officer
if Applicable)
Discretionary
(Planning
Commission)
Discretionary
(City Council)
Atherton 1 to 2 1 to 3 2 to 4 N/A 2 to 4 2 to 6
Brisbane 1 to 2 2 to 6 N/A N/A 4 to 12 6 to 14
Burlingame 1 to 2 2 to 3 2 to 3 N/A
3-4 standard
project; 12 major
project
13 months
Colma 1 to 2 1 to 2 1 to 3 2 to 4 N/A 4 to 8
Daly City 1 to 2 2 to 4 N/A N/A 4 to 8 8 to 12
East Palo Alto 1 to 3 1 to 3 3 to 6 3 to 6 6 to 12 8 to 16 Foster City 1 to 2 1 to 2 1 to 2 3 to 6 6 to 12
Half Moon Bay - 1 to 2 2 to 4 3 to 6 4 to 12 6 to 15
Hillsborough 0 to 2 1 to 2 2 to 4 2 to 4 4 to 8 6 to 12 Millbrae 0 to 2 3 to 6 1 to 3 3 to 8 3 to 8 4 to 9
Pacifica 1 to 2 2 to 3 4 to 5 5 to 6 5 to 6 7 to 8
Redwood City 2 to 3 3 to 4 N/A 8 to 10 12 to 18 18 to 24 San Bruno 2 3 to 6 N/A 3 to 6 9 to 24 9 to 24
San Carlos - 4 to 6 2 to 4 6 to 12 6 to 12 8 to 12
San Mateo 4 to 8 1 to 2 4 to 7 N/A 9 to 12 9 to 13
South San Francisco 1 1 2 to 3 2 to 3 3 to 6 6 to 9
Unincorporated San
Mateo 1 to 3 3 to 6 4 to 9 6 to 12 6 to 18 9 to 24
Woodside 1 to 2 1 to 2 N/A N/A 2 to 6 3 to 8
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Fees
Local governments typically assess a variety of different types of residential development fees. These include planning application fees, building permit and related fees, and capital facilities fees. Fees are intended only to recover costs to the Town for the review of development applications, and are not a profit-generating venture.

Residential planning and building fees are broadly required by all jurisdictions in San Mateo County, and most jurisdictions throughout the state. In general, the data suggests that jurisdiction-imposed fees represent a small percentage of the overall cost to develop new housing. The availability and cost of housing is strongly influenced by market factors over which local government has little or no control. They are noted here as affecting development but are not viewed as a significant governmental constraint.

Table 6.3 (below) compares fees for construction of new single-family homes with fees in other San Mateo County cities for which data was available in 2022. Hillsborough’s fees are about the median range, but significantly lower than several other jurisdictions in the County. The Hillsborough Fee Schedule is posted on their website and is updated yearly to reflect any changes. To view the current fee schedule visit this link.

Table 6.3: Single Family Fees by Jurisdiction
Jurisdiction Entitlement Fees Building Permit Fees Impact Fees Other Fees Total Atherton 1,520 13,363 0 1,058 15,941
Brisbane 0 4,300 10,608 10,032 24,940
Burlingame 3,645 49,500 16,280 0 69,425
Colma 0 6,760 0 0 6,760
Daly City 0 19,128 5,074 0 24,202
East Palo Alto 6,342 9,090 25,859 39,576 80,867
Foster City 3,000 64,886 0 0 67,886
Half Moon Bay 4,019 3,750 36,500 8,300 52,569
Hillsborough 7,589 42,460 11,509 0 61,558
Millbrae 7,397 19,050 71,309 0 97,756
Pacifica 11,000 10,803 11,922 0 33,725
Portola Valley 15,954 30,753 0 6,216 52,923
Redwood City 1,493 4,952 14,350 0 20,795
San Bruno 5,000 28,000 25,209 0 58,209
San Carlos 13,604 32,096 26,346 0 72,046
San Mateo 4,979 33,844 50,180 0 89,003
South San Francisco 1,490 24,932 54,944 0 81,366
Unincorporated San Mateo 420 28,013 7,996 0 36,429
Woodside 1,980 35,497 33,480 0 70,957
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Table 6.4 (below) compares impact fees for construction of new single-family homes with impact fees in other San Mateo County cities for which data was available in 2022. Hillsborough currently only charges one impact fee; a Construction Vehicle Impact Fee.

Table 6.4: Housing Impact Fees in San Mateo County
Impact Fees Charged Jurisdictions Number of Jxs
Traffic/Transportation East Palo Alto, Half Moon Bay, Pacifica, Redwood City, San Mateo City, South San Francisco, Unincorporated San Mateo, Woodside 8
Schools Brisbane, Daly City, Foster City, Hillsborough, Millbrae, South San Francisco, Woodside 7
Water/Sewer/Stormwater Burlingame, East Palo Alto, Half Moon Bay, Pacifica, Redwood City, San Mateo City, South San Francisco 7
Parks Brisbane, East Palo Alto, Half Moon Bay, Pacifica, Redwood City, San Mateo City, South San Francisco 7
Public Facilities/Capital
Improvements Burlingame, East Palo Alto, Half Moon Bay, Pacifica 4 In-Lieu/Affordable Housing Burlingame, Redwood City, Unincorporated San Mateo 3 Development Colma, Millbrae, San Bruno 3
Childcare San Mateo City, South San Francisco 2
Public Art San Mateo City 1
Public Safety South San Francisco 1
Library South San Francisco 1
AB Daly City 1
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Housing for Persons with Disabilities
Both the federal Fair Housing Amendments Act of 1988 and the California Fair Employment and Housing Act impose an affirmative duty on local governments to make reasonable accommodations (i.e. modifications or exceptions) in their zoning and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling. Housing that is accessible to people with disabilities has been identified as a special housing need in the town's housing element since 2002. Chapter 17.42 of the Hillsborough Municipal Code entitled “Reasonable Housing Under the Fair Housing Acts” provides reasonable accommodation to people with disabilities and complies with the Fair Housing Amendments Act and the California Fair Employment and Housing Act in the application of the Town’s zoning, land use laws, regulations, rules, standards, policies, procedures, and practices. Reasonable accommodation may be requested when the application of a Land Use Rule acts as a barrier to fair housing.

Zoning
A request for reasonable accommodation may include a request for modification or exception to the application of the town's zoning, regulations, rules, standards, policies, procedures, practices, and other land use rules such as; for the siting, development, and use of housing or housing-related facilities that would eliminate regulatory barriers and provide a person with a disability equal opportunity to housing of that person’s choice.

Requests for reasonable accommodation are submitted to the city planner and no fee is required for submitting a letter of request or for filing an appeal. The city planner will review the request and make a written determination within 45 days after receipt. The city planner’s decision is made after considering seven different factors.

1. Whether the housing that is the subject of the request will be used by an individual with a disability under the Acts.

2. Whether the requested reasonable accommodation is necessary to make specific housing available to an individual with a disability under the Acts.

3. Whether the requested reasonable accommodation would impose an undue financial or administrative burden on the town.

4. Whether the requested reasonable accommodation would require a fundamental alteration in the nature of a town program or law, including, but not limited to, land use and zoning.

5. The physical attributes of the property and the structures on the property.

6. The potential impact of the requested reasonable accommodation on surrounding properties.

7. Alternative reasonable accommodation on the property.

If the individual, or entity, who filed the request desires to appeal the denial, or any conditions imposed by the city planner on the grant of the request they may do so. The appeal must be submitted to the city planner in writing within fifteen days of the initial decision. The appeal shall be heard by the city council in a public hearing notice.

Building Codes
The Town has adopted the 2022 California Building Standards Code without amendments. The Town's building code therefore does not present a constraint to housing for individuals with disabilities.

Other
Notice of the availability of reasonable accommodation should be prominently displayed at public information counters in the Planning and Building Divisions, advising the public of the availability of the procedure for eligible individuals. Forms for requesting reasonable accommodation should be available to the public in the Planning and Building Divisions. Action 7.3(b) of the Housing Plan section of the Draft Housing Element addresses the need to properly display reasonable accommodation information.

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Residential Uses
The Municipal Code defines “residential purposes” as those including the use of the home for food and shelter and as a social institution for the private, religious, educational, cultural, and recreational advantages of the family.

The Town defines “family” as a single housekeeping unit, which is the use of a dwelling unit by its residents where the use has the following characteristics:

1. The residents have established ties and familiarity and interact with each other.

2. Membership in the single housekeeping unit is fairly stable as opposed to transient or temporary.

3. Residents share meals, household activities, expenses, and responsibilities.

4. All adult residents have chosen to jointly occupy the entire premises of the dwelling unit, and they each have access to all common areas.

5. If the dwelling unit is rented, all adult residents are named on and party to a single written lease that gives them each joint use and responsibility for the premises.

6. Membership of the household is determined by the residents, not by a landlord, property manager, or other third party.

7. The residential activities of the household are conducted on a nonprofit basis.

8. Residents do not have separate entrances nor do they have separate food-storage facilities, such as separate refrigerators or food-prep areas.

Hillsborough’s current definition of “family” is a constraint to housing development and housing choice. To address this, the Town will eliminate the term family from the zoning ordinance (Action 1.5(c)).

Residential Care Facilities
Resulting from overriding state law, the Town allows for Residential Care Facilities for the elderly in a single-family dwelling, to the extent mandated by California Health and Safety Code Section 1569.85, as well as Transitional and Supportive Housing as defined respectively in California Health and Safety Code Sections 50675.2(h) and 50675.14(b). Such facilities shall meet all requirements of the Hillsborough Municipal Code, including but not limited to parking, relating to single-family residences.

Group Homes
Currently, Hillsborough’s Municipal Code does not explicitly regulate group homes. The lack of clarity around the allowance of group homes for individuals with disabilities is a constraint. The Municipal Code should include a provision for group homes and group homes with seven or more residents, specifically for people with disabilities, other than those residential zones covered by state law.

These housing types should not be excluded from residential zones, most notably low-density zones, which can constrain the availability of housing choices for persons with disabilities. To address this, the Town will amend its zoning ordinance to address group homes, including group homes with seven or more residents (Action 1.4(b)).

Short Term Rentals
The Town prohibits short term rentals. "Short-term rental" means the use of any residential building, or of any portion of a residential building, to provide lodging for fewer than thirty days in exchange for compensation. Short term rentals are most commonly offered and rented through online hosting platforms such as Airbnb, VRBO, and HomeAway. The Town found short term rentals to reduce availability of rental units for local residents and not in keeping with the character of the town, as a short-term rental is a type of transitory lodging.

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Accessory Dwelling Units
Accessory dwelling units (ADUs) can be an important source of affordable housing since they are smaller and do not have direct land acquisition costs. ADU development expands housing opportunities for very low-, low-, and moderate-income households by increasing the number of rental units available within existing neighborhoods. The Town last updated its ADU ordinance in December 2022; and now has an up-to-date ordinance considered compliant with Government Code Section 65852.2. Zoning ordinance updates designed to further encourage development of ADUs are included in the Housing Plan section of the Draft Housing Element.

Non-governmental Constraints
Land Availability and Land Cost
For over 100 years, San Mateo County in general and Hillsborough in particular have been a highly desirable place to live. People from all over the world are drawn to the character of Hillsborough, including its tranquil, rural atmosphere, its award-winning public schools, and its financial stability. The result is a high demand for Hillsborough residences, with land and housing prices pushed beyond what would be generated from local pressures alone. When adding the combination of these factors to the already cost-burdened San Francisco Bay Area, it becomes exceedingly challenging for very-low, low- and moderate-income households to afford housing in Hillsborough, and challenging for the town to provide housing at a variety of income levels.

Land costs include acquisition and the cost of holding land throughout the development process. These costs can account for as much as half of the final sales prices of new homes in small developments or in areas where land is scarce. The median sale price of single-family dwellings in Hillsborough is on average approximately $6.42 million or $1,632 per square foot. The cost for a vacant lot in Hillsborough averages approximately $4,330,000, the equivalent of approximately $3,700,000 per acre. These estimated land costs are based upon a review of non-vacant residential and vacant land sales on Zillow.com from 2019-2022. The information obtained shows five vacant lots sold in the past three years, and only two vacant lots currently for sale.

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Environmental Constraints
Hillsborough is affected by a variety of environmental conditions that may constrain development potential for new housing within the Town. The development patterns of the Town and surrounding communities adjacent do not leave any large undeveloped areas available for future development. Instead, a majority of new housing will have to occur as infill development or redevelopment of existing properties. Much of the Town is characterized by steep slopes and narrow canyons that drain towards the bay. Many of these canyons contain riparian habitats that may include protected species include oak woodlands, which are protected by the Town.

The main constraints expected to affect future development include:
• Geologic Hazards (Steep Hillsides, Erosion, Landslides, Earthquake) • Flood Hazards (Storm Drainage, Dam Inundation, Erosion) • Wildfire
While prior development has addressed these conditions to some degree. A strong concern identified by the community is how new development would affect the hillside character of the Town. With the latest update to the Town’s Housing Element, concerns regarding the extent and character of new development within the community persist.

The Regional Housing Needs Assessment (RHNA), mandated by the State Housing Law, quantifies the need for housing within each jurisdiction during specific planning periods. The state-mandated RHNA obligation for the Town requires an additional 554 housing units. In order to meet this threshold, the Town has identified various sites which are most suitable for new or increased residential development. Taking into consideration areas of environmental significance, hazard potential and other development constraints will influence land use and housing policy. The Hillsborough Safety Element identifies the various hazard concerns and includes goals, policies, and action to reduce or minimize their impacts. This coupled with the availability of public infrastructure and services to accommodate new development/redevelopment ent is another potential constraint to the development of housing.

The following are expanded discussions on these constraints that were taken into consideration as part of the sites inventory:

Earthquake
Hillsborough like many other Bay area communities is at risk of suffering structural damage and loss of life during a significant earthquake. The Tow is located in close proximity to three major faults (San Andreas, San Gregorio, and Hayward), as well as the Monte-Vista-Shannon and Butano faults. While fault rupture is not a concern within the Town, the presence of these faults close to the community indicates that strong seismic shaking poses an impact to existing and future development. If structures using unreinforced masonry, soft-story, or non-ductile concrete constructions techniques are located within the community, these structure would be most vulnerable to seismic impacts.

Landslide/Erosion
According to the California Geological Survey (CGS), many of the steep hillsides are susceptible to landslides and erosion. Landslide susceptibility and slope stability are generally based on the steepness of slopes, type and density of vegetation, and strength of the underlying soils and rock formations. Based on mapping prepared by CGS much of the Town is located within areas designated as moderate to high susceptibility to deep-seated landslides. In areas like these soil creep and shallow slope failures are very common, especially after heavy rain events. Areas of greatest concern would be along the steep canyons and drainages where fast moving water could erode or undermine properties and infrastructure.

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Wildfire
In addition to geologic hazards, Hillsborough is prone to wildfire hazards mainly due to the steep topography and vegetation located within parts of the community. Steep hillsides tend to promote increased wildfire risk, since vegetation management in these areas may be difficult and the vegetation types located within these areas may be highly flammable. This coupled with high wind conditions during the dry summer months can easily propagate wildfires over longer distances.

The California Department of Forestry and Fire Protection (CAL FIRE) identifies Very High Fire Hazard Severity Zones (VHFHSZ) within the Town. Development within VHFHSZ requires careful consideration of elements which may increase the risk of wildfires, such as vegetation, topography, and ember movement. A portion of lands suitable for residential development within the Town are classified within the VHFHSZ adding additional requirements to any future development. In addition, according to the San Mateo County Multi-Jurisdictional Hazard Mitigation Plan, Hillsborough has not experienced a wildfire greater than 10 acres since 1940 based on Cal FIRE data.

Flood Hazards (Storm Drainage, Dam Inundation, Erosion) Flooding is an environmental constraint within the Town that has the potential to affect development. While there are very few areas within mapped FEMA flood hazard zones, the layout and topography of the community can cause localized flooding conditions. Much of the drainage within the Town is eventually conveyed to the bay via infrastructure owned by the Cities of San Mateo, Burlingame, and San Mateo County or unregulated private systems. As development within the town intensifies, an increase in impervious surfaces may occur, which could result in more runoff. Without proper mitigation this increased runoff could flood downstream areas and/or cause erosion. New development in the Town would be required to mitigate these effects and expand cooperation with downstream communities (San Mateo County, adjacent jurisdictions and individual homeowners) .

Construction Costs
Construction costs are one of the major cost factors with residential development. Construction cost is determined primarily by the cost of labor and materials, which are relative to complexity and desired quality of the project. The price paid for material and labor at any one time will reflect short-term considerations of supply and demand and unilaterally impact construction in a region and therefore do not deter housing construction in any specific community. According to data from the California Construction Cost Index, hard construction costs in California grew by 44 percent between 2014 and 2018, or an additional $80 per square foot. The quality of materials, type of amenities, labor costs and the quality of building materials will affect the construction costs for a new home.

The steep terrain in Hillsborough increases the costs of construction, as engineering for hillside development & foundations, construction of retaining walls, and the grading necessary for access roads, all drive up the cost of building in Hillsborough. The increased challenges of building in Hillsborough ensure that, housing in Hillsborough will be very expensive, regardless of any potential governmental constraints.

Financing
Financing is needed at three stages of the housing construction process:

1. Predevelopment. The developer must have financing to purchase the land and pay for planning, architecture, engineering, and holding the land (carrying costs) during the approval process.

2. Construction. The builder needs financing to pay for the costs of labor and materials.

3. Purchase. The homebuyer usually needs mortgage financing to purchase the completed dwelling.

Currently, interest rates for homebuyers are high. Interest rates substantially impact home construction, purchase, and improvement costs. The availability of financing and the rate of interest can greatly affect the ability of developers and builders to produce housing and of consumers to purchase it. The economic fluctuations of recent years have caused caution among lenders and may have lasting effects through this Housing Element planning period. The cost of construction is exacerbated in areas like Hillsborough with difficult building conditions because developers incur substantially higher predevelopment costs.

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Requests for Lesser Densities
State law requires the Housing Element to include an analysis of requests to develop housing at densities less than those projected in the Sites Inventory. This is not applicable to the Town of Hillsborough, as density is limited to one dwelling per ½ acre lot. There have been no requests for reduced density.

Approval Times
State law requires the Housing Element to address the length of time between receiving approval for housing development and submittal of application for building permits. Many factors can impact the length of time between application approval and building permit issuance, including approvals needed from other agencies such as Central County Fire Department, ability to obtain financing, performing required technical and engineering studies, completion of construction drawings, obtaining construction bids, and retention of a building contractor and subcontractors. A recent evaluation of the Town’s average processing times from entitlement approval to an issued building permit indicates the Town’s requirements are not a hinderance to housing development moving forward.

Local Efforts to Address Constraints
The Town continues to act as a partner alongside the County of San Mateo in expanding opportunities for affordable housing across the region. For the duration of RHNA Cycle 5 the City Council has annually appointed a council member to represent the Town and provide continuing participation with Association of Bay Area Governments (ABAG).

During the RHNA 5 Cycle the Town continued to support and partner with local service providers to assist in the identification and analysis of constraints to the provision of housing for persons with disabilities via the 21 Elements project.

During the RHNA Cycle 5 the Town has participated in numerous local collaborative efforts including:
• The 21 Elements project, a collaborative, housing-related information, and resource sharing group of all 21 jurisdictions in San Mateo County.
• The Chan Zuckerberg Initiative (CZI) "Shift the Bay" 8-series housing learning lab. • Association of Bay Area Governments (ABAG) "Wildfires and Housing" 5-series learning lab. • The "Little Four" meetings, a regular collaboration and brainstorming effort of the four small, high-resource, predominately single-family communities in San Mateo County.
• Annual "Housing Leadership Day" hosted by the Housing Leadership Council.

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Number of Units and Growth
In 2020, there were 4,091 housing units in Hillsborough, an increase of 179 units from the 3,912 in 2010. Of the 4,091 housing units, 3,633 were occupied and 398 were vacant. Of the 3,633 occupied households, 244 were renters and 3,389 were owners. Table 7.1 below shows housing stock characteristics in Hillsborough by tenure.

Rate of Construction
Table 7.2 summarizes new construction, demolition, and accessory dwelling units (ADUs) from 2017-2021.

The table above shows that Hillsborough has seen an average of 29.8 net new units per year since 2017. After the adoption of the Housing Element in 2014 and the Town’s ADU ordinance (amended in 2021), the construction of ADUs jumped from an average of

21.25 per year to 64 ADUs built in 2021. From 2021-2022, ADU construction averaged approximately 65 units per year.

Availability of Utility Services
Water and sewer services are available for the number of housing units contemplated by the RHNA; however, developers may be required to fund any needed capacity increases. Land use and development in Hillsborough are restricted by the steep terrain. The terrain separates the town into northern and southern halves, which are served by two different sewer districts. A potential concern, but one which is not a constraint on development, relates to the capacity to handle wet weather flow within the northern half of the town—flow that is treated by the Cities of Burlingame and San Mateo sewage treatment plants. Infrastructure is adequate and is not a problem.

Table 7.1: Owners and Renters
2000
Percent
2010
Percent
2020
Number Number Number Percent
Owner 3,530 96% 3523 97% 3,389 93%
Renter 159 4% 127 3% 244 7%
Total 3,689 1 3,650 100% 3,633 100%
Table 7.2: Housing Unit Construction
Year Constructed Single
Family Units Tear Downs Net NewSFR ADU's Total New Units 2017 14 0 14 4 18
2018 3 0 3 16 19
2019 4 0 4 19 23
2020 3 0 3 22 25
2021 0 0 0 64 64
Total 24 0 24 125 149
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Financial Resources
Without retail sales and transient occupancy taxes, the Town’s budget operates mainly from property tax revenues, and has only limited funds for housing assistance. During the 2015-2022 planning period, the Town’s total contribution over $107,200 to HEART of San Mateo County, HIP Housing, LifeMoves, Innvision Shelter Network, and the Human Investment Project. The Town does not receive direct federal housing assistance (such as CDBG and Emergency Shelter Grants). However, the Town has an administrative agreement with the County, which receives such funds for smaller jurisdictions like Hillsborough. If opportunities are found to create lower cost housing or shelter, the Town could work with the County to access federal financial construction assistance.

There are a variety of potential funding sources available for housing activities in Hillsborough. Due to both the high cost of developing and preserving housing, and limitations on both the amount and uses of funds, a variety of funding sources may be required.

The following list summarizes potential funding sources that are available for housing activities in Hillsborough. They are divided into three categories: federal, state, and local (County and Town resources).

Federal Programs
Low Income Housing Tax Credit
The federal low-income housing tax credit is the principal source of federal funding for the construction and rehabilitation of affordable rental homes. The tax credits are a dollar-for-dollar credit against federal tax liability. Although the LIHTC is a federal program, it is administered principally through state housing finance agencies.

Community Development Block Grant (CDBG)
The CDBG Program provides funds for new construction, housing acquisition, housing programs, housing rehabilitation, public services, community facilities, economic development, and public works. CDBG activities are initiated and developed at the local level and are based on a community’s needs.

HOME Investment Partnership Programs (HOME)
The HOME Program provides formula grants to cities, counties, and states for building, buying, and/or rehabilitating affordable housing for rent or homeownership or providing direct rental assistance to low-income people.

Section 811
HUD provides funding towards the development and subsidizing supportive rental housing for very low- and extremely low-income adults with disabilities. This allows persons with disabilities live as independently as possible through affordable housing and the appropriate supportive services.

Section 202
HUD provides grants to non-profit developers of supportive housing for very low-income elderly persons and provides rent subsidies for these housing projects to help make them affordable.

Mortgage Credit Certificate
The Mortgage Credit Certificate program makes federal income tax credits available to low-income first-time homebuyers to purchase housing. The County makes certificates available through participating lenders.

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State Programs
CalHome Program
The CalHome program supports existing low- and very low-income households to become or remain homeowners. The program provides grants and/or loans to fund local public agencies, nonprofit corporations, and federally Recognized and Special Government entities for first-time homebuyer mortgage assistance, owner-occupied rehabilitation assistance, technical assistance for self-help housing projects, technical assistance for shared housing programs, accessory dwelling unit/junior accessory dwelling unit assistance and homeownership development project loans.

