“The City With a Heart”
Rico E. Medina, Mayor
Tom Hamilton, Vice Mayor
Sandy Alvarez, Councilmember, District 1
Marty Medina, Councilmember, District 4
Michael Salazar, Councilmember
Gerard Madden Chair
Marco Durazo, Vice Chair
Rick Biasotti, Commissioner
Auros A. Harman, Commissioner
Mary Lou Johnson, Commissioner
Thomas Kuhn, Commissioner
Kelly Lethin, Commissioner
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AGENDA
SAN BRUNO CITY COUNCIL & PLANNING COMMISSION
SPECIAL JOINT MEETING
October 10, 2023
5:30 PM
City Councilmembers and members of the public may attend in person at the San Bruno Senior Center, or by teleconference, via Zoom or telephone.
IN PERSON* MEETING LOCATION
San B
runo Senior Center
1555 Crystal Springs Road
San Bruno, CA 94066
*P
lease turn off all electronic devices before the
start of the meeting to prevent disruptions*
Zoom Link:
https://sanbruno-ca-gov.zoom.us/j/82165855148?pwd=5-
6GyCxS6BtOONCDQNUja0c88-a2xg.xmNCiGECX8Xk-hw5
Phone Line: 1-646-558-8656
Webinar ID: 821 6585 5148
Webinar Password: 956325
*Teleconference participation is offered in the meeting via Zoom as a courtesy to the public. If no members of the City Council are attending the meeting via
teleconference, and a technical error or outage occurs
on the teleconference feed, the City Council will continu e
the meeting in public in the San Bruno Senior Center.
**No public comment accepted via Zoom
PUBLIC COMMENT: In person attendees who want to provide public comment, will be asked to fill out a speaker card and turn it into the City Clerk. Public comment may also be emailed to [email protected]. Comments received via email will not be read aloud during the meeting.
ACCES
SIBILITY: In compliance with the Americans with Disabilities Act, individuals requiring special accommodations or modifications to participate in this meeting should contact the City Clerk’s Office 48 hours prior to the meeting at (650) 6167061 or [email protected]. *A
ny disclosable public writings related to an open session item on a regular meeting agenda and distributed by the City to at least a majority of the City Council less than 72 hours prior to that meeting are available for public inspection at the City Clerk’s Office at City Hall located at 567 El Camino Real, San Bruno, California during normal business hours. In addition, the City may also post such documents on the City’s Website at https://www.sanbruno.ca.gov/AgendaCenter.
1. CALL TO ORDER
2. ROLL CALL
3. PUBLIC COMMENTS FOR ITEMS NOT ON THE AGENDA
Individuals allowed three minutes. It is the Council’s policy to refer matters raised in this forum to staff for investigation and/or action where appropriate. The Brown Act prohibits the Council from discussing or acting upon any matter not agendized pursuant to State Law.
4. STUDY SESSION
Public comment will be requested after each topic in this section City Council & Planning Commission – Special Joint Meeting Agenda October 10, 2023
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a. Conduct Joint City Council and Planning Commission Study Session and Provide Direction Regarding the Sixth Cycle (2023-2031) Housing Element Certification and Implementation
5. ADJOURNMENT – The next Regular City Council Meeting will be held on October 10, 2023
at 7:00 p.m.
POSTING: I declare a copy of this agenda was posted at City Hall, 567 El Camino Real, San Bruno, among other locations in the city limits of San Bruno, on October 6, 2023, by 5:00 p.m. ____
________________________
Lupita Huerta, City Clerk
City Council Agenda Item
Staff Report
CITY OF SAN BRUNO
DATE: October 10, 2023
TO: Honorable Mayor and Members of the City Council
Planning Commission
FROM: Alex D. McIntyre, City Manager
PREPARED BY: Peter Gilli, Community Development Director SUBJECT: Conduct Joint City Council and Planning Commission Study Session and Provide Direction Regarding the Sixth Cycle (2023-2031) Housing Element Certification and Implementation
BACKGROUND:
The purpose of the study session is to update the City Council and Planning Commission on continued efforts to revise the Sixth Cycle (2023-2031) Housing Element (“Housing Element”) to receive State certification, provide a high-level overview of future implementation of the Housing Element, and receive feedback.
The State of California is in a significant housing crisis. Starting in 1967, the State of California prioritized local planning for new housing development and addressing housing issues. Over time, the State determined not enough housing was being approved and constructed. The Housing Accountability Act, first passed by the State legislature in 1982, prohibits a local jurisdiction from denying or reducing the size of housing developments that are compliant with its zoning code and other objective standards. Since 2018, the State has enacted numerous housing laws and further amended the Housing Accountability Act to reduce local authority for the review of housing projects and increase local responsibility for housing policy.
The State is in the Sixth Housing Element update cycle for the planning period between 2023 and 2031, which is the first cycle that many of the new State laws have applied to. As a result, there has been high levels of uncertainty about what is necessary in the Housing Element to achieve certification from the State Department of Housing and Community Development (HCD).
While only two Housing Elements within San Mateo County have been certified, over half of the statewide jurisdictions have certified Housing Elements, partly because several regions began the Sixth Cycle prior to the Bay Area. As a result, there is now a greater understanding of what is expected than in years past, leading to greater clarity for the necessary revisions to obtain certification.
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Item 4a
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6 Components of the Housing Element
Fundamentally, the Housing Element a chapter of a City’s General Plan that (1) summarizes the existing conditions of housing issues in a jurisdiction; (2) identifies adequate sites for the City’s share of Regional Housing Needs Allocation (RHNA); and (3) identifies program commitments the City will undertake to address local housing issues.
The RHNA process begins with HCD assigning each region with their share of Statewide housing growth. The City of San Bruno’s regional authority is ABAG (Association of Bay Area Governments). ABAG developed a methodology that distributes the regional number is amongst each jurisdiction in the region. The Statewide Sixth Cycle growth target is the largest of any prior cycle, and the City of San Bruno’s share is 3,165 units. The RHNA requirement is not new, but the Sixth Cycle is the largest RHNA ever, and the Sixth Cycle has the most difficult justification requirements for sites than any prior cycle.
The identification of programs with commitments and timeframes to address housing issues is also not a new requirement. However, the Sixth Cycle has the highest level of HCD scrutiny and expectations of commitments than any prior cycle. Another new component to the programs in the Housing Element is about Affirmatively Furthering Fair Housing, which requires local governments to commit to proactive actions to improve housing conditions in low resource areas, and to increase the number of new units in high resource areas.
San Bruno’s Housing Element Status
On January 24, 2023, the City Council adopted the City’s Sixth Cycle Housing Element and an override of the Airport Land Use Commission’s determination of inconsistency with respect to noise policies. The adopted Housing Element was submitted to HCD by January 31, 2023.
The City received comments back from HCD on March 30, 2023, which noted that while the Housing Element addressed numerous State law requirements, there remained some areas that needed additional attention. Staff categorizes the HCD comments into the following three categories:
• Expand on the methodology and justification for housing sites; • Expand on aspects of the textual analysis of a handful of sections; and • Expand and strengthen commitments in the programs to address housing issues.
The consultant firm Good City had been assisting staff with the Housing Element. A budget adjustment was approved by City Council on May 23, 2023 which allowed the consultant to continue their work.
What was thought to be modest adjustments to address HCD comments became more significant as staff learned more from the experience of other communities, including the City of Redwood City, which is the first City in San Mateo County with a certified Housing Element, That led to a reorganization of two sections of the Housing Element, with major work strengthening the justification of sites and commitments in the programs. In addition, staff secured additional consultant support from Veronica Tam and Associates (VTA), a well-known 4 of 61
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6 housing consultant involved in over 50 certified Sixth Cycle Housing Elements. VTA will peer- review the document and aid the City in meetings with HCD.
With the efforts taken to prepare the next submittal, staff is confident the City can receive HCD certification on the next formal submittal.
DISCUSSION:
This report will give an overview of four aspects of the Housing Element: (1) RHNA (Regional Housing Needs Allocation), (2) Programs, (3) Schedule, and (4) Implementation. Several policy questions are included below, asking for City Council’s position on recommended approaches to various topics.
RHNA
The identification of adequate sites for the City’s share of housing needs (RHNA) is a core component of the Housing Element. In addition to identifying sites, State law requires significant justification that the sites identified will redevelop in the 2023-2031 planning cycle.
Based on ABAG methodology, San Bruno Sixth Cycle RHNA was 3,165 units. The State encourages planning for a buffer of 15%, and City Council directed staff to meet the 15% buffer, which is 3,640 units. The table below shows the numbers from the previously adopted Housing Element in January 2023 (3,662), and the revised numbers (3,681). Changes included removing the former Melody Toyota building as a potential housing site since the owner has proceeded with office tenant improvements, and shifting several projects from the Approved Projects category to the Pending Projects portion of the Sites Inventory. This is because several projects with approvals have reapplied for new applications for projects with more units.
Table 1
Comparison of RHNA Tables
Project Type Units in Previously
Adopted Housing Element
Units in Revised Housing
Element
Approved Projects 670 565
Accessory Dwelling Units
(ADU’s)
240 224
Sites Inventory (including
Pending Projects)
2,709 2,856
Housing Units Constructed
since July 1, 2022
43 36
Total 3,662 3,681
The number of sites that the City is required to rezone to accommodate the RHNA has not changed. The previously adopted Housing Element identified three sites that required rezoning:
(1) the Shops at Tanforan, (2) Russo Dental and (3) the San Bruno Pet Hospital. The dental and pet hospital sites are on El Camino Real across from Tanforan. Please note that the rezonings for these sites will be brought forward with the re-adoption of the Housing Element.
An expanded RHNA summary table with income categories and map is provided in Attachment
1. The previously adopted RHNA map is provided in Attachment 2 for comparison. 5 of 61
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6 A significant aspect of the revised Housing Element is the need to provide expanded justification for the non-vacant sites listed in the Sites Inventory. HCD requires a detailed analysis for each non-vacant site that demonstrates the sites will redevelop as housing in the 2023-2031 planning period. In the event staff is not able to provide HCD with sufficient justification for a site, staff will remove the site and take one of the following measures, in the following order: (1) accept a smaller buffer, (2) commit to add new sites in the future (as Program 3d already does so), or lastly (3) identify new sites. Identifying new sites at this time would add significant time to the process of getting the Housing Element certified, therefore it is the last option staff would pursue.