Infill Incentive Grant (IIG) Program
The IIG Program provides funding for capital improvement projects necessary to facilitate the development of a Qualifying Infill Project or a Qualifying Infill Area.

Local Housing Trust Fund Program (LHTF)
The LHTF program helps finance local and regional housing trust funds dedicated to the creation, rehabilitation or preservation of affordable, transitional housing, and emergency shelters. The program provides matching grants (dollar-for-dollar) to LHTFs that are funded on an ongoing basis from private contributions or public sources that are not otherwise restricted in use for housing programs approved activities include loans for multi-family rental housing projects with units restricted for at least 55 years. No more than 20 percent of each allocation may assist moderate-income households, and at least 30 percent of each allocation must assist extremely low-income households.

Multifamily Housing Program (MHP)
The purpose of the MHP is to provide loans to individuals, public agencies, or private entities to for the development, rehabilitation and preservation, or acquisition and rehabilitation of permanent and transitional rental housing, and the conversion of nonresidential structures to rental housing, for lower income households. Projects are not eligible if construction has commenced as of the application date, or if they are receiving 9 percent federal low-income housing tax credits. Eligible applicants (including local public entities, for-profit and nonprofit corporations, limited equity housing cooperatives, individuals, Indian reservations and Rancherias, and limited partnerships) must have successfully developed at least one affordable housing project.

SB 2/LEAP Grants
SB 2 funds are available as planning grants to local jurisdictions to increase the supply of affordable housing. For the second year and onward, 70 percent of the funding will be allocated to local governments for affordable housing purposes. A large portion of year two allocations will be distributed using the same formula used to allocate federal Community Development Block Grants (CDBG).

CalHFA Homebuyer’s Down Payment Assistance Program
The CalHFA makes below market loans to first- time homebuyers of up to 3% of sales price. Program operates through participating lenders who originate loans for CalHFA. Funds available upon request to qualified borrowers.

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Local Programs
San Mateo County Affordable Housing Fund
AHF 9.0 was released in June of 2021, making over $50 million available in Measure K, State HHC, MHSA, and other funds for the construction of new multifamily affordable rental housing projects, multifamily re-syndication-rehabilitation projects for existing deed-restricted multifamily affordable rental housing developments, and new construction affordable homeownership projects.

Housing Endowment and Regional Trust of San Mateo County (HEART):

HEART was founded in 2003 as a public/private partnership among the San Mateo County cities, the County, and the business, nonprofit, education, and labor communities. Through public and private sources, HEART raises funds to create and preserve affordable housing for low-and moderate-income families in San Mateo County. To date, HEART has provided over $19 million to fund over 1,300 affordable homes since.

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Overview
The Town of Hillsborough’s Cycle 6 Regional Housing Needs Allocation (RHNA) is 554 net new units distributed over four income categories, as assigned by the Association of Bay Area Governments (ABAG). The unit count and income assignments are based on the regional assignment methodology developed by ABAG for the 6th RHNA Cycle. The Town’s total allocation and unit count breakout by income level is detailed in Table 8.1.

Table 8.1: Town of Hillsborough
RHNA 6 Allocation
Income Level RHNA 6
Allocation
Very Low Income (0-50% AMI) 155
Low Income (51-79% AMI) 89
Moderate Income (80-119% AMI) 87
Above Moderate Income (120% AMI+) 223
Total 554
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Approach 1: Accessory Dwelling Units (ADUs)
Background
The Town of Hillsborough has a strong track record of supporting and encouraging accessory dwelling unit (ADU) development. In response, the Town has seen a significant increase in ADU development applications during RHNA Cycle

5. The Town’s ADU Permits issued by year for the years between 2014-2022 are outlined in Table 8.2.

In an effort to support this trend and facilitate further ADU development, in 2020 the Town established an ADU Ombudsman program staffed by an ADU Specialist specifically trained to guide people through the Town’s ADU review and approval processes. Since the establishment of this program in June 2020, ADU development has more than doubled. The Town plans to continue this program through Cycle 6 (Goal 2.1).

In early 2022 the Town issued an ADU questionnaire to residents in an effort to better understand what improvements to processes and what additional amendments to development standards could be made to further encourage ADU development and to better understand how existing and planned ADUs are utilized and if rented what rates they are offered at. A summary of the results of this questionnaire may be found in the Public Participation section of this document. The Town already has a very successful ADU program and sees significant interest and construction with the existing education and outreach to the community. The Town plans to further expand community outreach efforts and education to realize increased ADU development (Goal 2.8). Based on these results, the Town has included several ADU related goals and actions in the Housing Plan section of this document (Policy 2).

Based on the increase in ADU permitting since the commencement of the ADU Ombudsman program in 2020, the Town calculated a three-year trend to project the number of ADUs that are likely to be built since the ADU Ombudsman program will continue through the next Cycle. Utilizing this methodology, the Town of Hillsborough would project 48.6 ADUs to be built per year, for a total of 388.8 ADUs in Cycle 6.

Based on the interest in building ADUs expressed by the community, and the additional ADU related goals and actions in the Housing Plan section of this document (Policy 2), the Town projects that a total of 50 ADUs will be built annually in Cycle 6 for a total of 400 ADUs.

The Town has significant confidence in the feasibility of achieving this number for the following reasons:
• Historic trends in ADU development in the RHNA5 Cycle • Recent ADU trends the last 2 years
• Positive responses to the 2022 ADU Survey
• Proposed modifications to ADU standards early in the RHNA6 Cycle • Large size of Hillsborough properties have adequate land available to build attached and detached ADUs and JADUs Table 8.2: ADU Building Permits Issued by Year (RHNA
Cycle 5)
Year # of ADU Building
Permits Issued
2014 16
2015 39
2016 10
2017 18
2018 16
2019 20
2020 25
2021 64
2022 57
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The Town intends to take the steps listed below to facilitate new ADU construction and rental to lower income households. Additional detail on the actions related to these steps are included in Policy 2 of the Housing Plan. • Continue to support and fund a Town ADU Ombudsman to guide property owners through the Town’s ADU process, • Further streamline and expedite the ADU and JADU permitting process, • Allow up to two detached ADUs on lots two acres and larger, • Create a program to encourage and expedite the conversion of pool houses, guest houses, and other accessory structures to recorded ADUs/JADUs,
• Create a retroactive permitting program for existing, unpermitted ADUs, • Promote partnership with HIP Housing to facilitate the rental of ADU and JADU units, • Encourage landlords to accept Section 8 and Housing Choice Vouchers by providing information on the Town’s Tenant/Landlord website regarding the programs and how to participate,
• Distribute HIP Housing’s monthly, multi-lingual home sharing fliers directly to City Council, Board, and Commission members, and public and private schools. Delta Table 1, below, summarizes the Town’s ADU income level breakdown. The table also demonstrates the remaining delta of the RHNA 6 obligation, after accounting for the ADU projections. • Establish an annual monitoring program with tiered mid-cycle adjustments to ensure the Town meets its ADU goals.

To project which income categories the ADUs would serve Hillsborough first utilized the ADU income breakdown methodology published by 21Elements and the Association of Bay Area Governments, the results of which are summarized in Table 8.3 below.

Recognizing that the cost of land and construction, along with other factors that lead the to the high cost of housing in Hillsborough, the Town proposes to use an adjusted ADU income breakdown methodology. Thirty percent of the projected ADUs are proposed to continue to count towards the Very Low Income category due to the increased level of subsidy proposed to provided for the construction of ADUs that are deed restricted affordable to that income level. The percentage of projected ADUs in the low income and moderate income categories is proposed to be reduced to 20 percent rather than 30 percent. The remaining 30 percent of ADUs are projected to serve above moderate income households. This proposed income breakdown is summarized in Table 8.4 below.

Table 8.4: ADU Delta
Income Level RHNA 6
Allocation ADUs RHNA 6 Allocation Less ADUs
Very Low Income (0-50% AMI) 155 120 35 - deficit
Low Income (51-79% AMI) 89 80 9 - deficit
Moderate Income (80-119% AMI) 87 80 7 - deficit
Above Moderate Income (120% AMI+) 223 120 103 - deficit TOTAL: 554 400 154 Remaining
Units Needed
Table 8.3: ADU Income Breakdown – 21Elements/ABAG Methodology Income Level RHNA 6
Allocation ADUs RHNA 6 Allocation Less ADUs
Very Low Income (0-50% AMI) 155 120 35 - deficit
Low Income (51-79% AMI) 89 120 31 - surplus
Moderate Income (80-119% AMI) 87 120 33 - surplus
Above Moderate Income (120% AMI+) 223 40 183 - deficit
TOTAL: 554 400 154
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Approach 2: Pipeline Projects
The Town of Hillsborough is in varying stages of the approval process for 12 housing units, as summarized in Table 8.5 below. The Town is committed to facilitating the completion of these pipeline projects and have included several goals and action related to streamlining and enhancing the user-friendliness of the approval process in the Housing Plan.

Table 8.6, below, demonstrates the remaining delta of the RHNA 6 obligation, after accounting for the ADU projections and pipeline projects.

Table 8.5: Pipeline Projects
APN Address Stage in Process Unit Yield Unit Affordability 038110160;
038121160;
038271090
Callan Subdivision Subdivision Entitlement Approved 8 Above Moderate Income 028484050 2895 Churchill Drive ADRB Approval Received 1 Above Moderate Income 028520010 New Place Road Building Permits Issued 1 Above Moderate Income 028061100 Forest View Ave ADRB Approval Received 1 Above Moderate Income 032421070 65 Bridge Road ADRB Approval Received 1 Above Moderate Income Total 12 Above Moderate Income
Table 8.6: Pipeline Projects Delta
Income Level RHNA 6 Allocation Less
ADUs
Units Resulting from
Pipeline Projects
RHNA 6 Allocation Less
ADUs and Pipeline
Projects
Very Low Income (0-50% AMI) 35 - deficit 0 35 - deficit Low Income (51-79% AMI) 9 - deficit 0 9 - deficit
Moderate Income (80-119% AMI) 7 - deficit 0 7 - deficit Above Moderate Income (120% AMI+) 103 - deficit 12 91 - deficit Total 154 Remaining Units
Needed 12 142 Remaining Units Needed
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Approach 3: Vacant Opportunity Sites
Background
The Town of Hillsborough is a largely built out, entirely single-family residential community with little vacant land and very few underutilized sites. Opportunities for parcel consolidation and/or redevelopment are few and far between for several reasons, outlined below:
• While in the San Francisco Bay Metro Area, the Town is predominately rural in nature, having no stop lights, streetlights, sidewalks, or businesses within Town limits. • The Town is considered a “mountain route” by the United States Postal Service (USPS) due to the Town’s steep slopes and often narrow, one-lane curvilinear streets
• Approximately 70 percent of the Town is considered a high fire severity zone (HFSZ) within the wildland urban interface (WUI).

The cost of land in the Bay Area is exceedingly high, and the existing large, single family homes found on large parcels in Hillsborough are in many cases the “highest and best use” of such property. Town residents have vehemently expressed support for maintaining current development standards throughout the majority of the community and therefore no amendments are proposed to the RD District.

With these factors in mind, the Town of Hillsborough assessed the availability of vacant parcels which could be developed under the current development standards. A total of 136 vacant parcels were identified. Understanding that not all vacant parcels are suitable for the development of housing, a housing suitability analysis was conducted.

Methodology
The Town completed a thorough analysis of not only vacant parcels but all parcels in the community to identify housing opportunity sites throughout Hillsborough. The Housing Opportunity Sites were identified utilizing an ArcGIS Urban and ArcGIS Pro process that involved the below steps:
1) Identifying Site Suitability Factors
A series of site suitability factors were identified that either support housing development or minimize opportunities for housing development. The following site suitability factors were identified:
• Existing Land Use. The existing land
use of parcels was considered in order
to understand the likelihood of the
use of parcels for housing.
• Year Built. The year that residences
were built was considered in order to
identify sites that would likely redevelop during the 8-year RHNA 6 Cycle. • Lot Acreage. The total area of a
parcel was considered to identify
parcels between 0.5 acres and 10
acres in area, the lot area deemed
most suitable for the development of
affordable housing according to the
California Department of Housing and
Community Development.
• Improvement Ratio. The improvement ratio was calculated by comparing the value of the built
features of the site versus the value of
the land. This was considered to identify sites more likely to redevelop. • Vacancy. Whether a site is currently
vacant or nonvacant was considered
to identify sites available for new
development.
• Residual Lot Coverage. Residual lot
coverage was calculated by comparing
the total lot area with the footprint of
buildings. This was considered to identify
sites with land area available for subdivision or the development of ADUs. • Residual Height. Residual height was
calculated by comparing the height of
existing buildings with the maximum
building height allowed by the new
zoning districts.
• Proximity to Amenities. Distance from
amenities such as schools, retail areas,
job opportunities, and transit was considered to identify highly resourced sites. • Fire Hazard. Much of Hillsborough is
located in a high fire hazard severity
zone. This was considered to identify
sites with minimal fire hazard.
• Slope. Hillsborough has a hilly topography and much of the community has a slope of 30 percent or more.

This was considered to identify sites
where slope would not be barrier
to the development of affordable
housing due to the costs of grading.
• Landslide / Liquefaction. Hillsborough is impacted by landslide and liquefaction hazard. This was considered to identify sites where landslide / liquefaction would not be barrier
to the development of affordable
housing due to the costs of mitigation.

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2) Site Suitability Factor Scoring
After the site suitability factors were identified, they were scored on a scale of 1-10, 1 being least suitable for housing and 10 being most suitable for housing. These scores informed the weighted suitability model that was used to evaluate multiple criteria influencing the likelihood of development on a parcel-by-parcel basis. Each property was assigned a total weighted score, where the higher the score the greater the likelihood of development. Table 8.7 below details the scores given to each site suitability factor.

Table 8.7: Suitability Factor
Suitability Factor Score
Existing Land Use
Residential 9
Open Space 0
Public Facilities 2
Private Recreation 3
Private Schools 3
Year Built
Older than 1900 2
1900 - 1970 7
1970 - 1990 9
1990 - 2000 5
2000 - 2020 2
Lot Acreage
Less than 0.5 acres 2

0.5 - 10 acres 9
Greater than 10 acres 3
Improvement Ratio
0 - .5 9

0.5 - 0.9 8

0.9 - 1.1 6

1.1 - 1.5 3

1.5 - 2 2
Greater than 2 1
Table 8.7 Suitability Factor Continued
Suitability Factor Score
Vacancy
Vacant Lot 9
Nonvacant Lot 4
Residual Lot Coverage (Potential for Subdivision and ADUs) Less than 15,000 2
15,000-30,000 4
30,001-43,560 6
43,561-87,120 8
More than 87,120 10
Residual Height
Less than 15 feet 2
15-29 feet 6
30-44 feet 8
45-60 feet 10
Proximity to Amenities
Less than 4 1
5-9 5
10-14 7
15 - 20 9
Fire Hazard
Within Fire Hazard 0
Slope
Less than 30% 9
30% - 50% 5
Greater than 50% 2
Landslide / Liquefaction
Within landslide/liquefaction zone 0
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Site Suitability Analysis Results
The following map illustrates the total weighted score assigned to each parcel in the community.

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Identified Vacant Opportunity Sites
Utilizing the site suitability methodology detailed above as well as through discussions with town staff, elected and appointed officials, and residents, a total of 23 vacant housing opportunity sites have been identified. The identified sites are shown on the following map. Each of the identified vacant sites meet the Town’s zoning and subdivision standards. Each site can accommodate one primary residence which, given the cost of land in Town, would likely be made available at above moderate-income affordability levels.

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RHNA 6 Unit Allocation: Vacant Opportunity Sites
Table 8.8, below, demonstrates the remaining delta of the RHNA 6 obligation, after accounting for the ADU projections, pipeline projects, and units derived from the development of the identified vacant sites.

Table 8.8: Vacant Opportunity Sites Delta
Income Level
RHNA 6 Allocation
Less ADUs and Pipeline Projects
Vacant Opportunity
Sites
RHNA 6 Allocation
Less ADUs, Pipeline
Projects, and Vacant
Opportunity Sites
Very Low Income (0-50% AMI) 35 - deficit 0 35 - deficit Low Income (51-79% AMI) 9 - deficit 0 9 - deficit
Moderate Income (80-119% AMI) 7 - deficit 0 7 - deficit Above Moderate Income (120% AMI+) 99 - deficit 23 76 - deficit Total: 150 Remaining
Units Needed 23 127 Remaining Units Needed
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Approach 4: Subdivision/Lot Split Opportunity Sites
The Town of Hillsborough has identified three opportunity sites, identified on the accompanying map, that meet the Town’s zoning and subdivision standards. No projects have been submitted or approved at these sites, which is why they are not being included as pipeline projects. These three sites, if subdivided, could result in 42 new parcels and housing units, as summarized in Table 8.9 below. Due to the high cost of land in Hillsborough, all units are considered to meet the Town’s above moderate income RHNA requirement.
1 3
2 Table 8.9: Subdivision/Lot Split Opportunity Sites
APN Property Address /
Name Parcel Size Potential Subdivision Yield
1 028040120 2260 Redington Road 49.52 35
2 038281280 50 Brooke Court 11.64 3
3 030191030 Hayne Road 10.90 5
TOTAL 42
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2260 Redington Road
The Town has received a letter of intent from the property owner of 2260 Redington Road to subdivide the parcel to 35 parcels and build or sell the lots to be built with single-family detached homes. The property owner has submitted the below concept plan and formal subdivision application and is currently working with the Town to receive approval. Due to the high cost of land and planned size of the parcels and single family detached homes to be built on the parcels, the 35 units are counted as serving above moderate income households. Although 2260 Redington Road is not vacant, the area proposed to be subdivided is, and therefore the parcel’s nonvacant status is not determined to be constraint. The proposed conceptual subdivision would comply with all required lot size, shape, slope, and density requirements. Therefore, subdivision and development of this lot, as described, could be approved without requiring any rezoning. Approvals for subdivisions and development require review and consideration through the Town's standard public hearing process.

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50 Brooke Court
50 Brooke Court is a vacant, privately owned, more than 10-acre parcel at the end of Brooke Court and adjacent to the College of San Mateo in the south of the Town. The property owner has expressed interest to the Town in developing housing on their parcel in the next eight years but has not submitted a formal application. In September 1991, the City Council approved the subdivision of 50 Brooke Court into three parcels as shown on the approved plan below. The property owner has expressed interest in to subdivide the parcel to three parcels and build or sell the lots to be built with single-family detached homes. The property owner's Architect and Town staff have discussed possible options to subdivide. Approvals for subdivisions and development require review and consideration through the Town's standard public hearing process.

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Hayne
The subdivision/lot split opportunity along Hayne Road (APN 30131030) is a vacant, privately owned, more than 10-acre parcel near the intersection of Hayne Road, Robinwood Lane, and Sandra Road. Like 50 Brooke Court, the Hayne parcel is constrained by steep slopes. Due to the topography of the site, it is projected to be subdivided into only five parcels, as shown in the concept plan below.

Approvals for subdivisions and development require review and consideration through the Town's standard public hearing process.

The Town is committed to encouraging and facilitating the subdivision of and resulting housing development at 2260 Redington Road, 50 Brooke Court, and the Hayne parcel and have included several goals and actions under Policy 1 in the Housing Plan related to streamlining and enhancing the user-friendliness of the approval process.

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RHNA 6 Unit Allocation: Subdivision/Lot Split Opportunity Sites Table 8.10 below, demonstrates the remaining delta of the RHNA 6 obligation, after accounting for the ADU projections, pipeline projects, units derived from the development of the identified vacant sites, and units derived from the subdivision/lot split of the identified parcels.

Table 8.10: Subdivision/Lot Split Opportunity Sites Delta Income Level
RHNA 6 Allocation Less
ADUs, Pipeline Projects,
and Vacant Opportunity
Sites
Subdivision
Opportunity Sites
RHNA 6 Allocation Less ADUs, Pipeline Projects, Vacant Opportunity Sites, and Subdivision Opportunity
Sites
Very Low Income (0-50% AMI) 35 - deficit 0 35 – deficit Low Income (51-79% AMI) 9 - deficit 0 9 – deficit
Moderate Income (80-119% AMI) 7 - deficit 0 7 – deficit Above Moderate Income (120% AMI+) 68 - deficit 42 26 - deficit Total: 119 Remaining Units
Needed 42 77 Remaining Units Needed
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Approach 5: Multifamily Opportunity Sites
Currently, the Town of Hillsborough does not have any multifamily housing. Recognizing the importance of multifamily housing in providing for housing choice and opportunity and in affirmatively furthering fair housing, Hillsborough is proposing two multifamily opportunity sites in Town.

LAKEVIEW

FOREST VIEW
SHARON

TOURNAMENT

TA R TAN TRAIL

BUTTERNUT

CARMELITA
HAYNE

EL CERRITO

CHURCHILL

SANTA INEZ

ROBINWOO D

TOBIN CLARK

DARRELL

SKYFARM

BL ACK MOUNTAIN

EUCALYPTU S HAYNE

CHATEAU

CRYSTAL S PRINGS

RALSTON
Town H a l l
Burl ingame
Cou n try C l ub
Tob i n C l ark
N u eva Sch ool

MU LTI FAMI LY HOUSING OPPORTUN ITY SITES

TOWN OF H I LLSBOROU GH
280
92 82
Legend
Town of H i l l sborou g h
B u r l i n gam e Cou n tr y C l u b
N u eva Sch oo l
Tob i n C l a rk
Town H a l l

DRAFT FOR HCD REVIEW
Town Hall Campus
The Town of Hillsborough owns an approximately 2.5-acre site near the intersection of Floribunda Avenue and El Camino Real, a primary north/south transportation corridor spanning the San Francisco Peninsula. The site is currently developed with several freestanding buildings housing Town offices and the Hillsborough Police Department (HPD), a small parklet; Centennial Park which is home to a Veteran’s Memorial, several parking lots, Town-owned right of way (Walnut Avenue) encumbered with underground infrastructure, and a single-family home. Additionally, the main Town Hall building serves as a community center and meeting space, hosting various activities and civic events along with Council, committee, and board meetings. The site’s proximity to transit, daily shopping needs, job opportunities, and educational opportunities makes it an ideal location for affordable in Hillsborough.

After numerous public meetings and extensive public comment, the City Council has chosen to move forward with a redevelopment plan with a total of 16 housing units identified at the Town Hall Complex. Since the Town will control the development and the ultimate price point at which the units are offered for rent, all 16 units will be made available to households in the very-low-income category. There is interest from the community to prioritize seniors and individuals who work in town.

Prior to arriving to this concept, the Town solicited professional planning and design services to assist in the development of a master plan, CEQA analysis, conceptual design documents (including preliminary cost estimate/budget, scope and schedule documents) and related community outreach plan to support future redevelopment of the Campus site. The conceptual design documents were presented to the City Council during the Housing Elements 45-day public comment period, prior to submittal to HCD.

Three alternative scenarios were presented for consideration, Alternative 1: 84 units, Alternative 2: 88 units, and Alternative 3: 123 units. The conceptual designs for these three scenarios are included in Appendix C: Miscellaneous.

Town received significant public feedback both for and against the proposed alternatives. Proponents of the alternatives expressed support for the location and its proximity to transit and other conveniences as well as the minimal impact the development would have on the majority of Hillsborough. Critics of the alternatives expressed concern that the development would lead to increased traffic and parking issues and have a negative impact on surrounding residences.

As noted above, in an effort to balance the feedback received, the City Council has chosen to move forward with a redevelopment plan with a total of 16 housing units identified at the Town Hall Complex, with additional units being identified at a higher density at an alternative opportunity site, Tobin Clark.

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Tobin Clark
The Town of Hillsborough owns a 20.9 acre site located in the former Tobin Clark estate, along the Town’s southern border and bordered by the College of San Mateo, Tournament Drive, Sugar Hill Drive, and Tobin Clark Drive.