Question #1: Does City Council support staff adjusting the Sites Inventory, if necessary, based on discussions with HCD?
Programs
The Programs within the Housing Element represent the City’s commitments to address housing issues. The prior submittal to HCD had over forty programs, with numerous sub-actions for each program. This was reorganized into nineteen programs with roughly fifty actions. Many of the revised actions match or are related to what was previously a program. As requested by HCD, stronger commitments were made across the board. Where the prior submittal might have stated that the City would consider a topic, this revised language states the City will adopt a policy or take an action on a topic. The table below lists the four overall Goals of the Housing Element, with the notable programs. Attachment 3 provides a complete summary list of the revised programs, Attachment 4 is an excerpt of the adopted Housing Element programs, and Attachment 5 is a cross-reference table.
Table 2
Notable Housing Element Programs
Goal 1. Housing conservation, preserving and/or rehabilitating existing housing Goal 2. Producing housing and providing adequate sites for housing Program 3a. Rezone Housing Element sites (Tanforan, Russo Dental, Pet Hospital sites).
Carryover
Program 3d. Add sites for 500 more units to the Sites Inventory by the end of 2026 (combination of Crestmoor, Tanforan, A-R office (Sneath) or others).
New
Program 4b. Establish ADU amnesty program to encourage legalization of unpermitted ADUs.
New
Program 4d. Develop financial incentives for owners to provide income- restricted ADUs in high resource areas.
Expanded
commitment
Program 5. Place ballot measure to amend Ordinance No. 1284 to expand housing opportunities.
Expanded
commitment
Program 6a. Identify priorities for use of housing funds (Strategic Initiative
18.0).
Carryover
Program 6b. Amend policies/regulations for affordable housing, including nexus study.
Expanded
commitment
Program 6c. Agreement with affordable housing developer for one city- owned site (Strategic Initiative 19.0).
Expanded
commitment
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6 Program 8. Proactively share information on website and social media about Housing Element implementation.
Expanded
commitment
Goal 3. Removal of governmental constraints
Program 9a. Amend Municipal Code to allow ministerial processing for certain multi-family housing projects.
Expanded
commitment
Program 9c. Establish faster plan review processes for affordable housing projects.
Expanded
commitment
Program 9d. Amend Municipal Code to simplify review processes for single- family homes and additions.
New
Program 10a. Amend Municipal Code to reduce parking standards for housing projects.
Expanded
commitment
Program 10c. Simplify Master Fee Schedule for housing projects, and develop an online fee calculator.
Expanded
commitment
Program 11. Amend Municipal Code to reflect new State Housing laws (numerous amendments required).
Carryover
Goal 4. Affirmatively Furthering Fair Housing (AFFH)
Program 16a. Prioritize capital improvements (CIP) in low resource areas (east of El Camino Real).
Expanded
commitment
Program 17. Adopt an Environmental Justice Element to the General Plan. New - required by
law
Program 18. Adopt ordinances for tenant protection, first right of purchase/refusal, and an anti-displacement plan for low resource areas.
Expanded
commitment
AFFH Matrix
Affirmatively Furthering Fair Housing (AFFH) is a new requirement in the Housing Element. The HCD website states the goal of AFFH is to “combat housing discrimination, eliminate racial bias, undo historic patterns of segregation, and lift barriers that restrict access in order to foster inclusive communities and achieve racial equity, fair housing choice, and opportunity for all Californians.”1
One tool for AFFH efforts is the TCAC (Tax Credit Allocation Committee) Opportunity Maps that identifies regions by economic, educational and health outcomes by census tract. The TCAC Map for San Bruno is attached in Attachment 6.
For San Bruno, census tracts west of Interstate 280 are considered high resource areas because of the higher economic, educational and environmental health scores. Tracts in between El Camino Real and 280 are generally moderate resource areas. Tracts east of El Camino Real are considered low resource areas because they have lower economic, educational and environmental health scores.
Under AFFH principles, the City should take proactive action to improve conditions in low resource areas, optimally to the point the census tract scores rise to the moderate category.
The City should avoid concentrating new affordable housing in low resource areas, as those 1 https://www.hcd.ca.gov/planning-and-community-development/affirmatively-furthering-fair-housing 7 of 61
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6 areas already have lower economic, educational and environmental health outcomes, therefore adding more low-income households to such an area is not equitable. AFFH principles encourage the City to proactively find ways to add affordable housing opportunities into higher resource areas, thus placing lower-income households in areas with better economic, educational and environmental health resources.
An AFFH Matrix is commonly provided in Sixth Cycle Housing Elements as a summary tool, and a matrix was prepared for the Housing Element (see Attachment 7). The matrix lists commitments, timeframes, geographic targeting and metrics in five categories: Fair Housing Outreach and Education, Housing Mobility, Choice and Affordability in High Opportunity Areas, Place-Based Strategies for Community Preservation and Revitalization, and Displacement Protection. Most items in the AFFH matrix are references to Housing Element programs. Five items are not Housing Element programs, and are listed as “Other” and summarized below:
• Spanish translation/interpretation for key AFFH activities; • Maintaining BMR units and studying at-risk units in the next Housing Element cycle; • Supporting Missing Middle housing and smaller lots in higher resource areas; • Supporting FAA noise mitigation program, and
• Improving park acreage in low resource areas.
Question #2: Does City Council support the Housing Element program and AFFH commitments?
Based on preliminary discussions with HCD, staff believes the revised programs will be considered responsive to HCD comments. HCD may suggest minor adjustments or additional programs for certain issues, which staff include in the final version.
Question #3: Does City Council support staff adjusting the Programs, if necessary, based on discussions with HCD?
Schedule and Next Steps
The tentative schedule for the certification of the Housing Element is provided below. Staff has every interest to accelerate this schedule, but the priority is to maximize the chances of HCD certification with only one more round of HCD review.
Table 3
Tentative Schedule for Housing Element Certification
Date Milestone
October 10, 2023 Joint City Council/Planning Commission Study Session End of October 2023 Complete revised Housing Element document First week of November Peer Review by VTA
Mid-November 2023 Informal Submittal with HCD
End of December 2023 Finalize formal resubmittal with HCD Early January 2024 Resubmit to HCD (Revised Housing Element must be posted on City website for 10 days prior to resubmittal) February 2024 Receive approval response from HCD
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6 March 2024 Planning Commission hearing for re-adoption of Housing Element and rezones
April 2024 City Council hearing for re-adoption of Housing Element and rezones
Question #4: Does City Council support the recommended schedule for Housing Element Certification?
Implementation
The preparation of the Housing Element has been a challenging task. Once approved by HCD, implementation of the Housing Element will be challenging as well, and can be successful if the City takes the following steps:
1. Increase Capacity for Housing Element Implementation Through Efficiency and Productivity Improvements. Amending the Municipal Code to improve efficiencies and productivity for the Community Development Department is part of a City Council Strategic Initiative 10.1, and will also have the effect of opening up staff capacity for Housing Element implementation. Several efficiency/productivity efforts are actually Housing Element programs such as shifting certain multi-family residential to ministerial actions without hearings (Program 9a) and simplifying single-family review processes (Program 9d). In addition, amendments could include revisiting the process for use permits and reassigning the remaining Architectural Review Committee (ARC) responsibilities to the Planning Commission. A tentative schedule is included below:
Table 4
Tentative Schedule for Productivity Municipal Code Amendments Date Milestone
December 12, 2023 Joint City Council/Planning Commission Study Session February 20, 2024 Planning Commission hearing
March 12, 2024 City Council hearing – introduction
March 26, 2024 City Council hearing – adoption
April 23, 2024 Master Fee Schedule annual update (to include fee adjustments for modified processes)
July 1, 2024 Effective date of the Master Fee Schedule, and recommended effective date of the Productivity Amendments Question #5: Does City Council support the schedule for efficiency and productivity Municipal Code Amendments?
2. Distribute Program Implementation Responsibilities. With the proposed 19 programs and over fifty actions, there will be significant work required to implement the Housing Element. About half of the actions are administrative or operational actions, which will be handled by staff.
Of the actions that require policy development or adoption of ordinances, staff recommends utilizing the Planning Commission to aid in the implementation of the Housing Element. It is common practice to rely on the Planning Commission for 9 of 61
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6 oversight of General Plan implementation, and the Housing Element is part of the General Plan.
For actions that are required by law or straightforward, staff recommends City Council allow staff to bring the topics directly to the Planning Commission. City Council would receive the Planning Commission recommendation and can adopt or modify the Commission’s recommendation, or send the topic back to the Commission for more work. Staff projects that up to 10 of the actions would fall into this category. Examples include the rezoning of Housing Element sites (2024), amending the Municipal Code to align with State law (2025, 2026), adding more sites to the Sites Inventory (2026), and creating objective design standards for residential development (2026).
For actions that are more complicated or have greater potential for controversy, staff recommends the kick-off meeting for the action be a joint City Council/Planning Commission study session, followed by the Planning Commission developing their recommendation for the program factoring in City Council direction. Staff projects that at least a dozen of the actions would fall into this category. Examples include amending the Municipal Code for ministerial review of certain multi-family housing and simplifying single-family review (2024), amending affordable housing policies/regulations (2026), creation of an Environmental Justice Element (2026), adopting tenant protection ordinances (2027), and the ballot initiative for Ordinance No. 1284 (2028).
Staff would bring a handful of actions directly to City Council, as they relate to the master fee schedule or an agreement for development of a City-owned site. Staff projects that less than a half-dozen of the actions would fall into this category.
As the programs may be edited or adjusted over the coming months based on HCD input, a final recommendation of the assignment of responsibilities will be included in the re-adoption package for the Housing Element in spring 2024.
Question #6: Does City Council generally support the assignment of implementation actions between staff, the Planning Commission and City Council?
3. Identify funding sources for Housing Element Implementation. Several programs and actions have ongoing or one-time costs. At this time, these costs are broad estimates and are introduced to prepare City Council for future budget decisions. a. On-going costs are projected to be about $840,000 per year (in 2023 dollars) for Programs 1a, 4b, 4d, 14a, and 15c. This figure includes one additional staff member for Community Development, which will be necessary to achieve the commitments and timeframes in the Housing Element, even with the productivity adjustments listed above. For comparison, less than $100,000 has been appropriated for housing issues in FY23-24, which utilized housing funds.
b. One-time costs are projected to be at least $1.7 million (in 2023 dollars) in one-time costs for Programs 1b, 5, 6b, 6c, 10c, 11, 17, and 18. The largest portion is for the ballot measure to amend Ordinance No. 1284.