The site’s proximity to the College of San Mateo presents both opportunities and challenges. Housing for faculty and staff of the College of San Mateo is greatly needed in the area, and the Tobin Clark site presents a tremendous opportunity to provide affordable housing with easy access to the College’s campus. The site’s location would require one point of ingress and egress to be taken from the College of San Mateo. Access through Hillsborough is possible, however a private property easement would be required. If the private property easement is not feasible, ingress and egress taken from the College of San Mateo will provide access. Preliminary discussions with the City of San Mateo and the College of San Mateo regarding the project are in progress. Further detail on their support of the project will be included in Appendix A: Public Participation as the discussions occur.

TOBIN

PARROTT DR

MOUNTAIN WOOD LN

LOHOMA CT

SANTA FELICIA CT

BRANDON CT

GLENBROOK DR

PERIMETER RD

BROOKE CT

CLYDESDALE DR

BELAIRE CT

MOUNTAIN WOO D CT FOOTHILL DR

VERBALEE LN

TOURNAMENT DR

TOBIN CLARK DR

ATHLETIC LOOP RD
CLARK

TOWN OF HILLSBOROUGH

CITY OF SAN MATEO

TOBIN CLARK

CONCEPTUAL INGRESS/EGRESS PLAN
Legend
Poten�al Opportunity Site
Poten�al Access
Point of Ingress and Egress
Town of Hillsborough Limits
CSM

PARK ING LOT
0 100 200 400 feet
NORTH
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Environmental Conditions
The site is also environmentally constrained with steep slopes, six ephemeral streams, and sensitive vegetation types as determined through a site visit conducted on February 6, 2023. A summary of the findings from the site visit is included in the maps below and in Appendix C: Miscellaneous. The Town continues to make progress on an initial study of the site and is confident in the ability to mitigate any negative impact identified.

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Tourname
nt Dr
Tournament Dr
W Peri
m
e
t
e
r Rd
W Perimeter Rd
E Perimeter Rd E Perimeter Rd
W Perimeter Rd
College of San
Mateo
College of San Mateo
Tobin Clark D r
E Perimeter Rd
Athletic Loop Rd
P ath : L : \Acad 2000 F i l es\29000\29273 - 5 \G I S \ArcM ap\29273 - 5B a se . aprx Layout N am e : F i g4_B i oCon stra i nts Study Area (21 ac.)
B iolog ica l Con stra ints
Add itiona l Sen s itive H ab itat (11 . 24 ac. )
Town of H i l l sborou g h Stream Setback ( 2 . 33 ac. ) Sensitive
Ephemera l Stream (0.13 ac. )
N eed l e grass grassl and (0.76 ac.)
Coast L ive Oak Wood l and (10. 58 ac. )
Ca l iforn ia B uckeye Groves (0.09 ac. )
R iparian Ca l iforn ia Sagebru sh Scrub (0. 26 ac. )
R iparian Coast L ive Oak Wood l and (0.12 ac. )
R iparian Ca l iforn ia B uckeye Groves (1 .01 ac. )
N on - Sen s itive
D eve l oped (1 .07 ac. )
N on - native An n ua l Grass l and 2 .17 ac. )
Ca l iforn ia Sagebru sh Scrub (1 . 98 ac. )
Cham ise Chaparra l (2.79 ac.)
E uca l yptu s Groves (0.04 ac. )
Tob i n C l ark P rop erty, Town of H i l l sborough ,
Sa n M ateo Cou nty, Ca l iforn i a
Sources: Sa n M ateo Cou nty I m agery 2022 , WR A | P repared B y: n ja n der, 2 /17/2023 0 250 500Feet F igure 4. B iological Constrain ts wi th in the Study Area ± DRAFT
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TOBIN

PARROTT DR

MOUNTAIN WOOD LN

LOHOMA CT

SANTA FELICIA CT

BRANDON CT

GLENBROOK DR

PERIMETER RD

BROOKE CT

CLYDESDALE DR

BELAIRE CT

MOUNTAIN WOO D CT FOOTHILL DR

VERBALEE LN

TOURNAMENT DR

TOBIN CLARK DR

ATHLETIC LOOP RD
CLARK

TOBIN CLARK

CONCEPTUAL LAND USE PLAN
Legend
Poten�al Opportunity Site
Poten�al Access Street
Possible Building Pad - Higher Density 40 Units
Possible Building Pad - High Density - 18 Units
Poten�al Building Pad - Mid-Density - 6 units
Poten�al Access Point

LANDS OF

COLLEGE OF
SAN MATEO*
*SAN MATEO COUNTY COMMUNITY COLLEGE DISTRICT
0 100 200 400 feet
NORTH
Utilities
Two options exist to provide water and sewer utility to the Tobin Clark site. The distance to provide water service would be shortest, and therefore least expensive, if the existing water infrastructure within the College of San Mateo is sized large enough. However, it is not, or if San Mateo (CalWater) cannot accommodate the additional services, the Town of Hillsborough Public Works Director has preliminarily explored extending the Town's water main system to loop through the area. The actual cost to do this to the developer would be more because more pipe would be needed, but the entitlement would come from the Town instead of another agency.

Sewer service could also connect with system as the sewer line would be a singular gravity line to our existing system. An engineering study will be commissioned as the project progresses to verify this, and to make sure that adequate pressure to the units as well as emergency flows are available.

Development Concept Plan
The Town of Hillsborough has had preliminary discussions with local developers interested in building housing on the Tobin Clark site. In these discussions, the developers have expressed that in their professional opinion, the site would be best developed four to six building pads of approximately 20,000 to 25,000 square feet each. One building pad could accommodate smaller, higher density, units, such as single room occupancies for students, another could accommodate mid-density townhomes, and the remaining high density multifamily ranging from studios to three bedroom units, to provide affordable housing for a range of household sizes.

DRAFT FOR HCD REVIEW
TOBIN

PARROTT DR

MOUNTAIN WOOD LN

LOHOMA CT

SANTA FELICIA CT

BRANDON CT

GLENBROOK DR

PERIMETER RD

BROOKE CT

CLYDESDALE DR

BELAIRE CT

MOUNTAIN WOO D CT FOOTHILL DR

VERBALEE LN

TOURNAMENT DR

TOBIN CLARK DR

ATHLETIC LOOP RD
CLARK

TOBIN CLARK

CONCEPTUAL LAND USE PLAN AND LAND COVER
Legend
Poten�al Opportunity Site
Poten�al Access Street
Possible Building Pads
Environmentally Sensi�ve Land Cover
Environmentaly Non-sensi�ve Land Cover
Poten�al Access Point
*SAN MATEO COUNTY COMMUNITY COLLEGE DISTRICT

LANDS OF

COLLEGE OF
SAN MATEO*
0 100 200 400 feet
NORTH
As detailed in the Concept Plan, a total of 100 housing units are planned for the Tobin Clark site. Since the site is Town-owned and would be developed as a private-public-partnership, the Town will control the development and the ultimate price point at which the units are offered for rent. The following number of units are proposed to be made available to households in each income category. • Very Low Income (0-50% AMI). 35 units
• Low Income (51-79% AMI). 9 units
• Moderate Income (80-119% AMI). 6 units
• Above Moderate Income (120% AMI+). 50 units
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Nueva Private School
Since 1996 Nueva Private School has been planning to develop six units of housing on their campus located at 6565 CA-35 in Hillsborough. The School reaffirmed their intention to develop the housing in their 2021-2027 plan as well as in a letter of intent sent to the Town of Hillsborough and included in Appendix A: Public Participation. The letter of intent also clarifies that the units would be made available to moderate income households.

Per the School’s plan:

The proposed housing, continued from the 1996 Master Plan, consists of 6 dwelling units located along Skyline Boulevard. This site is away from primary educational activities, with direct access to Skyline Boulevard, and a separate small parking lot and entrance.

To the north of the site is a private tennis court behind a six foot high wooden fence facing Nueva property and a ten foot high sound wall facing Skyline Boulevard. Trees surrounding the housing units will provide privacy and screen the new building. The housing is compatible in mass, scale, and character to the many houses along Skyline, and would be designed to be compatible with the Town of Hillsborough Guidelines.

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Burlingame Country Club
The Burlingame Country Club, a private recreational facility in the heart of Hillsborough, has shared their intention to build five units of housing on their campus. A letter expressing this intent is included in Appendix A: Public Participation.

The Town of Hillsborough’s zoning ordinance currently allows multifamily housing to be developed on the Country Club site for use and occupancy by employees of the Club. To ensure that the Town’s regulations do not pose a barrier to the development and utilization of housing on the Country Club site, the Town will amend its zoning ordinance to eliminate the employee occupancy restriction (Action 1.5(d)).

RHNA 6 Unit Allocation: Multifamily Opportunity Sites
Table 8.11 below, demonstrates the remaining delta of the RHNA 6 obligation, after accounting for the ADU projections, pipeline projects, units derived from the development of the identified vacant sites, units derived from the subdivision/lot split of the identified parcels, and units derived from multifamily opportunity sites.

Table 8.12 summarizes the yield from all approaches and their impact on the Town of Hillsborough’s RHNA 6 obligation. The Town’s approaches produce a surplus of units in the very low-income, moderate-income, and above moderate-income categories. The surplus units provide the Town with a no net loss buffer of nine percent.

Table 8.11: Multifamily Opportunity Sites Delta
Income Level
RHNA 6 Allocation Less
ADUs, Pipeline Projects,
Vacant Opportunity Sites,
and Subdivision Opportunity Sites
Multifamily
Opportunity Sites
RHNA 6 Allocation Less ADUs,
Pipeline Projects, Vacant Opportunity Sites, Subdivision Opportunity Sites, and Multifamily Opportunity
Sites
Very Low Income (0-50% AMI) 35 – deficit 51 16 - surplus Low Income (51-79% AMI) 9 – deficit 9 0
Moderate Income (80-119% AMI) 7 – deficit 17 10 - surplus Above Moderate Income (120% AMI+) 26 - deficit 50 24 – surplus Total: 77 Remaining Units
Needed 116 604 (50 unit surplus)
Table 8.12: Conclusion
Approach
Very Low
Income
Units
Low Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
Total Units
Approach 1: ADUs 120 80 80 120 400
Approach 2: Pipeline Projects 0 0 0 12 12
Approach 3: Vacant Parcel Opportunity Sites 0 0 0 23 23 Approach 4: Subdivision/Lot Split Opportunity Sites 0 0 0 42 42 Approach 5: Multifamily Opportunity Sites 51 9 17 50 116 Total 171 89 97 247 604 (50 unit
surplus)
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9 AFFIRMATIVELY

FURTHERING FAIR

HOUSING
AFFH Finalization in Progress

DRAFT FOR HCD REVIEW
Hillsborough Housing Element | Affiramtively Furthering Fair Housing Prepared by Houseal Lavigne
121
10 HOUSING
PLAN
Policies, Goals, & Actions
Purpose and Content
The policies, goals, and actions provide the Town of Hillsborough with a coordinated and comprehensive strategy for promoting the production of safe, decent, and affordable housing throughout the community.

The Town of Hillsborough’s Housing Element includes policies to promote the maintenance of existing housing and increase capacity for additional housing options. The Housing Element ensures that current and future housing needs of people living and working in the Town of Hillsborough are met.

The Town’s Housing Element includes policies and related goals and actions that will assist in meeting the housing needs of residents. A separate action plan includes the specific actions the Town will take to implement each policy and achieve each goal.

The Action Matrix Table below identifies the lead Town department that will implement each action, along with the time frame for completion and key milestones and metrics for each action detailed above.

Housing Element Action Matrix
Town Lead Time
Frame Milestone Priority
Policy 1: Reduce Barriers to Housing Development
Goal 1.1: Allow for increased subdivision opportunities throughout the community Action 1.1 (a): Continue to implement Senate Bill
9 (SB9), as appropriate. SB 9 allows all properties
within a “singlefamily residential zone” to be subdivided into two parcels and developed with two primary dwelling
units per lot, irrespective of local standards.

City Council
and Building
& Planning
Department
Jan-23
Continue to
implement State
Law related to SB 9
High
Action 1.1 (b): Complete a study to determine if
modifications to chapter 16 of the Hillsborough
Municipal Code (Subdivisions) would facilitate the
subdivision and development of additional housing
in a manner that protects public safety. If the study
indicates that the change would likely result in
increased
development and have minimal impact to public
safety, the Town will modify existing subdivision
standards pertaining to average slope and minimum
lot size.

City Manager's
Office and Building
& Planning
Department
January 2024;
Jun-24
Completion of
feasibility analysis
of modifications to
hillside
development
standards.

Adoption of
modified hillside
development
standards.

Mid
Goal 1.2: Streamline the project review process for housing-related applications Action 1.2 (a): Improve transparency in permitting
time and workflow by updating the Town’s ageing
permit tracking software to a streamlined, userfriendly web-based platform with online payments accessible to applicants 24-hours/day, 365 days/
year.

City Manager's
Office and Building
& Planning
Department
Fully updated
and implemented
permitting
software.

Mid
Action 1.2 (b): Update all housing developmentrelated application forms to ensure accuracy, clarity, and compliance with all state statutes, including the
Permit Streamlining Act, Housing Accountability Act
and Housing Crisis Act of 2019 (SB 330).

Building &
Planning
Department
Jan-24
All housing
developmentrelated application
forms updated and
in compliance with
all state statutes.

High
Action 1.2 (c): Continue to evaluate and improve
the streamlined processing system to facilitate
residential development.

Building &
Planning
Department
Annually
Evaluate to
identify potential
efficiencies on an
annual basis
Low
Action 1.2 (d): Utilize CEQA exemptions for infill
development sites, such as the Nueva private school
site, to shorten entitlement review time.

City Attorney
and Building
& Planning
Department
Project-by- project
basis
Utilize and
promote CEQA
exemptions on
qualifying projects
Low

DRAFT FOR HCD REVIEW
Housing Element Action Matrix
Town Lead Time
Frame Milestone Priority
Goal 1.3: Assist Town residents in the resolution of land use conflicts to promote successful housing development projects Action 1.3 (a): Maintain the Town’s contract
supporting Peninsula Conflict Resolution Center
(PCRC) and refer conflicted parties to PCRC’s no-fee
mediation services.

City Manager's
Office and Building
& Planning
Department
Annually
Contract with
PCRC updated
annually.

Low
Goal 1.4 Amend the Town’s zoning regulations to comply with all recently adopted state legislation Action 1.4 (a): Establish standards for group homes,
including group homes with seven or more persons
and ensure the Town’s definition of group home in
the zoning ordinance is in compliance with federal
and state fair housing laws.

City Attorney
and Building
& Planning
Department
Jan-24
Town zoning
ordinance
complies with
federal and state
fair housing laws.

High
Action 1.4 (b): Amend the Density Bonus section of
the zoning ordinance to ensure it is in compliance
with state density bonus law. (Government Code
Sections 65915 et seq.)
City Attorney
and Building
& Planning
Department
Jan-24
Town Density
Bonus section
of the zoning
ordinance
complies with
Government Code
Sections 65915 et
seq.

High
Action 1.4 (c): Ensure the zoning ordinance is in
compliance with the Employee Housing Act.

City Attorney
and Building
& Planning
Department
Jan-24
Town zoning
ordinance
complies with the
Employee Housing
Act.

High
Action 1.4 (d): Ensure the Town’s definition of
transitional and supportive housing in the zoning
ordinance is in compliance with Government Code
Section 65382 and Section 65650 and amend
the zoning ordinance to permit transitional and
supportive housing as required by Sections 65683
and Sections 65650 et seq.

City Attorney
and Building
& Planning
Department
Jan-24
Town zoning
ordinance
complies with
Government Code
Section 65382
and Section 65650
High
Action 1.4 (e) Ensure the Town’s regulations
pertaining to Emergency Shelters are in compliance
with Government Code Section 65583.

City Attorney
and Building
& Planning
Department
Jan-24
Town zoning
ordinance
complies with
Government Code
Section 65583.

High
Action 1.4 (f): Amend the zoning ordinance to
permit Low Barrier Navigation Centers in zones as
required by Government Code Section 65662.

City Attorney
and Building
& Planning
Department
Jan-24
Town zoning
ordinance
complies with
Government Code
Section 65662
High
Action 1.4 (g): Amend the Town’s parking
requirements for development within one-half mile
of a major transit stop consistent with Government
Code Section Government Code Section 65863.2.

City Attorney
and Building
& Planning
Department
Jan-24
Town zoning
ordinance
complies with
Government Code
Section 65863.2
High
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Prepared by Houseal Lavigne
124

DRAFT FOR HCD REVIEW
Housing Element Action Matrix
Town Lead Time
Frame Milestone Priority
Goal 1.5: Amend the Town’s zoning regulations to accommodate a variety of housing types.

Action 1.5 (a): Eliminate the minimum required
residential structure size.

City Attorney
and Building
& Planning
Department
Jan-24
Zoning ordinance
amendment
adopted
High
Action 1.5 (b): Replace the term “family” with the
term “household” throughout the zoning ordinance.

City Attorney
and Building
& Planning
Department
Jan-24
Zoning ordinance
amendment
adopted
High
Action 1.5 (c): Amend the zoning ordinance to
eliminate the requirement that multifamily housing
be occupied by employees for country club uses.

City Attorney
and Building
& Planning
Department
Jan-24
Zoning ordinance
amendment
adopted
High
Goal 1.6: Establish an Affordable Housing Impact Fee program and associated Housing Choice Fund.

Action 1.6 (a): Establish an Affordable Housing
Impact Fee to be levied upon all above moderateincome housing development and substantial reconstruction.

City Attorney
and Building
& Planning
Department
Jan-24
Zoning and
subdivision
ordinances
amended to
include Affordable
Housing Impact
Fee requirement
High
Action 1.6 (b): Establish a Housing Choice Fund in
which all Affordable Housing Impact Fee dollars will
be deposited.

City Attorney
and Finance
Department
Jan-24
Fund
infrastructure
established
High
Action 1.6 (c): Establish a forgivable loan program
to subsidize the development of deed restricted
affordable units, which may include special needs
housing, utilizing Housing Choice Fund dollars.

Finance
Department
and Building
& Planning
Department
Mar-24
Conduct robust
community
outreach and
education
to advertise the
availability of
Housing Choice
Fund dollars
Mid
Action 1.6 (d): Tier the maximum amount of a
forgivable loan available based on the income level
at which the units will be deed restricted.

Finance
Department
and Building
& Planning
Department
Mar-24
Establish a
tiered amount
of available
Housing Choice
Fund dollars and
conduct robust
community
outreach and
education to
ensure residents,
developers,
realtors, etc. are
aware
Mid
Action 1.6 (e): Establish a Housing Choice Fund
monitoring program to track compliance with
deed restrictions and to monitor for no net loss of
affordable units.

Building &
Planning
Department
Bi-Annually
Include the
results of the
Housing Choice
Fund monitoring
program in the
Town’s APRs and
utilize the results
to inform midcycle adjustments
Low
Hillsborough Housing Element | Housing Plan
Prepared by Houseal Lavigne
125

DRAFT FOR HCD REVIEW
Housing Element Action Matrix
Town Lead Time
Frame Milestone Priority
Goal 1.7: Build support for the development of new housing in Hillsborough.

Action 1.7 (a): Continue to encourage developers to
have neighborhood meetings with residents early
in the discretionary land use permit process as part
of the application submittal to undertake problem
solving and facilitate more informed, faster, and
constructive development planning and review.

Building &
Planning
Department, City
Manager's Office
Case-by-case basis
Make mailing
addresses for
properties in
close proximity
to potential
development
sites available to
developers in
order to facilitate
developer
outreach and
successful
neighborhood
meetings.

Low
Action 1.7 (b): Coordinate with housing advocacy
groups, neighborhood groups, and organizations
like HIP Housing to build public understanding
and support for workforce, special needs housing
and other issues related to housing, including the
community benefits of affordable housing.

Building &
Planning
Department, City
Manager's Office
Annually
In partnership
with housing
advocacy groups,
neighborhood
groups, and
organizations
like HIP Housing,
develop an
annual article
for the Town’s
e-newsletter about
the community
benefits of recent
affordable housing
development.

Low
Action 1.7 (c): Regularly reach out to community
groups and residents representing a broad range of
socio-economic groups in the community to solicit
ideas for housing strategies when they are discussed
at elected/appointed official meetings.

Building &
Planning
Department, City
Manager's Office
Case-by-case basis
Coordinate with
local community
groups and
schools (to send
notification to
families of
students in an
effort to reach
out to residents
representing a
broad range of
socio- economic
groups) regarding
new housing
and land use
policies under
consideration and
to solicit feedback.

Low
Hillsborough Housing Element | Housing Plan
Prepared by Houseal Lavigne
126

DRAFT FOR HCD REVIEW
Housing Element Action Matrix
Town Lead Time
Frame Milestone Priority
Policy 2: Promote the Construction and Affordability of Accessory Dwelling Units (ADUs) Goal 2.1: Continue to support and fund the Town ADU Ombudsperson to guide property owners through the Town’s ADU development process.

Action 2.1 (a): Extend or expand the current
ADU Ombudsperson position to ensure sufficient
capacity for timely review
and approval of ADU permits, and budget
accordingly for implementation.

City Council, City
Manager's Office,
and Building
& Planning
Department
Jul-23
Staffing and
budget analysis
completed to
determine
resources
necessary
for the ADU
Ombudsperson
position(s).

High
Action 2.1 (b): Annually review ADU application and
approval processes, making improvements where
needed to make it easier for property owners to
develop ADUs and JADUs.

Building &
Planning
Department
Annually
Improved, updated
ADU application
process
Low
Action 2.1 (c): Analyze the budget impacts of
continuing to reduce/waive ADU development
review fees.

Finance
Department
and Building
& Planning
Department
Annually
Completed
analysis of
financial
implications
and cost-benefit
assessment of
reducing/waiving
ADU development
review fees, while
funding the ADU
Ombudsperson
position, budget
modifications as
necessary.

Low
Action 2.1 (d): Increase Accessory Dwelling Unit
production by encouraging homeowners and
developers to include attached or detached
Accessory Dwelling Units in existing or new homes.

Building &
Planning
Department
Annual and
Ongoing
Annual workshop
to provide
education and
increase ADU
production.

Mid
Hillsborough Housing Element | Housing Plan
Prepared by Houseal Lavigne
127
Housing Element Action Matrix
Town Lead Time
Frame Milestone Priority
Goal 2.2: Further streamline and expedite the ADU and JADU permitting process.

Action 2.2 (a): Analyze incentives for deed restricted
ADUs to encourage rental to very-low-income
households.

Finance
Department
and Building
& Planning
Department
Jan-24
-2025
Completed
assessment of
incentives for
deed- restriction
of ADUs to be
rented at
very-low-income
rates. Evaluate
whether various
incentives justify
deed restrictions
and whether
there is a positive
impact on ADU
production.

Implement
accordingly.

Mid
Action 2.2 (b): Establish an ADU Review Team
comprised of representatives from the Town’s
various departments including planning, fire,
police, and public works and conduct regular
weekly meetings to ensure efficient review of ADU
applications.

Building &
Planning
Department,
CCFD, Police Dept.,
Public Works Dept.

Jan-24
-2025
Creation of ADU
Review Team and
commencement
of regular review
meetings
Mid
Action 2.2 (c): Incentivize ADUs and JADUs to be
constructed along with new single-family detached
housing by allowing concurrent permit review and
approval and no-cost deed recording with Town
notary.

Building &
Planning
Department and
City Council
Jan-24
-2025
Increased ADU
production. Mid
Action 2.2 (d): Continue ADU Exception process to
allow exceptions for specified zoning standards,
such as maximum lot coverage and minimum
landscape coverage, to accommodate ADUs and
JADUs that do not comply with every applicable
standard in Section 17.52.020 .

Building &
Planning
Department,
CCFD, Police Dept.,
Public Works Dept.

Jan-23
Internal evaluation
of pros/cons
of objective,
administrative
exceptions for
specified zoning
standards.