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6 Program 6a and Strategic Initiative 18.0 call for the development of priorities for use of housing funds, impact fees, and in-lieu fee revenues. Other communities use housing funds for staff work on housing issues, funding specific Housing Element programs and non-profit groups, and/or funding affordable housing construction. The intent is to have City Council adopt this prioritization plan in conjunction with the FY24-25 budget, with the intent to reduce the impact of Housing Element implementation on the General Fund.
In addition, the additional staff member noted above will be tasked with finding grant opportunities to fund portions of Housing Element implementation.
Question #7: Does City Council support efforts to explore using housing funds and grants to fund Housing Element implementation to reduce the impact to the General Fund?
FISCAL IMPACT:
There is no fiscal impact with receiving this study session. Continued efforts to obtain certification of the Housing Element is within the department operating budget. Implementation of the Housing Element has long term fiscal impacts that are introduced in this report, but would be formally addressed in future operating budgets.
ENVIRONMENTAL IMPACT:
The discussion of the Housing Element certification and implementation does not have the potential for creation of a significant environmental impact pursuant to the California Environmental Quality Act (CEQA), and is not considered a project under CEQA. The Housing Element adopted by City Council in January 2023 included a Mitigated Negative Declaration that analyzed all potential environmental impacts and identified mitigation measures to reduce impacts to less than significant levels. The re-adoption of Housing Element, scheduled in 2024, is expected to utilize the previously circulated and adopted Mitigated Negative Declaration.
RECOMMENDATION:
Conduct the Joint City Council and Planning Commission study session and provide direction regarding Sixth Cycle (2023-2031) Housing Element certification and implementation. Key questions that staff is seeking feedback on include the following:
1. Does the City Council support staff adjusting the Sites Inventory, if necessary, based on negotiations with HCD?
2. Does the City Council support the Housing Element program and AFFH commitments?
3. Does the City Council support staff adjusting the Programs, if necessary, based on negotiations with HCD?
4. Does the City Council support the recommended schedule for Housing Element Certification?
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6 5. Does the City Council support the schedule for efficiency and productivity Municipal Code Amendments?
6. Does the City Council generally support the assignment of implementation actions between staff, the Planning Commission and City Council?
7. Does the City Council support efforts to explore using housing funds and grants to fund Housing Element implementation to reduce the impact to the General Fund? ATTACHMENTS:
1. Revised RHNA Table and Map
2. Previously Adopted RHNA Map
3. Revised Program Summary Table
4. Previously Adopted Programs
5. Programs – Cross-Reference List
6. TCAC Map
7. AFFH Matrix
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Attachment 1
City of San Bruno RHNA
Extremely
Low/Very
Low Low Moderate
Above
Moderate Total
RHNA 704 405 573 1,483 3,165
Credits 131 201 101 392 825
Potential ADU 67 67 67 23 224
Units Constructed Since 7/1/22 10 10 11 5 36
Approved Projects 54 124 23 364 565
Remaining Need 573 204 472 1,091 2,340
Remaining RHNA Need 472 1,091 2,340
Total 6th Cycle Sites Inventory 662 1,132 2,856
Sites with Pending Projects 30 240 641
1. 2101 Sneath (Engvall) 12 100 118
2. 840 San Bruno (AT&T) 4 ‐ 341
3. 170 San Bruno (Vacant) 82 0 4 2
4. 850 Glenview (Church) 64 9 5 8
5. 111 San Bruno (Vacant) ‐ 39 46
6. 271 El Camino Real (Vacant) ‐ 32 36
Remaining 5th Cycle Sites 244 16 438
7. 465 San Mateo (Bank of America) 37 ‐ 73
8. 529 El Camino Real (Car Sales) 49 ‐ 99
9. 475 San Mateo (Citibank) 35 ‐ 70
10. 850 El Camino Real (former Budget) 31 ‐ 62
11. 500 Acacia (former Edgemont) ‐ 16
16 12. 590 El Camino Real (IHOP parking) 25 ‐ 51
13. 104 San Bruno (Vacant) 17 ‐ 17
14. 426 El Camino Real (Bdrm Express) 30 ‐ 30
15. 401 San Mateo (San Bruno Gas) 20 ‐ 20
New Sites ‐ No Rezone 338
0 675
16. 851 Cherry (Bayhill) 105 ‐ 210
17. 801 ‐851 Traeger (Office) 103 ‐ 205
18. 333 El Camino Real (Walgreens) 65 ‐ 130
19. 899 El Camino Real (Chili's) 65 ‐ 130
New Sites ‐ Rezone 50 876 1,102
20. 1150 El Camino Real (Tanforan) ‐ 826 1,002
21. 1151 El Camino Real (Pet Hospital) 50 ‐ 50
22. 1101 El Camino Real (Russo) ‐ 50 50
190 41 516
40.3% 3.8% 22.1%
Total Units Toward RHNA 763 1,524 3,681
‐
6 14
3 7
4 176
‐
‐
‐
337
105
102
65 65
176
‐
Surplus/Shortfall 285
36.7%
1,394
26 Income Categories
777
1,062
371
337
178
36 50
35 31
‐
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ATTACHMENT 1
City of San Bruno
Sites Inventory Map
/gid00047
/gid00017 /gid00017/gid00015/gid00019/gid00022 /gid00017/gid00015/gid00022/gid00018 /gid00076/gid00072
2. 840 San Bruno (AT&T)
1. 2101 Sneath (En
gvall)
3. 170 San Bruno (Vacant)
4. 850 Glenview (Church)
5. 111 San Bruno (Vacant)
6. 271 El Camino Real (Vacant)
Sites with Pending Projects
7. 465 San Mateo (Bank of America)
8. 529 El Camino Real (Car Sales)
9. 475 San Mateo (Citibank)
10. 850 El Camino Real (former Budget)
11. 500 Acacia (former Edgemont)
12. 590 El Camino Real (IHOP Parking)
13. 104 San Bruno (Vacant)
14. 426 El Camino Real (Bdrm Express)
15. 401 San Mateo (San Bruno Gas)
16. 851 Cherry (Bayhill)
17. 801 - 851 Traeger (Office)
18. 333 El Camino Real (Walgreens)
19. 899 El Camino Real (Chili’s)
Remaining 5th Cycle Sites
New Sites - No Rezone
20. 1150 El Camino Real (Tanforan)
21. 1151 El Camino Real (Pet Hospital)
22. 1101 El Camino Real (Russo)
Bayhill Specific Plan Boundary
TCP Boundary
City Limits
New Site - Rezone
Key to Boundaries
4 1
16 6
18 15
8 14
11 12
5 13
7 917 2
10 21
22 20
3 19
San Mateo Ave
380
280
35 35
El Camino Real
San Bruno Ave W
Sneath Ln
Jenevein Avenue
San Bruno Ave E
State Route 35
Interstate 280
Int
ersta
te 280
State Route 35
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1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 21
18 19
20 22
23 City of San Bruno Housing Opportunity Sites
Key to Sites
ATT Building
Bank of America
Bayhill Shopping Center
Car Sales Lot
Citibank
Engvall MS
Former Budget Motel
Former Edgemont ES
IHOP Restaurant
Large Site With One House (R-2)
Melody Toyota Lot
Melody Toyota Showroom
Office Building
Tanforan
Vacant Site
Vacant Site
Walgreens
Russo Dental
San Bruno Pet Hospital
Chilli's Restaurant
Vacant Site
Bedroom Express
San Bruno Gas
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 ±
0 0.5 10.25
Miles
Prepared May 12, 2022
18 19
20 21
22 23
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ATTACHMENT 2
Attachment 3
SAN BRUNO HOUSING ELEMENT - PROGRAMS
Goal 1: Housing Conservation
Funding
Sources
Prior
Program #Program Actions Timeframe Responsible Party
Partner with regional entities on a home repair program with a focus on households in low resource areas, citywide households with disabled or special needs, and condominium associations in low resource areas. Give special emphasis to address high number of older units in low resource areas with lead paint.
Program established
by end of December
2025
Departmental
Budget, Housing
Funds
Community Development
Departmenta
b
3-E
3-E
Preserve and
Rehabilitate
Existing
Community Development
Department, Fire Department,
Police Department (Code
1 2
Continue efforts to bring substandard units into compliance and include results in annual reports. Bring at least 100 non-ADU units into compliance over the planning period. OngoingHousing Stock Departmental BudgetsEnforcement), City Attorney's Office
Website by July 1,
2024
Community Development
Department
Community Development
Department, Finance Department,
Police Department (Code
Enforcement)
c Provide home maintenance and improvement education on website. 3-E 1-H
Begin by January 1,
2024 and ongoing
thereafter
Monitor and maintain an inventory of approved short term rentals and include data in annual reports. Actively pursue code enforcement for unapproved short-term rentals.a Short Term
Rentals
Departmental
BudgetsIf a large proportion of units (over 5%) are used as short term rentals, citywide or in particular neighborhoods, then adopt policies to mitigate the impacts of vacation rentals on affordable housing within one year of the annual report that reports the large proportion.
Adopt policies within
one year of
exceeding threshold
Community Development
Departmentb 1-H
Goal 2: Production of Housing and Provision of Adequate Housing Sites Funding
Sources
Prior
Program #Program Actions Timeframe Responsible Party
Rezone Tanforan, Russo Dental, and Pet Hospital sites to allow the density described in the Sites Inventory
Provide annual monitoring and reporting of housing growth and progress.
Rezoning by
January 31, 2024
Annually
a
b
2-D
Analyze future development projects on Site Inventory properties for consistency with Housing Element, with quarterly updates showing compliance with No Net Loss. Add new sites to the Sites Inventory if needed to maintain compliance with No Net Loss within one year of the quarterly update showing the deficit.