Consider
expanding ADU
Exception process
to expedite review.

Mid
Action 2.2 (e): In coordination with the Central
County Fire Department and CalFire, establish preapproved fire parameters for ADUs to streamline fire related review.

CCFD and Building
& Planning
Department
Jan-24
-2025
Final document
including preapproved fire
parameters for
ADUs
Mid
Action 2.2 (g): In coordination with 21 Elements,
assess the feasibility of developing 80 percent
complete construction drawings for ADUs to lower
costs associated with engineering and architecture.

Building &
Planning
Department
Jan-24
-2025
Evaluation of pros/
cons and feasibility
of developing 80
percent complete
construction
drawings for ADUs.

Mid
Action 2.2 (h): Update the ADU permit application
requirements to require disclosure of number of
bedrooms in new ADUs in order to track how ADUs
serve households of varying sizes and in turn impact
housing choice.

Building &
Planning
Department
Mar-23
ADU permit
application
requirements
updated and
announted on
Town website and
at Town Hall.

High

DRAFT FOR HCD REVIEW
Housing Element Action Matrix
Town Lead Time
Frame Milestone Priority
Goal 2.3: Adopt an ordinance to allow up to two detached ADUs on lots two acres and larger.

Action 2.3 (a): Review best practices and sample
ordinance language for similar multiple detached
ADU programs in jurisdictions of similar size and
make up in the ABAG region and throughout the
state.

Building &
Planning
Department
Jan-25
Completed
assessment of
pros/cons of
multiple attached
or detached ADU
programs in similar
jurisdictions in the
ABAG region and
CA.

Mid
Action 2.3 (b): Based on the findings of Action

2.3(a), draft potential ordinance language facilitating allowing a maximum of two detached ADUs on
lots two acres and larger and conduct community
outreach for feedback.

Building &
Planning
Department
Jun-25
Conduct robust
community
outreach and
education to gain
feedback.

Draft potential
ordinance
language, if
applicable.

Mid
Action 2.3 (c): Present to City Council for
consideration and adoption, language allowing a
maximum of two detached ADUs on lots two acres
and larger.

Building &
Planning
Department and
City Council
Jan-26 Adoption of
ordinance update. Mid
Goal 2.4: Create a program to encourage and expedite the conversion of pool houses, guest houses, and other accessory structures to recorded ADUs/JADUs.

Action 2.4 (a): Review best practices and sample
ordinance language for similar accessory structure
conversion programs in jurisdictions of similar size
and make up in the ABAG region and throughout
the state.

Building &
Planning
Department
Jan-25
Completed
assessment
of pros/ cons
of accessory
structure
conversion
programs in similar
jurisdictions in the
ABAG region and
CA.

Mid
Action 2.4 (b): Based on the findings of Action 2.4
(a), draft potential ordinance language facilitating
and providing development standard flexibility for
such conversions and conduct community outreach
for feedback.

Building &
Planning
Department
Jun-25
Draft potential
ordinance
language and
robust community
outreach.

Mid
Action 2.4 (c): Present to City Council for
consideration and adoption, language amending
chapter 17.52 (Accessory Dwelling Units) of the
Hillsborough Municipal Code expediting the
conversion of pool house, guest house, and similar
accessory structures into recorded ADUs.

Building &
Planning
Department and
City Council
Jan-26 Adoption of
ordinance update. Mid
Action 2.4 (d): Based on the findings of Action

2.4 (a) and Action 2.4 (c), develop an expedited
conversion program and related educational and
outreach campaign to make residents aware of the
benefits of conversion and present to Council for
consideration and ordinance adoption.

Building &
Planning
Department and
City Council
Jan-26 Adoption of
ordinance update. Mid
Hillsborough Housing Element | Housing Plan
Prepared by Houseal Lavigne
129

DRAFT FOR HCD REVIEW
Housing Element Action Matrix
Town Lead Time
Frame Milestone Priority
Goal 2.5: Require all future pool house, guest house, and similar development to be constructed to the standards of an ADU to accommodate future conversion.

Action 2.5 (a): Review best practices and sample
ordinance language for similar accessory structure
requirements in jurisdictions of similar size and
make up in the ABAG region throughout the state.

City Attorney
and Building
& Planning
Department
Jan-25
Completed
assessment
of pros/cons
of accessory
structure
requirements
in similar
jurisdictions in the
ABAG region and
CA.

Mid
Action 2.5 (b): Based on the findings of Action

2.5(a), draft potential ordinance language requiring
pool house, guest house, and similar accessory
structures to be constructed for use as and recorded
as an ADU and conduct community outreach for
feedback.

Building &
Planning
Department and
City Manager's
Office
Jun-25
Conduct robust
community
outreach and
education to gain
feedback.

Draft potential
ordinance
language, if
applicable.

Mid
Action 2.5 (c): Present to City Council for
consideration and adoption, language amending
chapter 17.52 (Accessory Dwelling Units) of the
Hillsborough Municipal Code to requiring pool
house, guest house, and similar accessory structures
to be constructed for use as and recorded as an
ADU.

Building &
Planning
Department and
City Council
Jan-26
Adoption of
ordinance update,
if applicable
Mid
Goal 2.6: Create a retroactive permitting program for existing, unpermitted ADUs and JADUs.

Action 2.6 (a): Establish an ADU/JADU Amnesty
Program to allow eligible properties to legalize
existing ADUs that were constructed without a
permit.

City Attorney
and Building
& Planning
Department
Jan-25
ADU Amnesty
Program in place
and community
education.

Mid
Hillsborough Housing Element | Housing Plan
Prepared by Houseal Lavigne
130

DRAFT FOR HCD REVIEW
Housing Element Action Matrix
Town Lead Time
Frame Milestone Priority
Goal 2.7: Via 21 Elements, coordinate with San Mateo County jurisdictions on facilitating ADU Development.

Action 2.7 (a): Work with 21 Elements and San
Mateo County to provide property tax relief when
ADU/JADUs are constructed.

Building &
Planning
Department, City
Attorney, Finance
Department, and
City Manager's
Office
Jan-27
Form an ADU
working group
through 21
Elements and San
Mateo County
that focuses on
facilitating
ADU development
through expedited
processing and tax
relief.

Low
Action 2.7 (b): Support the creation of a county
wide nonprofit to increase ADU production.

Building &
Planning
Department, City
Attorney, City
Manager's Office,
and San Mateo
County
Jan-27
Form an ADU
working group
through 21
Elements and San
Mateo County
that focuses on
facilitating
ADU development
through expedited
processing and tax
relief.

Low
Goal 2.8: Conduct an ADU education and outreach campaign.

Action 2.8 (a): Enhance awareness and
understanding of what ADUs are, how residents
can build them, and how residents can receive
retroactive permits for them.

Building &
Planning
Department and
City Manager's
Office
Quarterly
Include
information about
what ADUs are,
how residents can
build them, and
how residents
can receive
retroactive permits
for them (Goal

2.6) in the Town’s
e-newsletters
Mid
Action 2.8 (b): Establish awareness and
understanding of the Housing Choice Fund as a
funding tool to support deed restricted affordable
housing.

Building &
Planning
Department and
City Manager's
Office
Bi-annually
Advertise the
availability of
Housing Choice
Fund dollars for
the development
of ADUs that are
deed restricted
affordable (Goal

1.6) in the Town’s
mailed newsletter
Low
Action 2.8 (c): In partnership with HIP Housing,
promote their landlord-tenant match program.

Building &
Planning
Department and
City Manager's
Office
Bi-annually
Advertise the
landlord tenant
match program in
the Town’s mailed
newsletter.

Low
Hillsborough Housing Element | Housing Plan
Prepared by Houseal Lavigne
131

DRAFT FOR HCD REVIEW
Housing Element Action Matrix
Town Lead Time
Frame Milestone Priority
Action 2.8 (d): Enhance awareness of the Town’s
partnership with the County of San Mateo’s Home
for All initiative and the Second Unit Resource
Center which provides information
and tools to make it easier for homeowners to build
accessory dwelling units.

Building &
Planning
Department and
City Manager's
Office
Jun-23
Update the Town’s
website to include
information
Mid
Action 2.8 (e): Enhance the Town’s ADU/JADU
Information and Resources webpage on the Town’s
website.

Building &
Planning
Department and
City Manager's
Office
Jun-23
Update the
Town’s ADU/
JADU Information
and Resources
webpage to
include changes to
regulations and
incentives
Mid
Action 2.8 (f): Establish an ADU/JADU guidebook
to help walk residents through the ADU/JADU
permitting process.

Building &
Planning
Department
Jan-25
Final document

ADU/JADU
guidebook
Mid
Action 2.8 (g): Develop an ADU informational video
and share it via the Town’s social media channels.

Building &
Planning
Department and
City Manager's
Office
Jan-23
ADU informational
video is developed
and shared via
social media
Mid
Action 2.8 (h): Conduct a series of interviews with
ADU owners explaining their positive experience
constructing and renting their ADU and encouraging
other residents to do the same and share the
interviews with the public via the Town’s website
and social media channels.

Building &
Planning
Department and
City Manager's
Office
Jun-23
Interviews are
posted on the
Town’s website
and social media
Mid
Hillsborough Housing Element | Housing Plan
Prepared by Houseal Lavigne
132

DRAFT FOR HCD REVIEW
Housing Element Action Matrix
Town Lead Time
Frame Milestone Priority
Goal 2.9: Monitor ADU production and utilization and trigger mid-cycle adjustments as needed.

Action 2.9 (a): Establish an ADU monitoring program
that tracks the number of ADUs permitted, the
number of ADUs rented / used for housing in the
community, and the rental rate ADUs are offered for.

Building &
Planning
Department and
City Council
Jun-23
ADU monitoring
program is
established
and Building
& Planning
Department staff
person assigned
as responsible for
tracking
High
Action 2.9 (b): Include the annual results of the ADU
monitoring program in the Town’s Annual Progress
Report for HCD in order to prepare for mid-cycle
adjustment assessment conducted every two years.

Building &
Planning
Department and
City Council
Annually
Results of the ADU
monitoring
program included
in the Town’s
Annual Progress
Report for HCD
and presented to
the City Council
High
Action 2.9 (c): Every two years conduct a mid-cycle
adjustment assessment of the results of the ADU
monitoring program and trigger tiered adjustments
as needed and as detailed below.

Tier I. If the results reveal the Town is behind in its projections for ADU production, occupancy, and
rental rates by up to 50 percent in RHNA Cycle 6
years 1-3 or by up to 30 percent in years 4-8, the
Town will enhance ADU outreach and increase the
amount of Housing Choice Fund dollars available
to subsidize the construction of deed restricted
affordable housing.

Tier II. If the results reveal the Town is behind in its projections for ADU production, occupancy, and
rental rates by more than 50 percent in RHNA Cycle
6 years 1-3 or by more than 30 percent in years
4-8, the Town will take action under the no net loss
statute and identify additional housing opportunity
sites to accommodate housing development at a
housing density of 20 dwelling units per acre or
increase density allowed at existing opportunity
sites.

Building &
Planning
Department and
City Council
Bi-annually
Mid-cycle
adjustment
triggered as
appropriate
High
Policy 3: Facilitate Housing Development on Public, Commercial, Nonprofit, and Institutionally Owned Sites Goal 3.1: Monitor the disposition of all publicly owned land for potential future use for housing development.

Action 3.1 (a): Fund and conduct a Town-owned
property study to identify those properties which
may be suitable for future redevelopment for
housing.

Building &
Planning
Department, City
Manager's Office,
and City Council
Jan-26
Completed
feasibility
assessment.

Mid
Action 3.1 (b): Using the findings of the
study referenced in Action 3.1 (a), develop a
comprehensive program to support reuse of
identified sites for housing purposes.

Building &
Planning
Department, City
Manager's Office,
and City Council
Jan-27
Completed
community
engagement
process and
creation of
program with
conceptual plans.

Mid
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DRAFT FOR HCD REVIEW
Housing Element Action Matrix
Town Lead Time
Frame Milestone Priority
Goal 3.2: Encourage and support the use of private recreational and private school land for housing development to accommodate housing choice throughout Hillsborough.

Action 3.2 (a): Provide staff support and community
engagement facilitation to support development of
multi-family housing units at the identified housing
opportunity sites; Nueva private school and the
Burlingame Country Club.

Building &
Planning
Department, City
Manager’s Office,
and City Council
Case-by-case basis
Housing is
developed, in
alignment with
the Housing
Element, at Nueva
private school and
the Burlingame
Country Club.

Mid
Goal 3.3: Facilitate the development of housing at the Town Hall Campus.

Action 3.3 (a): Refine the recently completed study
of the Town Hall Campus site to reflect the 16 units
of housing proposed in this Housing Element.

Building &
Planning
Department, City
Manager's Office,
and City Council
Jun-23
Refined Town Hall
Campus Study
presented to City
Council and public
High
Action 3.3 (b): Conduct extensive public outreach to
develop a community driven vision for the Town Hall
Campus, including the 16 units of housing proposed
in this Housing Element.

Building &
Planning
Department, City
Manager's Office,
and City Council
July- November
2023
A minimum of
three public
workshops
conducted to
develop vision for
Town Hall Campus
High
Action 3.3 (c): Using the findings of the refined
study referenced in Action 3.3 (a) and community
driven visioning process referenced in Action 3.3
(b), develop a comprehensive Town Hall Campus
Redevelopment Program to ensure redevelopment
of the site via a public-private partnership during
the RHNA 6 Cycle. The comprehensive program will
include an overview of
team structure, available revenues and gaps,
approvals required, phasing strategy, and
partnership plan.

Building &
Planning
Department, City
Manager's Office,
and City Council
Mar-24
Town Hall Campus
Redevelopment
Program presented
to City Council and
public
Mid
Action 3.3 (d): Amend the zoning for the Town Hall
Campus to permit development of housing ‘by right’
within the time limits required by State law.

City Attorney
and Building
& Planning
Department
Jan-24
Zoning ordinance
amendment
adopted
High
Action 3.3 (e): Comply with the Surplus Lands Act
by either issuing a Request for Qualifications and
negotiating directly with an affordable housing
developer for development of a project meeting the
requirements of Government Code Section 37364
and declaring the property “exempt surplus;” or
issuing a Notice of Availability as required by the
Surplus Lands Act and conducting negotiations as
required by the Act.

Building &
Planning
Department, City
Manager’s Office,
and City Council
Apr-24
Request for
Qualifications
or Notice of
Availability
published
Mid
Action 3.3 (f): Enter into an exclusive negotiating
agreement with the proposed developer.

Building &
Planning
Department, City
Manager’s Office,
and City Council
Jul-24
Exclusive
negotiating
agreement
entered into
Mid
Hillsborough Housing Element | Housing Plan
Prepared by Houseal Lavigne
134

DRAFT FOR HCD REVIEW
Housing Element Action Matrix
Town Lead Time
Frame Milestone Priority
Action 3.3 (g): Complete design review of the
proposed development and approve a development
and disposition agreement with the proposed
developer, including any proposed City assistance. If
the property is not exempt surplus property, provide
the development and disposition agreement to
HCD prior to approval. Ensure that a covenant is
recorded as required by the Surplus Lands Act.

Building &
Planning
Department, City
Manager’s Office,
and City Council
Oct-25
Town Hall
development
approved by City
Council
Mid
Action 3.3 (h): Monitor development of the
property to ensure that housing is constructed as
agreed-upon in the development and disposition
agreement.

Building &
Planning
Department
Bi-Monthly
Housing is
constructed as
agreed-upon in
the development
and disposition
agreement
Low
Goal 3.4: Facilitate the development of housing at the Tobin Clark housing opportunity site.

Action 3.4 (a): Release a request for proposals
to study the Tobin Clark property and develop
conceptual plans to accommodate the 100 units of
housing proposed in this Housing Element.

Building &
Planning
Department, City
Manager's Office,
and City Council
May-23
Tobin Clark study
presented to City
Council and public
High
Action 3.4 (b): Conduct extensive public outreach
to develop a community driven vision for the Tobin
Clark property, including the 100 units of housing
proposed in this Housing Element.

Building &
Planning
Department, City
Manager's Office,
and City Council
June-October 2023
A minimum of
three public
workshops
conducted to
develop vision for
Tobin Clark
High
Action 3.4 (c): Using the findings of the study
referenced in Action 3.4 (a) and community driven
visioning process
referenced in Action 3.4 (b), develop a
comprehensive Tobin Clark Development Program
to ensure redevelopment of the site via a publicprivate partnership during the RHNA 6 Cycle.

The comprehensive program will include an
overview of team structure, available revenues
and gaps, approvals required, phasing strategy, and
partnership plan.

Building &
Planning
Department, City
Manager's Office,
and City Council
Feb-24
Tobin Clark
Redevelopment
Program presented
to City Council and
public
Mid
Action 3.4 (d): Amend the zoning for the Tobin Clark
property to permit development of housing ‘by
right’ within the time limits required by State law.

City Attorney
and Building
& Planning
Department
Jan-24
Zoning ordinance
amendment
adopted
High
Action 3.4 (e): Comply with the Surplus Lands Act
by either issuing a Request for Qualifications and
negotiating directly with an affordable housing
developer for development of a project meeting the
requirements of Government Code Section 37364
and declaring the property “exempt surplus;” or
issuing a Notice of Availability as required by the
Surplus Lands Act and conducting negotiations as
required by the Act.

Building &
Planning
Department, City
Manager’s Office,
and City Council
Apr-24
Request for
Qualifications
or Notice of
Availability
published
Mid
Hillsborough Housing Element | Housing Plan
Prepared by Houseal Lavigne
135

DRAFT FOR HCD REVIEW
Housing Element Action Matrix
Town Lead Time
Frame Milestone Priority
Action 3.4 (f): Enter into an exclusive negotiating
agreement with the proposed developer.

Building &
Planning
Department, City
Manager’s Office,
and City Council
Jul-24
Exclusive
negotiating
agreement
entered into
Mid
Action 3.4 (g): Complete design review of the
proposed development and approve a development
and disposition agreement with the proposed
developer, including any proposed City assistance. If
the property is not exempt surplus property, provide
the development and disposition agreement to
HCD prior to approval. Ensure that a covenant is
recorded as required by the Surplus Lands Act.

Building &
Planning
Department, City
Manager’s Office,
and City Council
Oct-25
Town Hall
development
approved by City
Council
Mid
Action 3.4 (h):Monitor development of the
property to ensure that housing is constructed as
agreed-upon in the development and disposition
agreement.

Building &
Planning
Department
Bi-Monthly
Housing is
constructed as
agreed-upon in
the development
and disposition
agreement
Low
Policy 4: Ensure Responsible Development in Wildland Urban Interface (WUI) Areas Goal 4.1: Continue to support the Central County Fire District (CCFD) WUI Home Inspection Program Action 4.1 (a): Enhance communications to
residents regarding their required participation in
the WUI Inspection Program.

CCFD and City
Manager's Office Annually
Host annual
resident
workshops.

Continue to
promote WUI
Home Inspection
Program through
education and
outreach materials
distributed
through the
Town's website,
Quarterly
newsletter, and
weekly
e-announcements.

Low
Action 4.1 (b): Require all new proposed landscape
plans on properties in designated WUI area to
submit a vegetation management plan and receive
approval by CCFD.

Building &
Planning
Department and
CCFD
Project-by- project
basis
Continue to
facilitate expedited
review and
approval by CCFD
of landscape plans
in WUI areas.

Low
Hillsborough Housing Element | Housing Plan
Prepared by Houseal Lavigne
136

DRAFT FOR HCD REVIEW
Housing Element Action Matrix
Town Lead Time
Frame Milestone Priority
Goal 4.2: Continue to support community participation in the National Firewise USA® Recognition Program of the National Fire Protection Association (NFPA) Action 4.2 (a): Maintain the Town’s “Firewise
Hillsborough” webpage to provide residents with
valuable information about how to stay wildfire
ready.

CCFD and City
Manager's Office
Ongoing, asneeded
Provide
information
on the Town's
website, Quarterly
newsletter,
and weekly
e-announcements.

Low
Action 4.2 (b): Provide a link on the Town’s Firewise
Hillsborough webpage to access information on
which residential property insurance companies
may be currently offering discounts for fire
hardened homes.

CCFD and City
Manager's Office
Ongoing, asneeded
Provide
information
on the Town's
website, Quarterly
newsletter,
and weekly
e-announcements.

Low
Action 4.2 (c): Maintain the Town’s status as a
Firewise USA Community, as recognized by the
National Fire Protection Association (NFPA).

CCFD and City
Manager's Office Annually
Hillsborough
Firewise
recognized by the
National
Fire Protection
Association
(NFPA).

Low
Goal 4.3: Establish and enforce safety standards for structures and landscaping in WUI areas Action 4.3 (a): The Central County Fire Department
will review proposed plans for all new buildings
and major additions to ensure the construction
complies with fire access requirements and make
recommendations for modifications to reduce fire
hazards.

Building &
Planning
Department and
CCFD
Ongoing, projectby- project basis
All new buildings
and major
additions receive
approval for
compliance
with fire access
requirements
Low
Hillsborough Housing Element | Housing Plan
Prepared by Houseal Lavigne
137

DRAFT FOR HCD REVIEW
Housing Element Action Matrix
Town Lead Time
Frame Milestone Priority
Policy 5: Establish and Strengthen Opportunities for Rental Tenancies in ADUs and throughout Hillsborough.

Goal 5.1: Add a Tenant/Landlord information page to the Town website Action 5.1 (a): Promote partnership with HIP
Housing to facilitate the rental of ADU and JADU
units.

City Manager's
Office Jan-23
Provide
information
on the Town's
website, Quarterly
newsletter,
and weekly
e-announcements.

High
Action 5.1 (b): Provide a link on the Town’s Tenant/
Landlord webpage to HIP Housing’s monthly, multilingual, home sharing fliers.

City Manager's
Office Jan-23
Provide
information
on the Town's
website, Quarterly
newsletter,
and weekly
e-announcements.

High
Action 5.1 (c): Encourage landlords to accept
Section 8 and Housing Choice Vouchers by providing
information on the Town’s Tenant/Landlord website
regarding the programs and how to participate.

City Manager's
Office, Building
& Planning
Department,
and Finance
Department
Jan-23
Provide
information
on the Town's
website, Quarterly
newsletter,
and weekly
e-announcements.

High
Action 5.1 (d): Establish a relationship with the
California Apartment Association (CAA) and work
with their education team to sponsor and promote
fair housing training for Landlords via the Town’s
Tenant/Landlord website.

City Manager's
Office Jan-27
Partner with HIP
Housing and
CAA to provide
coordinated
education and
resources for
landlords with the
Town's Tenant/
Landlord website.

Mid
Hillsborough Housing Element | Housing Plan
Prepared by Houseal Lavigne
138

DRAFT FOR HCD REVIEW
Housing Element Action Matrix
Town Lead Time
Frame Milestone Priority
Goal 5.2: Support the Human Investment Project (HIP Housing) Home Sharing, Self-Sufficiency, and Property programs Action 5.2 (a): Continue annual grant award to the
Human Investment Project (HIP housing), HEART of
San Mateo County, Life Moves, and the County of
San Mateo Human Services (see action 6.2(a))
City Manager's
Office Annually Annual Budget line item. Low
Action 5.2 (b): Distribute HIP Housing’s monthly,
multi- lingual home sharing fliers directly to City
Council, Board, and Commission members, and
public and private schools.

City Manager's
Office Monthly
Provide
information
on the Town's
website, Quarterly
newsletter,
and weekly
e-announcements.

Low
Action 5.2 (c): Post HIP Housing’s monthly, multilingual home sharing fliers at Town Hall.

Building &
Planning
Department and
City Manager's
Office
Annually
Host hybrid
workshop for
Hillsborough
residents and
employees to
provide education
and outreach
about the HIP
Housing home
sharing program.

Low
Action 5.2 (d): Provide a link on the Town’s Housing
Resources webpage to HIP Housing’s monthly,
multi-lingual home sharing fliers.

City Manager's
Office Monthly
Provide
information
on the Town's
website, Quarterly
newsletter,
and weekly
e-announcements.