Quarterly updates to
begin July 1, 2024c 2-J
Adequate Sites
to
Add a minimum of 500 units to the sites inventory in moderate or high resource areas by December 2026 through a combination of:
Accommodate
Regional Fair
Share of
Housing
Growth
1. Rezoning of A-R (Administrative and Research) lands on Sneath Lane to allow mixed- use high-density residential;
2. Rezoning of additional high-density residential units at Tanforan;
3. Consideration of redevelopment of Crestmoor High School; or
4. Other potential sites identified by December 2026
Amended Sites
Inventory by end of
December 2026
Community Development
Department
Departmental
Budget3 d
Engage with the owners of Sites Inventory properties on an annual basis:
1. For entitled sites: discuss issues and processes for building permit submittal, issuance and construction;
2. For sites with pending projects: discuss progress on the entitlement review and next steps;
Annually starting in
2024e 2-B
3. For sites that do not have entitled or pending projects: discuss development potential and work to connect interested owners with potential development partners.
16 of 61
ATTACHMENT 3
Funding
Sources
Prior
Program #Program Actions Timeframe Responsible Party
Annual monitoring
survey starting
January 1, 2024,
ongoing thereafter
Establish program
by the end of
Support 224 new ADUs in planning period. Perform annual monitoring survey of new ADUs, and include results in HCD annual reports. Coordinate with 21 Elements for regional long-term reporting/monitoring process.
a
b
c
Community Development
Department
Establish ADU amnesty program and legalize at least 50 ADUs over the planning period.
December 2024
Implement a public information and proactive outreach campaign through social media, the City's website about ADU opportunities and processes, including promotion of pre- approved ADU plans developed by Housing Endowment and Regional Trust of San Mateo County (HEART), and CalHFA ADU grants
Departmental
Budget, Housing
Funds
Accessory
Dwelling Units
By end of December
2024, ongoing
thereafter
4 Community Development
Department, City Manager's Office
Develop financial incentives for owners to provide income-restricted ADU rentals in high resource areas.
By the end of
December 2024d
e
4-P
2-A
Community Development
DepartmentReview progress in year 3 and 6 of the planning period, if ADU and overall RHNA production falls below projections, develop additional incentives for construction within six months of the year 3 and/or 6 reviews.
By end of Year 3
and Year 6 of the
Planning Period
Place ballot measure to allow amendments to Ordinance No. 1284 to expand housing opportunities, which may including, but not be limited to:
Provide for "Missing Middle" housing opportunities through:
1. Amending the Municipal Code to implement SB9 by allowing a second unit on an R1 parcel, and the subdivision of an R1 parcel thereby allowing up to 4 units where one currently is allowed (note: use of SB9 is allowed without this amendment, but adding the Amend
Ordinance No.
1284 to Expand
Housing
Ballot measure on City Manager's Office, Community Departmental Budgets5 a regulations to the zoning ordinance will improve clarity for homeowners); November 2028 ballot
Development Department, City
Attorney's Office
2-A, 2-C, 2-L
2. Amending the Municipal Code to allow 2 units for any legal parcel, whereas currently 1 unit is allowed per 2,900 sq. ft., which makes many R2 lots unable to have 2 units;
3. Amending the Municipal Code to allow existing, legal non-conforming sites to be rehabilitated, expanded, or rebuilt and maintain the non-conforming number of units.
Opportunities
Amending the zoning map, applicable specific plans, and/or zoning text to allow Transit Corridor Plan regulations (particularly height and densities) to apply to the entirety of El Camino Real within the City limits.
b
a
2-A
DepartmentalDevelop affordable housing funding implementation plan to identify priorities for use of housing funds, impact fees and in-lieu fee revenues.
By the end of
December 2024 Budget, Housing 2-E, 3-B, 3-F
Funds
-
types for households with special needs: (1) adjust the percentage of lower vs. mod income units based on remaining on RHNA need; (2) establish a minimum percentage of 20% of BMR units for households with disabilities, special needs (including accessibility), and larger households (3-4 bedroom units); (3) establish affirmative marketing requirements for developers; (4) Develop a program that gives displaced residents (former residents of the City of San Bruno) preferential access to new affordable housing units; (5) ensure inclusionary policies do not constrain housing development by completing a nexus study to confirm percentages, in-lieu fees and impact fees; and (6) analyze extending affordability covenent requirements beyond 45- Community Development
Department Departmental
Budget, Housing 3-C, 4-G, 4-O,
2-D, 2-F, 2-H,By the end of
December 2026Update b
Affordable
Housing
Program
Funds 4-R
6 Issue RFP by the
end of December
2025, enter into
agreement by the
end of December
2026
Examine city-owned sites for potential affordable housing projects, issue an RFP and prioritize proposals that provide for special needs households. Enter into agreement with an affordable housing developer for a city-owned site.