Low
Goal 5.3: Establish and continue partnerships with local nonprofits for tenant outreach and counseling.

Action 5.3 (a): Maintain the Town’s relationship with
Project Sentinel and refer tenants to their no-fee
services.

Building &
Planning
Department and
City Manager's
Office
Ongoing, asneeded
Provide
information
on the Town's
website, Quarterly
newsletter,
and weekly
e-announcements.

Low
Action 5.3 (b): Ensure access to the Town’s
housing-related communication materials through
translation of materials into multiple languages
including Spanish and Chinese, making materials
accessible to those with disabilities, and sharing
information with community organizations, such
as legal service or public health providers. All
communication plans would include strategies to
reach groups with disproportionate housing needs.

Building &
Planning
Department and
City Manager's
Office
Ongoing, asneeded
Partner with
21 Elements
and San Mateo
County to provide
information
about available
translation and
accessibility
resources and
tools. Provide
information on the
Town's website,
Quarterly
newsletter, and
weekly
e-announcements.

Low
Hillsborough Housing Element | Housing Plan
Prepared by Houseal Lavigne
139
Housing Element Action Matrix
Town Lead Time
Frame Milestone Priority
Goal 5.4: Adopt an anti-harassment ordinance and a right-to-counsel policy Action 5.4 (a): Review best practices and sample
ordinance language for anti-harassment ordinances
and right-to-counsel policies in jurisdictions in the
ABAG region and throughout the state.

City Attorney and
City Manager's
Office
Jan-25
Develop a
best practices
framework for
anti-harassment
ordinances and
right-to-counsel
policies
Low
Action 5.4 (b): Draft potential ordinance language
and conduct outreach to tenants, landlords,
community members and tenant/landlord
organizations for feedback.

City Attorney and
City Manager's
Office
Jun-25
Conduct robust
community
outreach and
education to gain
feedback.

Draft potential
ordinance
language, if
applicable.

Low
Action 5.4 (c): Based on the outcomes of Actions 6.4
(a) through

6.4 (c), present to City Council for consideration and
adoption, language establishing an anti-harassment
ordinance and right-to- counsel policy.

City Attorney, City
Manager's Office,
and City Council
Jan-26
Adoption of
ordinance update,
if applicable
Low
Policy 6: Actively Participate in Addressing the Housing Needs of the Region Goal 6.1: Continue participation in and support for the 21 Elements project Action 6.1 (a): Via 21 Elements, participate in a
multi-city nexus and feasibility study to adopt
housing impact fees and inclusionary requirements.

Building &
Planning
Department and
City Manager's
Office
Annually
Form a working
group through 21
Elements and San
Mateo County
that evaluates
impact fees and
inclusionary
requirements.

Low
Action 6.1 (b): Partner with the 21 Elements
Jurisdictions to assess the viability of sharing
housing staff to support inclusionary zoning,
affordable housing, and other related projects.

Building &
Planning
Department and
City Manager's
Office
Quarterly
Form a working
group through 21
Elements and San
Mateo County that
evaluates sharing
housing staff.

Low
Goal 6.2: Provide financial support to local housing, homelessness, and mental health support programs Action 6.2 (a): Continue annual grant award to the
Human Investment Project (HIP housing)
City Manager's
Office and City
Council
Annually Annual Budget line
item Low
Action 6.2 (b): Continue financial support for the 21
Elements project
City Manager's
Office and City
Council
Annually Annual Budget line
item Low
Action 6.2 (c): Develop and adopt a Town
philanthropy policy which establishes consistency in
giving to local housing, homelessness, and mental
health support programs whose organizational
missions align with the Town’s value statement.

City Manager's
Office and City
Council
Jan-26 Adopted Town
philanthropy policy Low
Action 6.2 (d): During the annual Town budget
development process, assess the availability
of funds for contribution to local housing,
homelessness, and mental health support programs
whose organizational missions align with the Town’s
value statement.

City Manager's
Office and City
Council
Annually Annual Budget
adopted. Low

DRAFT FOR HCD REVIEW
Housing Element Action Matrix
Town Lead Time
Frame Milestone Priority
Goal 6.3: Report annually to City Council on the Town’s progress in meeting the RHNA Cycle 6 housing allocation Action 6.3 (a): Planning staff generate the Town’s
Annual Progress Report (APR) to the California
Department of Housing and Community
Development (HCD) outlining details of housing
development occurring in Town during the previous
calendar year and progress towards achieving
housing goals
Building &
Planning
Department
Annually
Annual Progress
Report (APR)
prepared for
submittal to HCD
Low
Action 6.3 (b): Present the Annual APR to the City
Council
Building &
Planning
Department
Annually
Annual Progress
Report (APR)
accepted by
City Council for
submittal to HCD
Low
Goal 6.4: Monitor the opportunity sites inventory and the Town’s progress in meeting RHNA.

Action 6.4 (a): Establish a monitoring program that
collects data every two years to:
•Ensure no shortfall is created during the Housing
Element planning period, in compliance with the No
Net Loss Law.
•Track the adequacy of infrastructure to serve new
and existing housing including water, sewer, and dry
utility capacity.
•Monitor unit count and income/affordability
assumed on parcels included in the sites inventory
to inform no net loss findings.
•Monitor actual units constructed and income/
affordability when parcels are developed,
•Monitor net change in capacity and the ability of
the remaining housing opportunity sites to meet
remaining RHNA requirements to inform no net loss
findings.
•Make the results of the monitoring program
available to the public through an online dashboard.

Building &
Planning
Department
Jun-23
Monitoring
program is
established
and Building
& Planning
Department staff
person assigned
as responsible for
tracking
High
Action 6.4 (b): Include the results of the monitoring
program in the Town’s Annual Progress Report for
HCD in order to implement mid-cycle adjustments,
as needed.

Building &
Planning
Department
Annually
Monitoring
program results
included in APR
and staff
recommendation
for mid-cycle
adjustments
presented to the
City Council
Mid
Hillsborough Housing Element | Housing Plan
Prepared by Houseal Lavigne
141

DRAFT FOR HCD REVIEW
Housing Element Action Matrix
Town Lead Time
Frame Milestone Priority
Action 6.4 (c): Every two years conduct a midcycle adjustment assessment of the results of the monitoring program and trigger tiered adjustments
as needed and as detailed below.

Tier I. If the results reveal the Town is behind in its projections for housing production, occupancy, and
rental rates by up to 50 percent in RHNA Cycle 6
years 1-3 or by up to 30 percent in years 4-8, the
Town will enhance housing development related
outreach and increase the amount
of Housing Choice Fund dollars available to subsidize
the construction of deed restricted affordable
housing.

Tier II. If the results reveal the Town is behind in its projections for housing production, occupancy, and
rental rates by more than 50 percent in RHNA Cycle
6 years 1-3 or by more than 30 percent in years
4-8, the Town will take action under the no net loss
statute and identify additional housing opportunity
sites to accommodate housing development at a
housing density of 20 dwelling units per acre or
increase density allowed at existing opportunity
sites.

Building &
Planning
Department and
City Council
Bi-annually
Mid-cycle
adjustment
triggered as
appropriate
High
Policy 7: Affirmatively Further Fair Housing Opportunities Goal 7.1: Eliminate discrimination in housing based on age, race, color, religion, sex, marital status, national origin, ancestry, or occupation Action 7.1 (a): Support fair access to housing for all
persons without regard to race, color, religion, sex,
marital status, national origin, or ancestry. Assemble
and promote the distribution of information to
landlords regarding fair housing.

Building &
Planning
Department and
City Manager's
Office
Annually
Annually contract
with a fair housing
service provider
to promote open
housing practices
for residents,
Low
and to facilitate
communication
between tenants
and landlords.

Action 7.1 (b): Assemble and promote the
distribution of information to landlords regarding
fair housing.

Building &
Planning
Department and
City Manager's
Office
Annually
Continue to
provide resources
for bi- lingual fair
housing brochures
in a variety of
public locations,
including Town
Hall
Low
Action 7.1 (c): Involve Project Sentinel to aid in
housing-related problem resolution.

Building &
Planning
Department and
City Manager's
Office
Project-by- project
basis
Develop a housingrelated referral
protocol with
Project Sentinel
Low
Hillsborough Housing Element | Housing Plan
Prepared by Houseal Lavigne
142

DRAFT FOR HCD REVIEW
Housing Element Action Matrix
Town Lead Time
Frame Milestone Priority
Action 7.1 (d): Continue to designate the City
Attorney as the appropriate City official to receive
and administer complaints related to housing
discrimination.

City Attorney and
City Manager's
Office
Annually
Annually designate
City Attorney as
the City official to
manage housing
discrimination
complaints.

Low
Action 7.1 (e): Continue to implement Chapter

17.42 of the Zoning Ordinance (Requests for
Reasonable Accommodation) to comply with the
Americans with Disabilities Act (ADA).

Building &
Planning
Department and
City Attorney
Case-by-case basis
Provide
information about
Requests for
Reasonable
Low
Accommodation
on the Town's
website and
Quarterly
newsletter.

Action 7.1 (f): Provide maximum flexibility in
the development of housing for persons with
disabilities.

City Manager's
Office and Building
& Planning
Department
Jan-24
Establish an
Administrative
Exceptions
process to allow
for ministerial
approval of minor
variances for the
development
of housing for
persons with
disabilities.

High
Action 7.1 (g): Ensure that information related to
fair housing laws is easily available on the Town’s
website and at key Town facilities, including the
Town Hall Campus and Police Station .

Building &
Planning
Department,
Police
Department, and
City Attorney
Quarterly
Provide
information
about fair housing
laws on the
Town's website
and Quarterly
newsletter.

Mid
Goal 7.2: Proactively increase access to affordable housing options for historically marginalized and underrepresented groups Action 7.2 (a): Work with HIP Housing and other
self-sufficiency programs to market ADUs to the
disability community and
non-English speakers, including new-immigrant and
refugee communities.

City Manager's
Office and Building
& Planning
Department
Monthly
Partner with
programs
to provide
information
on the Town's
website, Quarterly
newsletter, and
weekly
e-announcements.

Mid
Action 7.2 (b): Work with HIP Housing and other
self-sufficiency programs to make available paper
and digital versions of
multi-lingual applications and to make all websites
containing application information accessible.

City Manager's
Office and Building
& Planning
Department
Monthly
Partner with
programs
to provide
information
on the Town's
website, Quarterly
newsletter, and
weekly
e-announcements.

Mid
Hillsborough Housing Element | Housing Plan
Prepared by Houseal Lavigne
143

DRAFT FOR HCD REVIEW
Housing Element Action Matrix
Town Lead Time
Frame Milestone Priority
Goal 7.3: Conduct an AFFH Education and Outreach
Campaign
Action 7.3 (a): Enhance awareness and
understanding of what AFFH is and how it impacts
housing choice in Hillsborough.

City Manager's
Office and Building
& Planning
Department
Quarterly
Include
information
about AFFH and
how it impacts
housing choice
in Hillsborough
in the Town’s
e-newsletters
Mid
Action 7.3 (b): Display information about the
availability of reasonable accommodations at the
public information counter in the Planning and
Building Division and ensure that the information is
easily accessible on the Town’s website.

City Manager's
Office and Building
& Planning
Department
Jun-23
Reasonable
Accommodations
Fact Sheet and
Approval Guide
made available at
the public
information
counter and on
the Town’s website
High
Action 7.3 (c): In partnership with Project Sentinel
and the Legal Aid Society of San Mateo County,
promote available housing issue resolution services
and fair housing information.

City Manager's
Office and Building
& Planning
Department
Bi-annually
Advertise available
services and
fair housing
information in
the Town’s mailed
newsletter
Low
Action 7.3 (d): Ensure that information related to
fair housing laws is easily available on the Town’s
website and at key Town facilities, including Town
Hall and the Police Department.

City Manager's
Office and Building
& Planning
Department
June 2023;
Annually
Update the Town’s
website to include
information
regarding fair
housing law.

Annually work with
Project Sentinel
to make flyers
and literature
regarding fair
housing law
available at key
Town facilities.

High; Low
Hillsborough Housing Element | Housing Plan
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144
A
APPENDIX A: PUBLIC

PARTICIPATION

DRAFT FOR HCD REVIEW
Public Outreach During the Housing
Element Update Process
Visioning Workshop
The following PowerPoint slides are from the Visioning Workshop on November 3, 2021.

VISIONING

WORKSHOP
6:00pm
November 3, 2021
Hillsborough Housing Element Update
Town Team Introductions
■ Building & Planning Department
– Sarah A. Fleming, Director
– Liz Ruess, Planning Manager
– Tim Anderson, Assistant
Director/Building Official
■ City Manager's Office
– Ann Ritzma, City Manager
– Mandy Brown, Senior Management
Analyst
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A1

DRAFT FOR HCD REVIEW
Consultant Team
Housing Element
Public Safety Element
Land Use Element
Environmental Justice Policies
Housing Element Public Safety Element
Lead Consultant
Houseal Lavigne Team
Introductions
Robert Kain
Project Principal
Jackie Wells, AICP
Project Manager
Mika Schweizer Daniel Tse, AICP Kirsten Weismantle, AICP Hillsborough Housing Element | Appendix A
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Workshop Agenda
■ Housing Element Introduction
■ Q & A Opportunity 1
■ Poll Questions
■ Visioning Exercise
– Introduction
– Breakout Rooms
– Discussion Recap
■ Next Steps and How to Get Involved
■ Q & A Opportunity 2
Workshop Goals
■ Provide the community an overview of the
California Housing Element Update Process and
discuss the Town’s current assignment
■ Generate ideas for potential Town-specific
approaches to meet the state’s targets
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW

HOUSING ELEMENT

INTRODUCTION
How is the
Housing
Element
related to
the rest of
the General
Plan?
Every city in California must create a
General Plan that acts as a roadmap for
the future growth of the City.

General Plans must address key topic
areas, called Elements, that cover things
like land use, housing, transportation,
services, infrastructure, etc.

Each Element establishes broad
objectives, focused policies and specific
actions the City will take to achieve its
goals.

Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
What is a Housing
Element?
■ One of the 7 required elements in the City’s General Plan. ■ Provides an assessment of the City’s housing needs and how best to accommodate the housing needs of existing and
future residents.
■ Sets citywide goals, objectives and policies for housing, and identifies housing conditions and needs within the community. ■ Must be updated every 8 years according to statutory
deadline.
■ Must be reviewed for compliance and certified by State Department of Housing and Community Development (HCD).

Why are Housing Elements
Updated?
■ Ensure the City complies with State
housing laws
■ Demonstrate Hillsborough’s ability to
meet future housing growth need
■ To adopt and implement policies
addressing local housing issues
■ Allow the community to further engage
in the planning process
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
What is RHNA?
■ Overview
■ Key dates of cycle 5 and 6
RHNA 5 Success
Income
Level
RHNA 5
Allocation
Current #
Of Units
Target
Achieved
Very Low Income
(0-50% AMI) 32 52 Exceeded by 63%
Low Income
(51-79% AMI) 17 29 Exceeded by 71%
Moderate Income
(80-119% AMI) 21 30 Exceeded by 43%
Above Moderate Income
(120% AMI +) 21 20 5% Remaining
TOTAL: 91 131 Exceeded by 44%
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Hillsborough’s RHNA 6 Allocation
Income Level RHNA 6 Allocation
Very Low Income (0-50% AMI) 153
Low Income (51-79% AMI) 88
Moderate Income (80-119% AMI) 87
Above Moderate Income (120% AMI+) 223
TOTAL: 554
AMI = Area Median Income
AMI for San Mateo County = $174,000/year for a family of four Why is RHNA 6 different?
■ Increase in Regional Allocation
– RHNA 5 = 187,990
– RHNA 6 = 441,176 units
– ∆ = 253,186 units (135% increase)
■ Fair Housing Requirements
– Affirmatively Furthering Fair Housing
(AFFH) requires jurisdictions to
demonstrate that they are actively
working to both dismantle the legacy of
segregation and create equal housing
opportunities.
■ Site Identification Constraints
– Limits on reuse of sites from
RHNA 5
– Stricter ADU Requirements
■ Inclusion of Safety Element
– Every 8 years must update climate
vulnerability and adaptation, fire,
flooding, and evacuation sections
– Jurisdictions in the State Responsibility
Area and the Very High Fire Hazard
Severity Zone must address specific
wildfire requirements
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
What happens if Hillsborough does
not comply?
■ Monetary Impacts
– Fines ranging between $10,000-$600,000/month
– Freeze on state grant funds
■ Restriction or Loss of Local Control of Land Use
Where do we go from here?
Can we develop a community driven plan that accommodates our RHNA number in a way that reflects the character of Hillsborough and maintains local control?
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Housing Element Introduction
Synopsis
■ Cycle 5 success
■ What is RHNA
■ RHNA #
■ Goal of workshop
■ How to meet mandate and still maintain character of community.

QUESTIONS?
Hillsborough Housing Element | Appendix A
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POLL QUESTIONS

VISIONING EXERCISE

INTRODUCTION
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Visioning Exercise
■ Join Breakout Room
– Briefly introduce yourselves & your relationship to the Town – Designate a spokesperson to present your ideas when we regroup – Staff scribes will take notes
■ Facilitator will guide conversation
– Consider and respond to facilitator questions
– Discuss concepts, ideas, opportunities, constraints
■ Remember:
– Be kind
– Keep an open mind
– Have FUN!
Visioning exercise will last approximately 30 minutes.

Facilitated Discussion
■ What strategies could the town consider
using in order to successfully meet the
state mandate?
■ What do you think is the best way to
address the state’s affordability
requirements?
■ What about the RHNA 6 process are you
most concerned about?
■ What opportunities do you see for the
Town as a part of the RHNA 6 process?
Hillsborough Housing Element | Appendix A
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VISIONING EXERCISE

BREAKOUT ROOMS
Hillsborough Housing Element | Appendix A
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VISIONING EXERCISE

DISCUSSION RECAP
Project Timeline & Next Steps
Hillsborough Housing Element | Appendix A
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Project Timeline & Next Steps
Date Action
June 2021 Solicit proposals from firms identified on ABAG’s consultant bench July 2021 Establish internal Technical Advisory Committee (TAC) July-Sept 2021 Negotiate consultant contract and return to Council for contract approval November 2021 Hold Visioning Workshop | Recruit for and Select HEAC members and set standing meeting calendar
December 2021/January 2022 1st GPAC meeting—Introduction to Process | Conduct Stakeholder Interviews Q1 & Q2 2022
2nd GPAC Meeting—Housing Element Introduction & Discission 3rd GPAC Meeting—Land Use Element Introduction & Discussion 4th GPAC Meeting—Safety Element Introduction & Discussion 5th GPAC Meeting—Policy Discussion: Housing and Land Use Elements 6th GPAC Meeting—Policy Discussion: Safety Element
Q1 2022 Informational Update to Council
Q2 2022 Conceptual Element & Implementing Policy Language Developed | Public Open House | Collation of Feedback | Refinement | Community Meeting to Discuss Formal Drafts Q3 2022 Community Meeting to Finalize Formal Drafts | Presentation to Council of Draft Elements, Implementing Policies & CEQA for adoption | Submittal of Adopted Materials to HCD January 2023 Timely HCD Certification of Town’s Housing Element Formation of the Housing Element
Advisory Committee (HEAC)
■ Purpose
– Ad hoc advisory committee to the
– Director of Building & Planning
■ Composition
– 10-15 members representing the full spectrum of the Hillsborough community; no members currently serving on City Council or Town Boards
or Commissions
■ Meetings
– Monthly from ‘21 to late ’23
– 1-2 hours in duration
– Open to the public with time for comment
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Stay in the Know
■ Bookmark the Town’s Website
– Bookmark the Town’s Housing Element Update Website:
https://www.hillsborough.net/553/2023-2031-Housing-Element-Update ■ Subscribe for Regular Updates
– Subscribe to Housing Element and Weekly e-Announcement NotifyMe Alerts: https://www.hillsborough.net/list.aspx
■ Provide Feedback
– If you have questions or comments, email us at: [email protected] Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
QUESTIONS?
Hillsborough Housing Element | Appendix A
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HEAC Meeting 1
The following PowerPoint slides are from the HEAC Meeting 1 on January 25, 2022.

HEAC
MEETING #1
5:00pm
January 25, 2022
Hillsborough Housing Element Update
Town Team Introductions
■ Building & Planning Department
– Sarah A. Fleming, Director
– Liz Ruess, Long-Range Planning &
Special Projects
– Tim Anderson, Assistant
Director/Building Official
■ City Manager's Office
– Ann Ritzma, City Manager
– Mandy Brown, Senior Management
Analyst
Hillsborough Housing Element | Appendix A
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Town Team Introductions
■ Technical Advisory Committee (TAC)
– Public Works
■ Natalie Gribben, Senior Civil Engineer
■ Adam McClure, GIS Specialist
– Police: Captain Nelson Corteway
– Fire: Christine Reed, Fire Marshall
– Finance: Rich Santiago, Assistant Director
■ City Council Housing
Element Update Subcommittee (Ad Hoc)
– Christine Krolik, Vice Mayor
– Sophie Cole, Councilmember
Consultant Team
Housing Element
Public Safety Element
Land Use Element
Housing Element Public Safety Element
Lead Consultant
Hillsborough Housing Element | Appendix A
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Houseal Lavigne Team
Introductions
Robert Kain
Project Oversight
Jackie Wells, AICP
Project Manager
Daniel Tse, AICP
Lead Support
HEAC Member Introductions
■ Please share your:
– Name
– Unique perspective you bring to the HEAC
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Meeting Agenda
■ HEAC Roles and Responsibilities
■ Housing Element Introduction
■ Q & A Opportunity 1
■ Poll Questions
■ Visioning Workshop Feedback Overview
■ Next Steps
■ How to Spread the Word
■ Q & A Opportunity 2
■ Public Input Opportunity

HEAC ROLES &

RESPONSIBILITIES
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Housing Element Advisory
Committee (HEAC)
■ Role
– Ad hoc advisory committee to the Director of
Building & Planning
■ Responsibilities
– Review and provide feedback on draft
Element components
– Attend and participate in HEAC Meetings
– Spread the word about community
engagement opportunities

HOUSING ELEMENT

INTRODUCTION
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
How is the
Housing
Element
related to
the rest of
the General
Plan?
Every city in California must create a
General Plan that acts as a roadmap for
the future growth of the City.

General Plans must address key topic
areas, called Elements, that cover things
like land use, housing, transportation,
services, infrastructure, etc.

Each Element establishes broad
objectives, focused policies and specific
actions the City will take to achieve its
goals.

What is a Housing
Element?
■ Provides an assessment of the City’s housing needs and how best to accommodate the housing needs of existing and
future residents.
■ Sets citywide goals, objectives and policies for housing, and identifies housing conditions and needs within the community. ■ Must be reviewed for compliance and certified by State Department of Housing and Community Development (HCD).

Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Why are Housing Elements
Updated?
■ Ensure the City complies with State
housing laws
■ Demonstrate Hillsborough’s ability to
meet future housing growth needs
■ To adopt and implement policies
addressing local housing issues
■ Allow the community to further engage
in the planning process
Housing Element Requirements
■ Increase housing production to meet this demand
■ Preserve existing affordable housing
■ Improve the safety, quality and condition of existing housing ■ Facilitate the development of housing for all income levels and household types including special needs populations
■ Promote fair housing choice for all
■ Accommodate projected housing demand, as mandated by the State (RHNA)
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
What is "RHNA"?
■ Regional Housing Needs Allocation
– Assigned by State via ABAG
– Projected number of new units
needed in the region over 8 years
– Broken into four income categories
– Currently in Cycle 5 or “RHNA 5"
– Planning for Cycle 6 or "RHNA 6"
■ RHNA 5: 2014-2022
■ RHNA 6: 2023-2031
Association of Bay Area
Governments
RHNA 5 Success
Income
Level
RHNA 5
Allocation
Current #
Of Units
Target
Achieved
Very Low Income
(0-50% AMI) 32 52 Exceeded by 63%
Low Income
(51-79% AMI) 17 29 Exceeded by 71%
Moderate Income
(80-119% AMI) 21 30 Exceeded by 43%
Above Moderate Income
(120% AMI +) 21 20 5% Remaining
TOTAL: 91 131 Exceeded by 44%
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Hillsborough’s RHNA 6 Allocation
Income Level RHNA 6 Allocation
Very Low Income (0-50% AMI) 155
Low Income (51-79% AMI) 89
Moderate Income (80-119% AMI) 87
Above Moderate Income (120% AMI+) 223
TOTAL: 554
AMI = Area Median Income
AMI for San Mateo County = $174,000/year for a family of four Why is RHNA 6 different?
■ Increase in Regional Allocation
– RHNA 5 = 187,990
– RHNA 6 = 441,176 units
– ∆ = 253,186 units (135% increase)
■ Fair Housing Requirements
– Affirmatively Furthering Fair Housing
(AFFH) requires jurisdictions to
demonstrate that they are actively
working to both dismantle the legacy of
segregation and create equal housing
opportunities.
■ Site Identification Constraints
– Limits on reuse of sites from RHNA 5
– Stricter ADU Requirements
■ Inclusion of Safety Element
– Every 8 years must update climate
vulnerability and adaptation, fire,
flooding, and evacuation sections
– Jurisdictions in the State Responsibility
Area and the Very High Fire Hazard
Severity Zone must address specific
wildfire requirements
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Housing Element
Introduction: Synopsis
■ RHNA = Regional Housing Needs Allocation
■ Each RHNA cycle is 8 years
– Currently in the 5th RHNA Cycle (RHNA 5: 2014-2022)
– Planning for the 6th RHNA Cycle (RHNA 6: 2023-2031)
■ Town's RHNA 6 Allocation is 554 units over 8 years
■ HE = Housing Element
– Chapter of General Plan
– Must be updated at each 8-year RHNA cycle to plan for new allocation

POLL QUESTIONS
Hillsborough Housing Element | Appendix A
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VISIONING EXERCISE

OVERVIEW
Visioning Exercise Format
■ Visioning Workshop was a virtual event held on November 3, 2021via Zoom. 11 residents and area stakeholders participated in addition to town staff.
■ Breakout Room
– Attendees briefly introduced themselves & their relationship to the Town
– A spokesperson was designated to present room ideas when we regrouped
– Staff scribes took notes
■ Facilitator guided conversation
– Attendees considered and responded to facilitator questions – Attendees discussed concepts, ideas, opportunities, constraints Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Facilitated Discussion
■ What strategies could the town consider
using in order to successfully meet the
state mandate?
■ What do you think is the best way to
address the state’s affordability
requirements?
■ What about the RHNA 6 process are you
most concerned about?
■ What opportunities do you see for the
Town as a part of the RHNA 6 process?
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Hillsborough Housing Element | Appendix A
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Major Themes
■ Focus higher density development near
El Camino Real
■ Develop Town-owned land
■ Promote accessory dwelling units
■ Establish design standards for higher
density housing types to maintain Town
character

NEXT STEPS
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Project Timeline & Next Steps
Month Tasks
January HEAC Meeting #1
February
ADU Questionnaire goes public
HEAC Meeting #2
Draft Outline, Assessment Memo, & ADU Questionnaire summary delivered to TAC for review March Draft Outline, Assessment Memo, & ADU Questionnaire summary delivered to HEAC for review HEAC Meeting #3
April Development of Goals and Policies
HEAC Email Update
May Goals and Policies delivered to TAC for review
June
Goals and Policies delivered to HEAC for review
HEAC Meeting #4
Goals and Policies Community Workshops
City Council Update #1
July Internal Review Draft delivered to TAC for review
HEAC Email Update
August
Internal Review Draft delivered to HEAC for review
HEAC Meeting #5
Public Review Draft Posted
Public Review Draft Community Workshops
City Council Update #2
September Submit for HCD Round 1 review - 90 days
October Finalize Land Use Element and Zoning revisions
November Receive and incorporate HCD feedback
December HEAC Meeting #6
January
City Council First Reading
City Council Adoption
Housing Element Deadline - January 31, 2023
Upcoming HEAC Meetings
■ HEAC Meeting #2 – February 15 or 21
– Public Safety and Land Use Elements overview
■ HEAC Meeting #3 – March 15 or 21
– Review and discuss Assessment Memorandum and Housing
Element Update Outline
■ HEAC Meeting #4 – May 23 or 25
– Review and discuss draft Goals and Policies
■ HEAC Meeting #5 – August 2 or 4
– Review and discuss Public Review Draft
■ HEAC Meeting #6 – December 7 or 8
– Review and discuss HCD feedback on Public Review Draft – Review and discuss draft Public Safety Element
An email will be
sent to the group
to confirm the
date and time of
each HEAC
meeting.

The final meeting
schedule will be
posted on the
project website.

Hillsborough Housing Element | Appendix A
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HOW TO

SPREAD THE WORD
Encourage Your Friends and
Neighbors to:
■ Visit the Project Website: hillsborough-housing-planning-element-updatehlplanning.hub.arcgis.com – Learn more about the Housing, Public Safety, and Land Use Element Updates ■ Take Online Questionnaires: arcg.is/1PHDSb and surveymonkey.com/r/21elementsAFH – Answer a brief, 10 question survey about the Housing Element generally and another that asks specific questions about AFFH
■ Create a Map on map.social: map.social/Community.php?CommunityID=321 – Identify desirable and undesirable locations for housing in Hillsborough ■ Subscribe for Regular Updates: hillsborough.net/list.aspx – Subscribe to Housing Element and Weekly e-Announcement NotifyMe Alerts ■ Provide Feedback
– Email questions or comments to: [email protected] Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
QUESTIONS?
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
THANK YOU!
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
HEAC Meeting 2
The following PowerPoint slides are from the HEAC Meeting 2 on February 15, 2022.

HEAC
MEETING #2
5:00pm
February 15, 2022
Hillsborough Housing Element Update
HEAC Meeting Structure
■ Setting the Stage
– HEAC Meeting #1 – Housing Element Intro
– HEAC Meeting #2 – Public Safety and Land Use Element Intro and Housing Legislation Overview
■ Charting the Course
– HEAC Meeting #3 – Review and discuss Assessment Memorandum and Housing Element Update Outline
– HEAC Meeting #4 – Review and discuss draft Goals and Policies – HEAC Meeting #5 – Review and discuss Public Review Draft – HEAC Meeting #6 – Review and discuss HCD feedback on Public Review Draft; Review and discuss draft Public
Safety Element
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Consultant Team
Housing Element
Public Safety Element
Land Use Element
Housing Element Public Safety Element
Lead Consultant
Atlas Planning Team
Introductions
Aaron Pfannenstiel
Safety Element Lead
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Kimley Horn Team
Introductions
David Barquist, AICP
Housing Element Strategic Advisor
Meeting Agenda
■ Public Safety Element Introduction
■ Q & A Opportunity 1
■ Land Use Element Introduction
■ Q & A Opportunity 2
■ Housing Element Related Legislation
Overview
■ Q & A Opportunity 3
■ Next Steps
■ How to Spread the Word
■ Q & A Opportunity 4
■ Public Input Opportunity
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW

PUBLIC SAFETY

ELEMENT

INTRODUCTION
What is a Public
Safety Element?
■ Provides an assessment of the natural and human-caused hazards that may affect existing or future residents and businesses.
■ Sets citywide goals, objectives, and policies for the protection of the community from risks associated with natural and human-caused hazards.
■ If the jurisdiction has Very High Fire Hazard Severity Zones (VHFHSZ) or State Responsibility Areas (SRA), the Element requires review and approval by Cal Fire and the Board of Forestry and Fire Protection.

Hillsborough Housing Element | Appendix A
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Public Safety Element
Requirements
Items denoted by an * are potential hazards relevant to Hillsborough Seismically
induced surface
rupture*
Ground
Shaking*
Ground Failure
Tsunami, Seiche,
and Dam
Failure*
Slope Instability
(Mudslides and
Landslides)*
Subsidence Liquefaction*
Flooding*
Wildland and
Urban Fires*
Evacuation
Routes*
Military
Installations
Peak Load
Water Supply
Requirements*
Min. Road Widths
& Clearances
Around
Structures*
PROTECTION OF THE COMMUNITY FROM UNREASONABLE RISKS ASSOCIATED WITH:

How is the
Public
Safety
Element
related to
the Housing
Element?

HOUSING

ELEMENT
UPDATE
SAFETY ELEMENT UPDATE (SB 1035)
Wildfire
Hazards
(SB 1241)
Climate
Adaptation
(SB 379)
Evacuation
Analysis
(SB 99)
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Why are Public Safety Elements
Updated?
■ Large disaster events occurring
throughout the state have identified
shortcomings within General Plans
regarding hazards.
■ Since 2009,the legislature has identified
several concerns requiring additional
analysis and regulation to protect
communities.
■ Greater understanding of the
connection between risk reduction
measures and impacts to the built
environment
QUESTIONS?
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW

LAND USE ELEMENT

INTRODUCTION
What is a Land Use
Element?
■ Designates the type, intensity, and general
distribution of uses of land in a municipality
■ Provides a framework to accommodate future
growth and ensure development patterns are
predictable, coherent, and reflect community
values
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
How is the
Land Use
Element
related to
the Housing
Element?
Required by statute to be consistent
with one another.

Since Hillsborough is almost entirely
residential, the land use element is
more closely tied to the housing
element.

Each Element establishes broad
objectives, focused policies and
specific actions the City will take to
achieve its goals.

Land Use Element Requirements

1. Background Land Use Information - Provides background information on existing development and community character.

2. Land Use Designations - Describes the characteristics and intensity of each land use designation, along with the Land Use Map depicting the location of each land use type.

3. Future Development Potential - Discusses the extent and location of anticipated future growth in Hillsborough.

4. Background Community Services Information - Describes the various community services and facilities that are necessary to maintain the community’s high quality of life.

5. Goals, Policies and Actions - Provides policy guidance for change as it occurs in the Town.

Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Why are Land Use Elements
Updated?
■ Reflect updates to other General
Plan Elements
■ Incorporate changes to FEMA
identified floodplains and state
statutes
■ Address changes in
demographics, market, etc.

QUESTIONS?
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW

HOUSING ELEMENT

RELATED LEGISLATION

OVERVIEW
2017-2021 Summary of Legislation
(100+ New Housing Laws)
■ 2017
– AB 1397 Adequate Housing Element Sites
– SB 166 No Net Loss
– AB 72 Housing Element Enforcement
– AB 879 Reporting Requirements and Enforcement
– SB 35 Increase Housing Supply via Streamlining
■ 2018
– SB 330 Housing Crisis Act
– AB 686 Affirmatively Furthering Fair Housing (AFFH)
– AB 2162 Supportive Housing Streamlined Approval
■ 2019
– AB 671 ADU Plan
– SB 6 Design and Development of the Site Inventory
■ 2021
– SB 9 Ministerial Urban Lot Splits & Two- Unit Developments – SB 10 Density and Transit
– AB 1398 RHNA Rezoning Timing
– AB 881/68/SB 13 Acessory Dwelling Units
FUNDING - STREAMLING - ACCOUNTABILITY – ENFORCEMENT – CREATE OPPORTUNITY Hillsborough Housing Element | Appendix A
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AB 1397 Adequate Housing
Element Sites (2017)
■ Strengthens site identification/selection requirements ■ Requires robust analysis and qualifying criteria of "candidate sites" – Parcel level evaluation
– > 50% of non-vacant sites inventory = assumed impediment – Replacement requirements for lower income units lost
– By-right requirement for sites used in prior cycles
SB 166 No Net Loss (2017)
■ No reduction in existing housing capacity
■ Maintain inventory of site throughout the entire planning period ■ Quantify need by income category
■ 180-day period to rezone if sites cannot accommodate remaining RHNA ■ Implications for providing buffer of sites above RHNA growth need Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
AB 72 Housing Element
Enforcement (2017)
■ Enforcement "teeth" of Housing Element law
■ Broad enforcement powers to HCD
■ HCD provides written findings, compel respondents to reply ■ "HCD will consider any 3rd party consultation
■ Referral to State Attorney General
AB 879 Reporting Requirements
and Enforcement (2017)
■ Evaluation of constraints
– Requests for densities less than housing element
– Timing from approvals to building permits
– Removal of non-governmental constraints
– Local ordinances/policies/programs
■ Annual report of progress to HCD
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
AB 686 Affirmatively Furthering Fair
Housing (AFFH) (2018)
■ Meaningful actions to address disparities in housing need and access to opportunity for all groups protected by state and federal law – Segregated living patterns
– Racial and ethnic concentrations of poverty
– Compliance with fair housing laws/civil rights
■ Concrete actions and timelines
■ No actions in consistent with AFFH
■ Thorough assessment and response in policy program of Housing Element AB 2162 Supportive Housing
Streamlined Approval (2018)
■ Streamlines affordable housing development
■ Supportive housing by-right in multifamily/mixed use zones ■ Thresholds for by right development
■ Objective standards for supportive housing
■ Supportive services component required
■ Project approval timelines
■ Limitations on parking minimums when near transit stop Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
AB 671 ADU Plan (2019)
■ Incentivize and promote accessory dwelling units
■ Provide policies/programs in Housing Element
SB 6 Design and Development of
the Site Inventory (2019)
■ Housing within Commerical Zones
■ Densities to accommodate lower income households
■ Deed restriction requirements
■ Public Works/Prevailing Wage requirements
■ 50% on projects dedicated to residential development
■ Restrict short term rentals
■ Streamlined, ministerial approval
■ 2029 sunset of provisions of Bill
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
SB 9 Ministerial Urban Lot Splits &
Two-Unit Developments (2021)
■ Permit two residential unis on a lot within single family residential zone ■ Ministerial review
■ Maximum two units, inclusive of ADU and JADU requirements ■ Permit subdivision of single lot into two lots
– 1,200 SF minimum lot size
QUESTIONS?
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A50

DRAFT FOR HCD REVIEW

NEXT STEPS
Project Timeline & Next Steps
Month Tasks
January HEAC Meeting #1
February
ADU Questionnaire goes public
HEAC Meeting #2
Draft Outline, Assessment Memo, & ADU Questionnaire summary delivered to TAC for review March Draft Outline, Assessment Memo, & ADU Questionnaire summary delivered to HEAC for review HEAC Meeting #3
April Development of Goals and Policies
HEAC Email Update
May Goals and Policies delivered to TAC for review
June
Goals and Policies delivered to HEAC for review
HEAC Meeting #4
Goals and Policies Community Workshops
City Council Update #1
July Internal Review Draft delivered to TAC for review
HEAC Email Update
August
Internal Review Draft delivered to HEAC for review
HEAC Meeting #5
Public Review Draft Posted
Public Review Draft Community Workshops
City Council Update #2
September Submit for HCD Round 1 review - 90 days
October Finalize Land Use Element and Zoning revisions
November Receive and incorporate HCD feedback
December HEAC Meeting #6
January
City Council First Reading
City Council Adoption
Housing Element Deadline - January 31, 2023
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A51

DRAFT FOR HCD REVIEW
Upcoming HEAC Meetings
■ HEAC Meeting #3 – March 21, 5pm
– Review and discuss Assessment Memorandum and Housing
Element Update Outline
■ HEAC Meeting #4 – May 23, 5pm
– Review and discuss draft Goals and Policies
■ HEAC Meeting #5 – August 2, 5pm
– Review and discuss Public Review Draft
■ HEAC Meeting #6 – December 8, 5pm
– Review and discuss HCD feedback on Public Review Draft – Review and discuss draft Public Safety Element
HOW TO

SPREAD THE WORD
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A52

DRAFT FOR HCD REVIEW
Encourage Your Friends and
Neighbors to:
■ Take the ADU Questionnaire
– Current ADU owners
– Homeowners interested in constructing an ADU
– Homeowners not interested in constructing an ADU
– People who reside in ADUs
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A53

DRAFT FOR HCD REVIEW
QUESTIONS?

PUBLIC INPUT

OPPORTUNITY
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A54

DRAFT FOR HCD REVIEW
THANK YOU!
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A55

DRAFT FOR HCD REVIEW
HEAC Meeting 3
The following PowerPoint slides are from the HEAC Meeting 3 on March 21, 2022.

HEAC
MEETING #3
5:00pm
March 21, 2022
Hillsborough Housing Element Update

CITY COUNCIL

SUBCOMMITTEE

WELCOME
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A56

DRAFT FOR HCD REVIEW
How to set view preferences in
Zoom
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A57

DRAFT FOR HCD REVIEW
Meeting Agenda

1. Pre-Meeting Reading Materials Q & A

2. Meeting Goals and Discussion Format
Overview

3. Discussion

4. Next Steps Overview

5. Public Input Opportunity
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A58

DRAFT FOR HCD REVIEW

PRE-MEETING

READING MATERIALS
Q & A

MEETING GOALS &

DISCUSSION FORMAT
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A59

DRAFT FOR HCD REVIEW
Meeting Goals
■ Discuss the how, what, and where of housing to meet RHNA requirements in Hillsborough.
■ Provide direction for the development of the policies and programs to be included in the Housing Element.
■ Identify what additional data is needed to inform the group and reach consensus.

Discussion Format
■ Facilitator will guide conversation
– Consider and respond to facilitator questions
– Discuss concepts, ideas, opportunities, constraints
■ Remember:
– Be kind
– Keep an open mind
– Allow opportunity for all HEAC members to speak
Discussion will last approximately 60 minutes.

Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A60

DRAFT FOR HCD REVIEW

DISCUSSION

1. What housing types and densities would
you find acceptable in Hillsborough?
a. 2 single family homes per lot (1)
b. Small lot single family homes (1)
c. Single family homes (3)
d. ADUs (5) –
i. one per lot (1),
ii. two per lot (1),
iii. number not specified (3)
e. JADUs (1)
f. Duplexes/Townhomes/Fourplex (6)
g. Cluster/cottage homes (2)
h. Apartments/Condominiums (6)
i. Senior housing (3)
j. High density >15 units/acre (1)
k. Medium density 5-15 units/acre (1)
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A61

DRAFT FOR HCD REVIEW

2. Where in Hillsborough should these new
housing types and densities be located?
Survey responses consolidated and summarized in web map.

3. How can the Town encourage/promote
the development of these new housing
types and densities?
a. Revise development standards (8)
i. Generally (3)
ii. For private schools, country club, City
Hall, area near El Camino Real (3)
iii. Large sites (2)
b. Establish design review process for nonsingle family to ensure new development fits community character (2)
c. Increase frequency of ARDB meetings (1)
d. Eliminate design review process for single
family (1)
e. Lower or waive building fees and
guarantee building timelines for RHNA
projects (4)
f. Joint project with other communities (1)
g. Develop housing on Town owned sites (3)
h. Relax SB 9 lot split requirements (2)
i. Public private partnership (1)
j. Incentivize ADU construction and below
market rate rental (2)
k. Offer financial incentives (3)
i. Generally (2)
ii. On private school/country club sites
(1)
l. Incentivize favorable CUP amendments
(1)
m. Land value tax in up-zoned areas (1)
n. Explain the need/marketing campaign (2)
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A62

DRAFT FOR HCD REVIEW

NEXT STEPS
Project Timeline & Next Steps
Month Tasks
January HEAC Meeting #1
February
ADU Questionnaire goes public
HEAC Meeting #2
March
Draft Outline, Assessment Memo, & ADU Questionnaire summary delivered to HEAC for review HEAC Meeting #3
April
Development of Policies & Programs
Policies and Programs delivered to HEAC for online feedback May
Actions research and testing
HEAC Meeting #4
June
Policies, Programs, and Actions Community Workshops
City Council Update #1
July
Internal Review Draft delivered to TAC for review
HEAC Email Update
August
Internal Review Draft delivered to HEAC for review
HEAC Meeting #5
Public Review Draft Posted
Public Review Draft Community Workshops
City Council Update #2
September Submit for HCD Round 1 review - 90 days
October Finalize Land Use Element and Zoning revisions
November Receive and incorporate HCD feedback
December HEAC Meeting #6
January
City Council First Reading
City Council Adoption
Housing Element Deadline - January 31, 2023
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A63

DRAFT FOR HCD REVIEW
Upcoming HEAC Meetings
■ HEAC Meeting #4 – May 23, 5pm
– Actions research and testing discussion
■ HEAC Meeting #5 – August 2, 5pm
– Review and discuss Public Review Draft
■ HEAC Meeting #6 – December 8, 5pm
– Review and discuss HCD feedback on Public Review Draft – Review and discuss draft Public Safety Element

PUBLIC INPUT

OPPORTUNITY
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A64

DRAFT FOR HCD REVIEW
THANK YOU!
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A65

DRAFT FOR HCD REVIEW
HEAC Meeting 4
The following PowerPoint slides are from the HEAC Meeting 4 on May 23, 2022.

HEAC
MEETING #4
5:00pm
May 23, 2022
Hillsborough Housing Element Update

CITY COUNCIL

SUBCOMMITTEE

WELCOME
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A66

DRAFT FOR HCD REVIEW
Meeting Agenda

1. Reaching RHNA Discussion

2. Next Steps Overview

3. Public Input Opportunity

REACHING RHNA

DISCUSSION
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A67

DRAFT FOR HCD REVIEW
Hillsborough’s RHNA 6 Allocation
Income Level RHNA 6 Allocation
Very Low Income (0-50% AMI) 155
Low Income (51-79% AMI) 89
Moderate Income (80-119% AMI) 87
Above Moderate Income (120% AMI+) 223
20% "No Net Loss" Buffer (optional but advised) 111
TOTAL: 665
AMI = Area Median Income
AMI for San Mateo County = $174,000/year for a family of four Possible Methods
to Reach RHNA
■ Acessory Dwelling Units (ADUs)
■ Development of Town Owned
Properties
■ Subdivision of Residential Lots
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A68

DRAFT FOR HCD REVIEW
Counting ADUs
■ HCD Methodology
– Average the number of
ADUs permitted in the last
3 years
– Multiply the average by 8
(number of years in RHNA
Cycle)
Counting ADUs
■ Application of Methodology in
Hillsborough
– ~35 ADUs built on average
between 2019 and first half
of 2022
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A69

DRAFT FOR HCD REVIEW
Counting ADUs
■ Application of Methodology in
Hillsborough
– ~35 ADUs built on average
between 2019 and first half
of 2022
– 35 ADUs per year x 8-year
RHNA Cycle = 280 ADUs
ADU Income Category Distribution
■ ABAG Approved Methodology
– Very Low Income: 30%
– Low Income: 30%
– Moderate Income: 30%
– Above Moderate Income:
10%
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A70

DRAFT FOR HCD REVIEW
ADU Income Category Distribution
■ ABAG Approved Methodology
– Very Low Income: 30%
– Low Income: 30%
– Moderate Income: 30%
– Above Moderate Income:
10%
■ Hillsborough ADU Distribution
– Very Low Income: 84
– Low Income: 84
– Moderate Income: 84
– Above Moderate Income:
28 Hillsborough’s RHNA 6 Allocation – Remainder After Counting ADUs Income Level RHNA 6 Allocation
Very Low Income (0-50% AMI) 71
Low Income (51-79% AMI) 5
Moderate Income (80-119% AMI) 3
Above Moderate Income (120% AMI+) 195
20% No Net Loss Buffer (optional/recommended) 111
TOTAL: 385
AMI = Area Median Income
AMI for San Mateo County = $174,000/year for a family of four Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A71

DRAFT FOR HCD REVIEW
Development of
Town Hall Campus
■ Town Hall Campus Size: 2.1 Acres
– Police Station: ~ 0.5 Acres
– Other Encumbrances: ~ 0.25 Acres
– Developable Acreage: ~1.35
Acres
Development of
Town Hall Campus
■ Town Hall Campus Size: 2.1 Acres
– Police Station: ~ 0.5 Acres
– Other Encumbrances: ~ 0.25 Acres
– Developable Acreage: ~1.35
Acres
■ Potential Development Density: 20
dwelling units / acre
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A72

DRAFT FOR HCD REVIEW
Development of
Town Hall Campus
■ Town Hall Campus Size: 2.1 Acres
– Police Station: ~ 0.5 Acres
– Other Encumbrances: ~ 0.25 Acres
– Developable Acreage: ~1.35
Acres
■ Potential Development Density: 20
dwelling units / acre
■ Potential Development Yield: 27 units
Development of
Town Hall Campus
■ Potential Development Yield: 27 units
■ Potential Income Category
Distribution:
– Very Low Income: 10
– Low Income: 5
– Moderate Income: 3
– Above Moderate Income: 9
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A73

DRAFT FOR HCD REVIEW
Other Town
Owned Sites
■ 40 Fawn Court: ~0.55 acres
■ 36 Orange Court: ~0.91
■ Behind 1295 La Cumbre: ~0.46 acres
■ 115 Reservoir: ~1.04 acres
Town Owned
Parcels
A
B
C
D
A
B
C D
Hillsborough’s RHNA 6 Allocation – Remainder After Counting ADUs and Development of Town Hall Campus
Income Level RHNA 6 Allocation
Very Low Income (0-50% AMI) 61
Low Income (51-79% AMI) 0
Moderate Income (80-119% AMI) 0
Above Moderate Income (120% AMI+) 186
20% No Net Loss Buffer (optional/recommended) 111
TOTAL: 358
AMI = Area Median Income
AMI for San Mateo County = $174,000/year for a family of four Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A74

DRAFT FOR HCD REVIEW
Hillsborough’s RHNA 6 Allocation – Remainder After Counting ADUs and Development of Town Hall Campus
Income Level RHNA 6 Allocation
Very Low Income (0-50% AMI) 61
Low Income (51-79% AMI) 0
Moderate Income (80-119% AMI) 0
Above Moderate Income (120% AMI+) 186
20% No Net Loss Buffer (optional/recommended) 111
TOTAL: 358
AMI = Area Median Income
AMI for San Mateo County = $174,000/year for a family of four Subdivision of Lots
Under Current
Standards
■ HCD Guidance on Counting
Subdivision Opportunities for RHNA:
– Include a site-specific inventory of
sites where subdivision is being
applied
– Conduct a nonvacant sites analysis
demonstrating the likelihood of
subdivision and redevelopment in the
8-year Cycle
– Support the analysis with local
developer or owner interest
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A75

DRAFT FOR HCD REVIEW
Subdivision of Lots
Under Current
Standards
■ Current Standards per Lot:
– Minimum Lot Area: 0.5 Acres
– Minimum Lot Width: 150 Feet
■ Opportunities for Subdivision:
– Minimum Lot Area: 1 Acre
– Minimum Lot Width: 300 Feet
Subdivision of Lots
Under Current
Standards
■ 61 Opportunities for Subdivision
Under Current Standards
Opportunity for
Subdivision
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A76

DRAFT FOR HCD REVIEW
Subdivision of Lots
Under Current
Standards
■ 61 Opportunities for Subdivision
Under Current Standards
– Vacant Sites: 2
Opportunity for
Subdivision
Vacant Site
Subdivision of Lots
Under Current
Standards
■ 61 Opportunities for Subdivision
Under Current Standards
– Vacant Sites: 2
■ Estimated Number of Units from
Subdivision Opportunities to Count
Toward RHNA: ~ 4 Opportunity for
Subdivision
Vacant Site
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A77

DRAFT FOR HCD REVIEW
Subdivision of Lots
Under Current
Standards
■ 61 Opportunities for Subdivision
Under Current Standards
– Vacant Sites: 2
■ Estimated Number of Units from
Subdivision Opportunities to Count
Toward RHNA: ~ 4
■ Potential Income Category
Distribution:
– Above Moderate Income: ~ 4
Opportunity for
Subdivision
Vacant Site
Hillsborough’s RHNA 6 Allocation – Remainder After Counting ADUs, Development of Town Hall Campus, and Subdivision Opportunities Under Current Standards Income Level RHNA 6 Allocation
Very Low Income (0-50% AMI) 61
Low Income (51-79% AMI) 0
Moderate Income (80-119% AMI) 0
Above Moderate Income (120% AMI+) 182
20% No Net Loss Buffer (optional/recommended) 111
TOTAL: 354
AMI = Area Median Income
AMI for San Mateo County = $174,000/year for a family of four Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A78

DRAFT FOR HCD REVIEW
Discussion: Subdivision Options
■ Lot Area Options:
– Current: 0.5 Acres
– Alternative: 0.33 Acres
– Alternative: 0.25 Acres
– Other?
■ Lot Width Options:
– Current: 150 feet
– Alternative: 100 feet
– Alternative: 75 feet
– Other?
Modifications to Lot Area and Lot Width minimum requirements

NEXT STEPS
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A79

DRAFT FOR HCD REVIEW
Project Timeline & Next Steps
Month Tasks
January HEAC Meeting #1
February
ADU Questionnaire goes public
HEAC Meeting #2
March
Draft Outline, Assessment Memo, & ADU Questionnaire summary delivered to HEAC for review HEAC Meeting #3
April
Development of Policies & Programs
Policies and Programs delivered to HEAC for online feedback May Actions research and testing
HEAC Meeting #4
June Policies, Programs, and Actions Community Workshops City Council Update #1
July Internal Review Draft delivered to TAC for review
HEAC Email Update
August
Internal Review Draft delivered to HEAC for review
HEAC Meeting #5
Public Review Draft Posted
Public Review Draft Community Workshops
City Council Update #2
September Submit for HCD Round 1 review - 90 days
October Finalize Land Use Element and Zoning revisions
November Receive and incorporate HCD feedback
December HEAC Meeting #6
January
City Council First Reading
City Council Adoption
Housing Element Deadline - January 31, 2023
Upcoming HEAC Meetings
■ Additional HEAC Meeting – 20th or 21st of June
– Poll will be sent out to determine best day/time
■ HEAC Meeting #5 – August 2, 5pm
– Review and discuss Public Review Draft
■ HEAC Meeting #6 – December 8, 5pm
– Review and discuss HCD feedback on Public Review Draft – Review and discuss draft Public Safety Element
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A80

DRAFT FOR HCD REVIEW

PUBLIC INPUT

OPPORTUNITY
THANK YOU!
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A81

DRAFT FOR HCD REVIEW
Town Council Project Update
The following PowerPoint slides are from the Town Council Project Update on June 13, 2022.

TOWN COUNCIL

PROJECT UPDATE
6:00pm
June 13, 2022
Hillsborough Housing Element Update
Consultant Team
Housing Element
Public Safety Element
Land Use Element
Environmental Justice Policies
Housing Element Public Safety Element
Lead Consultant
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A82

DRAFT FOR HCD REVIEW
Houseal Lavigne Team
Introductions
Robert Kain
Project Principal
Jackie Wells, AICP
Project Manager
Daniel Tse, AICP Chris Murphy
Meeting Agenda
■ Background
■ Timeline
■ Steps Taken
■ Next Steps
■ Questions
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A83

DRAFT FOR HCD REVIEW

HOUSING ELEMENT

BACKGROUND
How is the
Housing
Element
related to
the rest of
the General
Plan?
Every city in California must create a
General Plan that acts as a roadmap for
the future growth of the City.

General Plans must address key topic
areas, called Elements, that cover things
like land use, housing, transportation,
services, infrastructure, etc.

Each Element establishes broad
objectives, focused policies and specific
actions the City will take to achieve its
goals.

Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A84

DRAFT FOR HCD REVIEW
Project Timeline
Where we are at now
■ Visioning Meeting
– Introduction to Housing Elements and RHNA
– Visioning Exercise and discussion
– Project timeline and next steps
■ HEAC Meetings (4)
– Reaching RHNA
– Strategies: Counting ADU’s, Development of Town owned sites, Subdivisions, Zoning
– Feedback received
– Follow up HEAC meeting 4.5 on June 21
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A87

DRAFT FOR HCD REVIEW
Summary of Completed Activities
■ June 2021: Solicit proposals from firms identified on ABAG’s consultant bench
■ July 2021: Establish internal Technical Advisory Committee (TAC) ■ July-September 2021: Negotiate consultant contract and return to Council for contract approval
■ November 2021: Hold Visioning Workshop - Recruit for and Select HEAC members and set standing meeting calendar
■ December 2021/January 2022: 1st HEAC meeting - Introduction to Process - Conduct Stakeholder Interviews
■ Q1 & Q2 - 2022:
– 2nd HEAC Meeting - Housing Element Introduction & Discission – 3rd HEAC Meeting—Land Use Element Introduction & Discussion – 4th HEAC Meeting—Safety Element Introduction & Discussion ■ HEAC Meeting 4.5 (June 21, 2022)
Upcoming HEAC Meetings
■ HEAC Meeting 4.5 – June 21st
– Consensus and Strategies to
Meet RHNA Obligation
■ HEAC Meeting #5 – August 2
– Review and discuss Public
Review Draft
■ HEAC Meeting #6 – December 8
– Review and discuss HCD
feedback on Public Review
Draft
– Review and discuss draft Public
Safety Element
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A88

DRAFT FOR HCD REVIEW
Project Timeline & Next Steps
Date Action
June 2021 Solicit proposals from firms identified on ABAG’s consultant bench July 2021 Establish internal Technical Advisory Committee (TAC) July-Sept 2021 Negotiate consultant contract and return to Council for contract approval November 2021 Hold Visioning Workshop | Recruit for and Select HEAC members and set standing meeting calendar
December 2021/January 2022 1st HEAC meeting—Introduction to Process | Conduct Stakeholder Interviews Q1 & Q2 2022
2nd HEAC Meeting—Housing Element Introduction & Discission 3rd HEAC Meeting—Land Use Element Introduction & Discussion 4th HEAC Meeting—Safety Element Introduction & Discussion 5th GPAC Meeting—Policy Discussion: Housing and Land Use Elements 6th GPAC Meeting—Policy Discussion: Safety Element
Q1 2022 Informational Update to Council
Q2 2022 Conceptual Element & Implementing Policy Language Developed | Public Open House | Collation of Feedback | Refinement | Community Meeting to Discuss Formal Drafts Q3 2022 Community Meeting to Finalize Formal Drafts | Presentation to Council of Draft Elements, Implementing Policies & CEQA for adoption | Submittal of Adopted Materials to HCD January 2023 Timely HCD Certification of Town’s Housing Element Future Activities
■ Q1 - 2022: Informational Update to
Council
■ Q2 – 2022: Conceptual Element &
Implementing Policy Language
Developed | Public Open House |
Collation of Feedback | Refinement
| Community Meeting to Discuss
Formal Drafts
■ Q3 – 2022: Community Meeting to
Finalize Formal Drafts | Presentation
to Council of Draft Elements,
Implementing Policies & CEQA for
adoption | Submittal of Adopted
Materials to HCD
■ January 2021: Timely HCD
Certification of Town’s Housing
Element
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A89

DRAFT FOR HCD REVIEW
Where do we go from here?
Can we develop a community driven plan that accommodates our RHNA number in a way that reflects the character of Hillsborough and maintains local control?
Project Next Steps
(Next Three Months)
■ Formalize RHNA Strategy
■ Identify Opportunity Sites
■ Housing Policies/Actions
■ Development of Draft Housing Element
for Public Review
– Including Detailed “Actions”
■ Public Open House – August
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A90

DRAFT FOR HCD REVIEW
QUESTIONS?
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A91

THANK YOU
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A92

DRAFT FOR HCD REVIEW
HEAC Meeting 4.5
The following PowerPoint slides are from the HEAC Meeting 4.5 on June 21, 2022.

HEAC
MEETING #4.5
5:00pm
June 21, 2022
Hillsborough Housing Element Update

CITY COUNCIL

SUBCOMMITTEE

WELCOME
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A93

DRAFT FOR HCD REVIEW
Meeting Agenda

1. Where We Are Now

2. Meeting 4 Consensus Points Summary

3. Reaching RHNA Discussion – Part 2

4. Public Input Opportunity

WHERE WE ARE NOW
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A94

DRAFT FOR HCD REVIEW
Hillsborough’s RHNA 6 Allocation
Income Level RHNA 6 Allocation
Very Low Income (0-50% AMI) 155
Low Income (51-79% AMI) 89
Moderate Income (80-119% AMI) 87
Above Moderate Income (120% AMI+) 223
20% "No Net Loss" Buffer (optional but advised) 111
TOTAL: 665
AMI = Area Median Income
AMI for San Mateo County = $174,000/year for a family of four Hillsborough’s RHNA 6 Allocation
Income Level RHNA 6
Allocation ADUs RHNA -
ADUs
Very Low Income (0-50% AMI) 155 84 71
Low Income (51-79% AMI) 89 84 5
Moderate Income (80-119% AMI) 87 84 3
Above Moderate Income (120% AMI+) 223 28 195
20% "No Net Loss" Buffer (optional but advised) 111 0 111 TOTAL: 665 280 385
AMI = Area Median Income
AMI for San Mateo County = $174,000/year for a family of four Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A95

DRAFT FOR HCD REVIEW
Hillsborough’s RHNA 6 Allocation
Income Level
RHNA 6
Allocation -
ADUS
Town
Hall
Units
RHNA -
Town
Hall
Units
Very Low Income (0-50% AMI) 71 10 61
Low Income (51-79% AMI) 5 5 0
Moderate Income (80-119% AMI) 3 3 0
Above Moderate Income (120% AMI+) 195 9 186
20% "No Net Loss" Buffer (optional but advised) 111 0 111 TOTAL: 385 27 358
AMI = Area Median Income
AMI for San Mateo County = $174,000/year for a family of four Hillsborough’s RHNA 6 Allocation
Income Level
RHNA 6
Allocation –

ADUS & TH
Units
Subdivision
Units
RHNA -
Subdivision
Units
Very Low Income (0-50% AMI) 61 0 61
Low Income (51-79% AMI) 0 0 0
Moderate Income (80-119% AMI) 0 0 0
Above Moderate Income (120% AMI+) 186 4 182
20% "No Net Loss" Buffer (optional but advised) 111 0 111 TOTAL: 358 4 354
AMI = Area Median Income
AMI for San Mateo County = $174,000/year for a family of four Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A96

CONSENSUS POINTS

SUMMARY
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A97

DRAFT FOR HCD REVIEW
HEAC Meeting 4
Key Consensus Points
Key Consensus Point 1:

To the extent allowed by HCD, ADUs should
be utilized to fulfill the Town's RHNA
requirements.

HEAC Meeting 4
Key Consensus Points
Key Consensus Point 1:

To the extent allowed by HCD, ADUs should
be utilized to fulfill the Town's RHNA
requirements.

Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A98

DRAFT FOR HCD REVIEW
HEAC Meeting 4
Key Consensus Points
Key Consensus Point 2:

More than one ADU should be allowed on
lots that are greater than one acre in size.

HEAC Meeting 4
Key Consensus Points
Key Consensus Point 3:

Density greater than 20 dwelling units per
acre should be explored for the Town Hall
Campus site.

Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A99

DRAFT FOR HCD REVIEW
HEAC Meeting 4
Key Consensus Points
Key Consensus Point 4:

Building heights in excess of what is
currently allowed (22-32 feet) should be
considered for the Town Hall Campus site.

HEAC Meeting 4
Key Consensus Points
Key Consensus Point Follow Up:

What building height would you support for
the development of the Town Hall
Campus?
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A100

DRAFT FOR HCD REVIEW
HEAC Meeting 4
Key Consensus Points
Key Consensus Point 5:

Throughout Hillsborough, the minimum
standards for lot area (0.5 acres per lot) and
lot width (150 feet per lot) should be
amended to encourage subdivision of
existing lots and increase opportunities for
development.

HEAC Meeting 4
Key Consensus Points
Key Consensus Point Follow Up:

What minimum lot area requirement would
you support for lots throughout
Hillsborough?
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
HEAC Meeting 4
Key Consensus Points
Key Consensus Point Follow Up:

What minimum lot area requirement would
you support for lots throughout
Hillsborough?
■ Other responses:
– No minimum lot size
– Allow clustered housing for “Senior
Village”
– 0.33 acres in areas where it would
impact surrounding neighborhood
least
HEAC Meeting 4
Key Consensus Points
Key Consensus Point Follow Up:

What minimum lot width requirement would
you support for lots throughout
Hillsborough?
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
HEAC Meeting 4
Key Consensus Points
Key Consensus Point Follow Up:

What minimum lot width requirement would
you support for lots throughout
Hillsborough?
■ Other responses:
– 150-120 feet with opportunity to
request exemption
– No minimum lot width
HEAC Meeting 4
Key Consensus Points
Key Consensus Point 6:

Higher density housing should be allowed in
key locations in the community.

Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
HEAC Meeting 4
Key Consensus Points
Key Consensus Point 7:

The area within a quarter mile of El Camino
Real is a key location where higher density
housing is appropriate.

HEAC Meeting 4
Key Consensus Points
Key Consensus Point 8:

The area within a half mile of El Camino
Real is a key location where higher density
housing is appropriate.

Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
HEAC Meeting 4
Key Consensus Points
Key Consensus Point 9:

The area within a quarter mile of I-280/Black
Mountain Road is a key location where
higher density housing is appropriate.

REACHING RHNA
DISCUSSION – PART 2
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Hillsborough’s RHNA 6 Allocation
■ After accounting for:
– ADUs,
– Development of Town Hall Campus at 20 dwelling units/acre, and – Opportunities for subdivision under current standards ■ 354 units remain (including 20% no net loss buffer)
Hillsborough’s RHNA 6 Allocation
■ After accounting for:
– ADUs,
– Development of Town Hall Campus at 20 dwelling units/acre, and – Opportunities for subdivision under current standards ■ 354 units remain (including 20% no net loss buffer)
■ Based on HEAC meeting 4 key consensus points, strategies for increasing housing density should be explored
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Discussion Format
■ Strategies to increase housing density will be presented ■ HEAC members are welcome to ask clarifying questions but are asked to wait on providing input regarding the approaches until the end ■ A series of questions will be presented
■ Each HEAC member will be asked to provide input on the questions ■ A follow up survey will be sent out after the meeting to confirm key consensus points
Terminology Overview
Subdivision Standards
■ Manage how land is divided or
assembled
■ Establish standards for:
– Minimum lot area
– Minimum lot width
Zoning Standards
■ Manage how land is built upon
and used
■ Establish standards for:
– Building bulk and massing
– Dwelling unit density
– Lot/impervious surface
coverage
– Parking
Hillsborough Housing Element | Appendix A
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Terminology Overview
Base Zoning District
■ Establish standards by which all
development in the district
must comply
Overlay Zoning District
■ Establish additional standards /
allowances “on top of” base
zoning district in exchange for
certain development features
or amenities
Terminology Overview
Density
■ Controlled by zoning standards
including:
– Building setbacks
– Building height
– Dwelling unit size
– Parking requirements
■ On the inside, not necessarily
the outside
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW

18.7 Dwelling Units / Acre
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Strategies for Increasing Housing
Density
■ Establish a new base zoning district and
– rezone key locations in the community
■ Establish a new overlay zoning district and
– apply it to key locations in the community, or
– apply it to the community as a whole
Strategies for Increasing Housing
Density
New Base Zoning District
■ Change standards /
allowances for all rezoned
property
■ Could:
– Allow for “missing middle”
housing
– Regulate density through a
minimum lot area /
dwelling unit standard
– Include objective design
standards
■ Pros:
– Allow for “gentle” density
increases that are context
sensitive
■ Cons:
– More difficult to tie
increased density to
affordability
– Minimum density would
need to allow for 20
dwelling units / acre to
count as affordable
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Strategies for Increasing Housing
Density
New Overlay Zoning District
■ Apply additional standards /
allowances
■ Could:
– Be triggered by affordable
housing developments
only
– Require mixed income
affordability deed
restrictions
– Include objective design
standards
■ Pros:
– Allow for 20 dwelling units /
acre for affordable
housing developments
only
– Apply to parcels between

0.5 acres and 10 acres in
size
■ Cons:
– Would likely not address
above-moderate income
units – depending on
required income mix
Strategies for Increasing Housing
Density – Discussion
■ Do you think a new base zoning district, a new overlay zoning district, or both should be further explored?
■ Where should a new base / overlay zoning district be applied? ■ What standards / requirements should be considered?
■ What pros and cons do you see with these approaches?
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW

NEXT STEPS
Project Next Steps
■ Identification of Opportunity Sites
■ Development of Draft Housing Element
for Public Review
– Including Detailed “Actions”
■ Public Open House – August
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Project Next Steps (Summer 2022)
■ July 2022
• Project Team Develops Draft
Housing Element
■ August 2nd, 2022
• HEAC Meeting #5: Draft Element
Shared with HEAC
■ August 4th, 2022
• Public Release of Draft Housing Element
(45-day comment period begins)
■ August 8th, 2022
• Informational Update to Council on
Draft Housing Element
■ August 18th, 2022
• Public Open House on Draft Housing
Element
■ September 19th, 2022
• 45 Day Comment Period Closes
■ September 29th, 2022
• Draft Housing Element sent to HCD for
90-day review period
Upcoming HEAC Meetings
■ HEAC Meeting #5 – August 2, 5pm
– Review and discuss Public Review Draft
■ HEAC Meeting #6 – December 8, 5pm
– Review and discuss HCD feedback on Public Review Draft – Review and discuss draft Public Safety Element
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW

PUBLIC INPUT

OPPORTUNITY
THANK YOU!
Hillsborough Housing Element | Appendix A
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A114

DRAFT FOR HCD REVIEW
HEAC Meeting 5
The following PowerPoint slides are from the HEAC Meeting 5 on August 2, 2022.

HEAC
MEETING #5
5:00pm
August 2, 2022
Hillsborough Housing Element Update
Meeting Agenda

1. Public Review Process Overview

2. Housing Element Primer
– Housing Opportunity Sites
– Policies, Goals, Actions
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW

PUBLIC REVIEW

PROCESS OVERVIEW
Date Step / Action
August 2, 2022 HEAC Meeting #5: Overview of Draft Housing Element Shared with the HEAC
August 4, 2022 Public Release of Draft Housing Element :45-day Public Review Period Opens
August 8, 2022 Informational Update to Council on Draft Housing Element August 18, 2022 Public Open House #1
September 6, 2022 Public Open House #2
September 12, 2022 City Council Study Session on Draft Housing Element September 19, 2022 45-Day Comment Period Closes
October 4, 2022 Draft Housing Element sent to HCD for round 1 review (90-days) Fall 2022 Environmental Review
Mid-November 2022 Receive preliminary HCD feedback
December 8, 2022 HEAC Meeting #6
December 2022 Receive formal HCD comment letter
January 2023 Review and Incorporate HCD feedback into Housing Element Document; Resubmit to HCD
January 31, 2023 Housing Element Certification Deadline Spring 2023 City Council Adoption of Certified Housing Element Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
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DRAFT FOR HCD REVIEW
Upcoming
Key Participation
Opportunities
■ Public Review Period Opens—August 4
■ City Council Presentation #1—August 8
■ Public Open House #1—August 18
■ Public Open House #2—September 6
■ City Council Presentation #2—
September 12
■ Public Review Period Closes—
September 19

HOUSING ELEMENT
PRIMER
Hillsborough Housing Element | Appendix A
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A117

DRAFT FOR HCD REVIEW

NEXT STEPS
■ Public Review Period Opens—August 4
■ City Council Presentation #1—August 8
■ Public Open House #1—August 18
■ Public Open House #2—September 6
■ City Council Presentation #2—
September 12
■ Public Review Period Closes—
September 19
Upcoming
Key Participation
Opportunities
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A118

DRAFT FOR HCD REVIEW
Date Step / Action
August 2, 2022 HEAC Meeting #5: Overview of Draft Housing Element Shared with the HEAC
August 4, 2022 Public Release of Draft Housing Element :45-day Public Review Period Opens
August 8, 2022 Informational Update to Council on Draft Housing Element August 18, 2022 Public Open House #1
September 6, 2022 Public Open House #2
September 12, 2022 City Council Study Session on Draft Housing Element September 19, 2022 45-Day Comment Period Closes
October 4, 2022 Draft Housing Element sent to HCD for round 1 review (90-days) Fall 2022 Environmental Review
Mid-November 2022 Receive preliminary HCD feedback
December 8, 2022 HEAC Meeting #6
December 2022 Receive formal HCD comment letter
January 2023 Review and Incorporate HCD feedback into Housing Element Document; Resubmit to HCD
January 31, 2023 Housing Element Certification Deadline Spring 2023 City Council Adoption of Certified Housing Element

PUBLIC INPUT

OPPORTUNITY
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
THANK YOU!
■ State your name and address
■ Limit your input to 3 minutes maximum
Public Input
Procedures
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Town Council Update - Public Review Draft Housing Element Overview The following PowerPoint slides are from the Public Review Draft Housing Element Overview Meeting on August 8, 2022.

PUBLIC REVIEW

DRAFT HE

OVERVIEW
Hillsborough Housing Element Update
Date Step / Action
August 2, 2022 HEAC Meeting #5: Overview of Draft Housing Element Shared with the HEAC
August 4, 2022 Public Release of Draft Housing Element :45-day Public Review Period Opens
August 8, 2022 Informational Update to Council on Draft Housing Element August 18, 2022 Public Open House #1
September 6, 2022 Public Open House #2
September 12, 2022 City Council Study Session on Draft Housing Element September 19, 2022 45-Day Comment Period Closes
October 4, 2022 Draft Housing Element sent to HCD for round 1 review (90-days) Fall 2022 Environmental Review
Mid-November 2022 Receive preliminary HCD feedback
December 8, 2022 HEAC Meeting #6
December 2022 Receive formal HCD comment letter
January 2023 Review and Incorporate HCD feedback into Housing Element Document; Resubmit to HCD
January 31, 2023 Housing Element Certification Deadline Spring 2023 City Council Adoption of Certified Housing Element Hillsborough Housing Element | Appendix A
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A121

1. Housing Element Primer
– Sites Inventory Analysis Overview
■ Strawberry Hill (separate
discussion)
– Housing Plan Overview

2. Next Steps
Hillsborough Housing Element | Appendix A
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A122

DRAFT FOR HCD REVIEW

HOUSING ELEMENT
PRIMER
Housing Element Outline
■ Section 1: Purpose of the Housing Element and History of the Town ■ Section 2: Public Participation
■ Section 3: Review and Revision of Past Performance
■ Section 4: General Plan Consistency
■ Section 5: Housing Needs
■ Section 6: Housing Constraints
■ Section 7: Housing Resources
■ Section 8: Sites Inventory Analysis
■ Section 9: Affirmatively Furthering Fair Housing
■ Section 10: Housing Plan
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Housing Element Outline
■ Section 1: Purpose of the Housing Element and History of the Town ■ Section 2: Public Participation
■ Section 3: Review and Revision of Past Performance
■ Section 4: General Plan Consistency
■ Section 5: Housing Needs
■ Section 6: Housing Constraints
■ Section 7: Housing Resources
■ Section 8: Sites Inventory Analysis
■ Section 9: Affirmatively Furthering Fair Housing
■ Section 10: Housing Plan

SITES INVENTORY

ANALYSIS OVERVIEW
Hillsborough Housing Element | Appendix A
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A124

DRAFT FOR HCD REVIEW
Hillsborough’s RHNA 6 Allocation –
Income Level RHNA 6
Allocation
Very Low Income (0-50% AMI) 155
Low Income (51-79% AMI) 89
Moderate Income (80-119% AMI) 87
Above Moderate Income (120% AMI+) 223
TOTAL: 554
Hillsborough’s RHNA 6 Allocation – Including 20% No Net Loss Buffer Income Level
RHNA 6 Allocation
& 20% No Net Loss
Buffer
Very Low Income (0-50% AMI) 188
Low Income (51-79% AMI) 106
Moderate Income (80-119% AMI) 104
Above Moderate Income (120% AMI+) 267
TOTAL: 665
Hillsborough Housing Element | Appendix A
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A125

DRAFT FOR HCD REVIEW
Proposed Methods
to Reach RHNA
■ Acessory Dwelling Units (ADUs)
■ Zoning and Subdivision Ordinance
Amendments
– Housing Opportunity Sites
■ Strawberry Hill (separate
discussion)
Counting ADUs
■ HCD Methodology
– Average the number of
ADUs permitted in the last
3 years
– Multiply the average by 8
(number of years in RHNA
Cycle)
Hillsborough Housing Element | Appendix A
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A126

DRAFT FOR HCD REVIEW
Counting ADUs
■ Application of Methodology in
Hillsborough
– ~35 ADUs built on average
between 2019 and first half
of 2022
Counting ADUs
■ Application of Methodology in
Hillsborough
– ~35 ADUs built on average
between 2019 and first half
of 2022
– 35 ADUs per year x 8-year
RHNA Cycle = 280 ADUs
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
ADU Income Category Distribution
■ ABAG Approved Methodology
– Very Low Income: 30%
– Low Income: 30%
– Moderate Income: 30%
– Above Moderate Income:
10%
ADU Income Category Distribution
■ ABAG Approved Methodology
– Very Low Income: 30%
– Low Income: 30%
– Moderate Income: 30%
– Above Moderate Income:
10%
■ Hillsborough ADU Distribution
– Very Low Income: 84
– Low Income: 84
– Moderate Income: 84
– Above Moderate Income:
28 Hillsborough Housing Element | Appendix A
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A128

DRAFT FOR HCD REVIEW
Hillsborough’s RHNA 6 Allocation – Remainder After Counting ADUs Income Level
RHNA 6 Allocation
& 20% No Net Loss
Buffer
ADUs
RHNA 6 Allocation
& 20% No Net Loss
Buffer Less ADUs
Very Low Income (0-50% AMI) 188 84 104
Low Income (51-79% AMI) 106 84 22
Moderate Income (80-119% AMI) 104 84 20
Above Moderate Income (120% AMI+) 267 28 239
TOTAL: 665 280 385
Zoning and Subdivision
Ordinances
Front (ft) 25
Street Side (ft) 25
Interior Side (ft) 20
Rear (ft) 20
Building Height (ft) 22-32
Floor Area Ratio 0.25
Building and Impervious Surface Coverage 50%
Landscape Coverage 50%
Dwelling Unit Size (sqft) 2,500
RD Residential District Zoning Standards
Yard Setbacks (Minimum)
Building Standards (Maximum)
Building Standards (Minimum)
Lot Area (acre) 0.5
Lot Width, typical (ft) 150
Lot Width, cul-de-sac (ft) 75
Lot Width, flag lot prohibited
RD Residential District Subdivision Standards
Lot Standards (Minimum)
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Zoning and Subdivision
Ordinances
Front (ft) 25
Street Side (ft) 25
Interior Side (ft) 20
Rear (ft) 20
Building Height (ft) 22-32
Floor Area Ratio 0.25
Building and Impervious Surface Coverage 50%
Landscape Coverage 50%
Dwelling Unit Size (sqft) 2,500
RD Residential District Zoning Standards
Yard Setbacks (Minimum)
Building Standards (Maximum)
Building Standards (Minimum)
Lot Area (acre) 0.5
Lot Width, typical (ft) 150
Lot Width, cul-de-sac (ft) 75
Lot Width, flag lot prohibited
RD Residential District Subdivision Standards
Lot Standards (Minimum)
61 Opportunities for Subdivision Under
Current Standards
▪ 2x Lot Area Minimum: 1 acre
▪ 2x Lot Width Minimum: 300 feet

INSERT CURRENT OPPORTUNITIES

FOR SUBDIVISION MAP
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Proposed Zoning and Subdivision
Ordinance Amendments
■ RD-1 – Residential District 1
■ RD-2 – Residential District 2 & O-AH – Affordable Housing Overlay District ■ RD-3 – Residential District 3

INSERT PROPOSED ZONING MAP
Hillsborough Housing Element | Appendix A
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A131

DRAFT FOR HCD REVIEW
Proposed RD-1 District
Key Proposed Changes:
■ Lowering the lot area minimum
from ½ acre to 1/3 acre
■ Lowering the lot width minimum
from 150 feet to 100 feet
■ Increasing the maximum building
and impervious surface coverage
from 50 percent to 70 percent
■ Lowering the minimum landscape
coverage from 50 percent to 30
percent
■ Lowering the minimum dwelling unit
size from 2,500 square feet to 800
square feet
Lot Area (acre) 0.33
Lot Width (ft) 100
Front (ft) 25
Street Side (ft) 25
Interior Side (ft) 20
Rear (ft) 20
Building Height (ft) 22-32
Floor Area Ratio 0.25
Building and Impervious Surface Coverage 70%
Landscape Coverage 30%
Dwelling Unit Size (sqft) 800
RD-1 Residential District Bulk and Dimensional Standards Lot Standards (Minimum)
Yard Setbacks (Minimum)
Building Standards (Maximum)
Building Standards (Minimum)
Proposed RD-1 District
Lot Area (acre) 0.33
Lot Width (ft) 100
Front (ft) 25
Street Side (ft) 25
Interior Side (ft) 20
Rear (ft) 20
Building Height (ft) 22-32
Floor Area Ratio 0.25
Building and Impervious Surface Coverage 70%
Landscape Coverage 30%
Dwelling Unit Size (sqft) 800
RD-1 Residential District Bulk and Dimensional Standards Lot Standards (Minimum)
Yard Setbacks (Minimum)
Building Standards (Maximum)
Building Standards (Minimum)
293 Opportunities for Subdivision
Under Proposed Standards (232
more than under current standards)
▪ 2x Lot Area Minimum: 0.66 acre
▪ 2x Lot Width Minimum: 200 feet
Hillsborough Housing Element | Appendix A
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A132

DRAFT FOR HCD REVIEW

INSERT PROPOSED OPPORTUNITIES

FOR SUBDIVISION MAP
Hillsborough’s RHNA 6 Allocation – Remainder After Counting ADUs & RD-1 Units Income Level
RHNA 6 Allocation
& 20% No Net Loss
Buffer Less ADUs
RD-1 Units
RHNA 6 Allocation
& 20% No Net Loss
Buffer Less ADUs
& RD-1 Units
Very Low Income (0-50% AMI) 104 0 104
Low Income (51-79% AMI) 22 0 22
Moderate Income (80-119% AMI) 20 0 20
Above Moderate Income (120% AMI+) 239 15 224
TOTAL: 385 15 370
Hillsborough Housing Element | Appendix A
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A133

INSERT PROPOSED ZONING MAP
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Proposed RD-2 District
Key Proposed Changes:
■ Lowering the lot area minimum
from ½ to ¼ acre
■ Establishing minimum lot area per
dwelling unit standards as follows:
– 1/8 acre for multi-unit, nonage restricted housing
– 1/16 acre for multi-unit, age
restricted housing (55 years+)
■ Lowering the lot width minimum
from 150 feet to 75 feet
■ Lowering the minimum interior side
yard setback from 20 feet to 10 feet
Lot Area (acre) 0.25
Lot Area per Dwelling Unit (acre) 0.125 (1)
Lot Width (ft) 75
Front (ft) 25
Street Side (ft) 25
Interior Side (ft) 10
Rear (ft) 20
Building Height (ft) 45
Floor Area Ratio n/a
Building and Impervious Surface Coverage 80%
Landscape Coverage 20%
Dwelling Unit Size (sqft) n/a
Lot Standards (Minimum)
RD-2 Residential District Bulk and Dimensional Standards Yard Setbacks (Minimum)
Building Standards (Maximum)
Building Standards (Minimum)
Notes
(1) Multiple unit housing restricted to residents 55 years of age and older shall have a minimum lot area per dwelling unit of 0.062 acres.

Proposed RD-2 District
Key Proposed Changes Cntd:
■ Increasing the maximum building
height from 22-32 feet to a
maximum of 45 feet
■ Eliminating the floor area ratio
maximum (currently 25%)
■ Increasing the maximum building
and impervious surface coverage
from 50% to 80%
■ Lowering the minimum landscape
coverage from 50% to 20%
■ Lowering the minimum dwelling unit
size from 2,500 square feet to 800
square feet
Lot Area (acre) 0.25
Lot Area per Dwelling Unit (acre) 0.125 (1)
Lot Width (ft) 75
Front (ft) 25
Street Side (ft) 25
Interior Side (ft) 10
Rear (ft) 20
Building Height (ft) 45
Floor Area Ratio n/a
Building and Impervious Surface Coverage 80%
Landscape Coverage 20%
Dwelling Unit Size (sqft) n/a
Lot Standards (Minimum)
RD-2 Residential District Bulk and Dimensional Standards Yard Setbacks (Minimum)
Building Standards (Maximum)
Building Standards (Minimum)
Notes
(1) Multiple unit housing restricted to residents 55 years of age and older shall have a minimum lot area per dwelling unit of 0.062 acres.

Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Proposed O-AH District
Key Proposed Changes:
■ Establishing a maximum lot area
of 10 acres
■ For multi-family housing that
meets established affordability
criteria, establishing a minimum
lot area per dwelling unit
requirement of 1/20th acre for
non-age restricted units and
1/24th acre for age-restricted
(55+) units
■ Lowering the lot width minimum
from 150 feet to 75 feet
Lot Area (acre) 0.5
Lot Area, maximum (acre) 10
Lot Area per Dwelling Unit (acre) 0.05
Lot Area per Dwelling Unit, maximum (acre) 0.04
Lot Width (ft) 75
Front (ft) 20
Street Side (ft) 20
Interior Side (ft) 10
Rear (ft) 15
Building Height (ft) 60
Floor Area Ratio n/a
Building and Impervious Surface Coverage 85%
Landscape Coverage 15%
Dwelling Unit Size (sqft) n/a
Lot Standards (Minimum unless otherwise stated)
Yard Setbacks (Minimum)
Building Standards (Maximum)
Building Standards (Minimum)
O-AH Affordable Housing Overlay District Bulk and
Dimensional Standards
Proposed O-AH District
Key Proposed Changes Cntd:
■ Lowering the minimum front and
street side yard setback from 25
feet to 20 feet
■ Lowering the minimum interior side
yard setback from 20 feet to 10 feet
■ Lowering the minimum rear yard
setback from 20 feet to 15 feet
■ Increasing the maximum building
height from 22-32 feet to a
maximum of 60 feet
■ Eliminating the floor area ratio
maximum (currently 25%)
Lot Area (acre) 0.5
Lot Area, maximum (acre) 10
Lot Area per Dwelling Unit (acre) 0.05
Lot Area per Dwelling Unit, maximum (acre) 0.04
Lot Width (ft) 75
Front (ft) 20
Street Side (ft) 20
Interior Side (ft) 10
Rear (ft) 15
Building Height (ft) 60
Floor Area Ratio n/a
Building and Impervious Surface Coverage 85%
Landscape Coverage 15%
Dwelling Unit Size (sqft) n/a
Lot Standards (Minimum unless otherwise stated)
Yard Setbacks (Minimum)
Building Standards (Maximum)
Building Standards (Minimum)
O-AH Affordable Housing Overlay District Bulk and
Dimensional Standards
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Proposed O-AH District
Key Proposed Changes Cntd:
■ Increasing the maximum building
and impervious surface coverage
from 50% to 85%
■ Lowering the minimum
landscape coverage from 50% to
15%
■ Eliminating the minimum dwelling
unit size (currently 2,500 square
feet)
Lot Area (acre) 0.5
Lot Area, maximum (acre) 10
Lot Area per Dwelling Unit (acre) 0.05
Lot Area per Dwelling Unit, maximum (acre) 0.04
Lot Width (ft) 75
Front (ft) 20
Street Side (ft) 20
Interior Side (ft) 10
Rear (ft) 15
Building Height (ft) 60
Floor Area Ratio n/a
Building and Impervious Surface Coverage 85%
Landscape Coverage 15%
Dwelling Unit Size (sqft) n/a
Lot Standards (Minimum unless otherwise stated)
Yard Setbacks (Minimum)
Building Standards (Maximum)
Building Standards (Minimum)
O-AH Affordable Housing Overlay District Bulk and
Dimensional Standards
Housing Opportunity Sites
■ De Guigne Estate
■ 50 Brooke Court
■ Strawberry Hill
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
■ Steep slopes limit
site ingress/egress
to 1 point
– Limited to 24
dwelling units
■ Blue Area: 24 units
(24 above
moderate)
■ Purple Area: 48
units (15 very low
income, 33 above
moderate)
■ Steep slopes limit
development of
majority of site
■ Blue Area: 12 units
(12 above
moderate)
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW

TOWN COUNCIL

RECUSAL
■ Steep slopes limit
development of
northern portion
■ 2 existing points of
ingress and egress
■ Blue Area: 15 units
(15 above
moderate)
■ Purple Area: 172
units (52 very low
income, 120 above
moderate)
Hillsborough Housing Element | Appendix A
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A139

DRAFT FOR HCD REVIEW

TOWN COUNCIL
RETURN
Hillsborough’s RHNA 6 Allocation – Remainder After Counting ADUs, RD-1 Units, and RD-2/O-AH Units
Income Level
RHNA 6 Allocation
& 20% No Net Loss
Buffer Less ADUs
and RD-1 Units
RD-2 / O-AH Units
RHNA 6 Allocation
& 20% No Net Loss
Buffer Less ADUs,
RD-1 Units, & RD2/O-AH Units
Very Low Income (0-50% AMI) 104 66 38
Low Income (51-79% AMI) 22 0 22
Moderate Income (80-119% AMI) 20 0 20
Above Moderate Income (120% AMI+) 224 204 20
TOTAL: 370 270 100
Hillsborough Housing Element | Appendix A
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INSERT PROPOSED ZONING MAP
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Proposed RD-3 District
■ Applicable to Town Hall Campus only
■ Standards of the RD-3 will be based on the findings of the Town Hall Campus Master Plan
■ Preliminary results of the Town Hall Campus Redevelopment Study conservatively estimate a minimum of 100 units
■ Income breakdown of units:
– Very Low Income: 40%
– Low Income: 20%
– Moderate Income: 20%
– Above Moderate Income: 20%
Hillsborough’s RHNA 6 Allocation – Remainder After Counting ADUs, RD-1 Units, RD-2/O-AH Units, and RD-3 Units
Income Level
RHNA 6 Allocation
& 20% No Net Loss
Buffer Less ADUs,
RD-1 Units, &
RD-2/O-AH Units
RD-3 Units
RHNA 6 Allocation
& 20% No Net Loss
Buffer Less ADUs,
RD-1 Units,
RD-2/O-AH Units,
& RD-3 Units
Very Low Income (0-50% AMI) 38 40 -2
Low Income (51-79% AMI) 22 20 2
Moderate Income (80-119% AMI) 20 20 0
Above Moderate Income (120% AMI+) 20 20 0
TOTAL: 100 100 0
Hillsborough Housing Element | Appendix A
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A142

DRAFT FOR HCD REVIEW
Summary –
ADU Approach & Outcome
The update is proposing the continuation of the Town’s successful ADU Ombudsman program and the utilization of a “Safe Harbor” Methodology to project future ADU development trends, resulting in an estimate of 280 net new ADUs to be developed during the RHNA 6 cycle.

Income Level
RHNA 6 Allocation
& 20% No Net Loss
Buffer
ADUs
RHNA 6 Allocation
& 20% No Net Loss
Buffer Less ADUs
Very Low Income (0-50% AMI) 188 84 104
Low Income (51-79% AMI) 106 84 22
Moderate Income (80-119% AMI) 104 84 20
Above Moderate Income (120% AMI+) 267 28 239
TOTAL: 665 280 385
Summary – Ordinance Amendment
Approach & Outcome
The update proposes to modify and rename its existing zoning district, establish two new zoning districts, establish an affordable housing overlay district, and update its subdivision ordinance, resulting in accommodation of 385 net new units to be developed during the RHNA 6 Cycle.

Income Level
RHNA 6 Allocation
& 20% No Net Loss
Buffer Less ADUs
Ordinance
Amendment (OA)
Units
RHNA 6 Allocation
& 20% No Net Loss
Buffer Less ADUs
& OA Units
Very Low Income (0-50% AMI) 104 106 -2
Low Income (51-79% AMI) 22 20 2
Moderate Income (80-119% AMI) 20 20 0
Above Moderate Income (120% AMI+) 239 239 0
TOTAL: 385 385 0
Hillsborough Housing Element | Appendix A
Prepared by Houseal Lavigne
A143

DRAFT FOR HCD REVIEW

HOUSING PLAN

OVERVIEW
Housing Plan Structure
■ 1 - Policy
■ 1.1 – Goal
■ 1.1 (a) – Action
Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Policy 1: Reduce Barriers to
Housing Development
Policy 1: Reduce Barriers to
Housing Development
Goal 1.1: Allow for increased subdivision opportunities throughout the community.

Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Policy 1: Reduce Barriers to
Housing Development
Goal 1.1: Allow for increased subdivision opportunities throughout the community.
■ Action 1.1 (a): Implement Senate Bill 9 (SB9), as appropriate. SB 9 allows all properties within a “single-family residential zone” to be subdivided into two parcels and developed with two primary dwelling units per lot, irrespective of local standards.
■ Action 1.1 (b): Update chapter 16 of the Hillsborough Municipal Code (Subdivisions) to modify existing subdivision standards, as detailed in the Sites Inventory Analysis Chapter.
– Update intended to reduce minimum lot size and street frontage requirements to permit creation of additional subdivision opportunities through the community.

Policy 1: Reduce Barriers to
Housing Development
Goal 1.2: Streamline the project review process for housing-related applications.

Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Policy 1: Reduce Barriers to
Housing Development
Goal 1.2: Streamline the project review process for housing-related applications. ■ Action 1.2 (a): Update Town’s ageing permit tracking software to a streamlined, user-friendly web-based platform accessible to applicants 24- hours/day, 365 days/year. ■ Action 1.2 (b): Update all housing development-related application forms to ensure accuracy, clarity, and compliance with all state statutes, including the California Housing Accountability Act and Housing Crisis Act of 2019 (SB 330).
■ Action 1.2 (c): Continue to evaluate and improve the streamlined processing system to facilitate residential development. ■ Action 1.2 (d): Utilize CEQA exemptions for infill development sites to shorten entitlement review time.

Policy 1: Reduce Barriers to
Housing Development
Goal 1.3: Assist Town residents in the resolution of land use conflicts to promote successful housing development projects.

Hillsborough Housing Element | Appendix A
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DRAFT FOR HCD REVIEW
Policy 1: Reduce Barriers to
Housing Development
Goal 1.3: Assist Town residents in the resolution of land use conflicts to promote successful housing development projects.
■ Action 1.3 (a): Maintain the Town’s contract supporting Peninsula Conflict Resolution Center (PCRC) and refer conflicted parties to PCRC’s no-fee mediation services.

Policy 1: Reduce Barriers to
Housing Development
Goal 1.4: Amend the Town’s zoning regulations to comply with all recently adopted state legislation.

Hillsborough Housing Element | Appendix A
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A148

DRAFT FOR HCD REVIEW
Policy 1: Reduce Barriers to
Housing Development
Goal 1.4: Amend the Town’s zoning regulations to comply with all recently adopted state legislation.
■ Action 1.4 (a): Assess the Town’s definition of group home in the zoning ordinance to ensure compliance with the Lanterman Disabilities Services Act ■ Action 1.4 (b): Amend the Density Bonus section of the zoning ordinance to comply with AB 1763, SB 1227, and AB 2345.
■ Action 1.4 (c): Amend the zoning ordinance to comply with the Employee Housing Act.

Policy 1: Reduce Barriers to
Housing Development
Goal 1.4: Amend the Town’s zoning regulations to comply with all recently adopted state legislation.
■ Action 1.4 (d): Assess the Town’s definition of transitional and supportive housing in the zoning ordinance to ensure compliance with State law and allow them in accordance with AB 2162.
■ Action 1.4 (e): Assess the Town’s regulations pertaining to Emergency Shelters to ensure compliance with SB 2 and AB 139.

Hillsborough Housing Element | Appendix A
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A149