City Manager's Office, Community
Development Department
Departmental
Budgetsc 2-I
17 of 61
Funding
Sources
Prior
Program #Program Actions Timeframe Responsible Party
Provide incentives for lot consolidation for new multi-family development by updating the Master Fee Schedule as follows: 2-B
Update Master Fee
Schedule by July 1, Department, Finance Department,
Community DevelopmentEstablish an administrative fee waiver for lot line adjustment/mergers for housing projects on properties in the Sites Inventory that propose densities listed in the Sites Inventory;
Encourage Lot
Consolidation
Departmental
Budgets7 a
2024 Public Works Department
Establish a 50% fee reduction for lot line adjustment/mergers for all multi-family housing projects (3 or more units, not counting ADUs)b
a
b
Post annual HCD reports on City website Ongoing
By July 1, 2024,
ongoing thereafter
End of December
2023, ongoing
thereafter
By the end of
December 2024,
ongoing thereafer
Post No Net Loss quarterly updates on City website Departmental Budget
2-J
Post monthly Development Activity Report, showing approved, pending, under construction, and recently completed housing projects, as well as whether a project has affordable units and project contact information
Create a new housing resources page(s) on the City website, with a fair housing section and links to resources for legal counsel and advocacy assistance for renters and residents with disproportionate housing needs
Provide proactive public notification and engagement for Housing Element program implementation, and available programs/services, through social media posts and announcements/links on the City's homepage
Community Development
Departmentc
d
e
1-E
Expand Access
to Public
Information
2-E, 4-A, 4-C,
4-E8 Departmental
Budget, Grants,
Housing Funds
About Housing
City Manager's Office, Community
Development DepartmentOngoing 2-E
Provide an annual update to the Planning Commission and City Council on Housing Element implementation, notify and invite interested community members to attend and discuss housing issues at this public hearing, and schedule the hearing no later than January in order to allow the results to inform the upcoming fiscal year budget.
Starting in 2025,
ongoing thereafter
Community Development
Department
Departmental
Budgetf
Goal 3: Removal of Governmental Constraints
Funding
Sources
Prior
Program #Program Actions Timeframe Responsible Party
Amend Municipal Code to establish ministerial processes for multi-family housing projects as follows:
1. Ministerial process for multi-family projects on the Sites Inventory that meet the projected density;
2. Ministerial process for any multi-family project on property that allows multi-family residential if deed-restricted 20% lower income units are provided. a
b
1-A, 1-I, 2-F
Community Development
DepartmentStreamline
Review Establish a streamlined pre-application process for housing projects, and update the Master Fee Schedule to waive pre-application fees for housing projects on the Sites Inventory that meet the projected density.
Establish a multi-family residential construction permit plan review turnaround time of no more than 20 working days for the first submittal and 15 working days for subsequent submittals, for any multi-family residential project that provide 20% or more lower-income units.
Departmental
Budgets9 Processes for
Housing
By July 1, 2024 1-B, 2-B
1-C
Projects Community Development
Department, Fire Department,
Public Works Department
c
Amend Municipal Code to simplify review processes for new single-family homes and additions.
Community Development
Departmentd
18 of 61
Funding
Sources
Prior
Program #Program Actions Timeframe Responsible Party
Amend parking regulations for residential projects to align with State Density Bonus Law standards, and reference AB2097 for projects near transit.
Establish deferred payment of all City impact fees to Certificate of Occupancy/Final Inspection for housing projects that meet the projected density represented in the City's RHNA table, including approved projects, pending projects and future housing projects on the Sites Inventory.
a
b
By July 1, 2025 1-I, 2-G
1-G
Community Development
DepartmentBy July 1, 2024
Update the Master
Fee Schedule by
July 1, 2025 and
launch the calculator Fire Department, Public Works
tool by January 1,
2026
Departmental
BudgetsCommunity Development
Department, Finance Department,Update the Master Fee Schedule to simplify application, permitting and impact fees for housing projects and develop an online fee calculator tool for multi-family housing projects.
Reduce c 1-F, 2-F
Barriers to
Housing10 Department
Development Develop a clear process for completing base density studies for projects within the TCP utilizing a Density Bonusd
e
By July 1, 2024
By July 1, 2026 Departmental
Budget, GrantsAdopt objective design standards for residential development. 1-D 2-B
2-L
Community Development
DepartmentBy the end of
December 2024 and
ongoing thereafter
Hold annual workshops with housing developers to discuss continued efforts to remove governmental constraints regarding processes and feasibility of regulations Departmental
Budgetf
Maintain existing zoning flexibility for small-lot or attached residential "Missing Middle" unit types.
Departmental
Budgetg Ongoing
Ensure the Municipal Code is updated to reflect State housing laws, including but not limited to:
1. Housing Accountability Act;
2. Density Bonus;
3. ADUs;
4. Emergency shelters (AB 139, AB 2339) - amend parking standards to only require parking for staff, and in no cases require more than similar uses in that district, and establish a maximum bed limit of 50 beds per shelter; amend the ordinance to allow emergency shelters in TOD districts along El Camino Real and San Bruno Ave.
5. Low-barrier navigation centers for homeless - define the term, consistent with state law, and allow in districts where commercial uses are permitted;
6. Reasonable accommodations;
7. Supportive housing - affirmatively state that supportive housing is allowed by right in all zoning district that allow multi-family housing or commercial/residential mixed use;
8. SROs - amend the definition to be more inclusive, identify districts where SROs are permitted, and establish a parking standard of no more than 0.5 spaces per unit;
9. Group homes - allow licensed and unlicensed group homes for more than six persons in all residential districts, subject only to limitations authorized by or consistent with state law and fair housing requirements
First phase by end
of December 2025,
second phase by
end of December
2026
Update Departmental
Budgets, Housing
Funds, Grants
Municipal Code
to Reflect State
Laws
Community Development
Department, City Attorney's Office
1-I, 2-C, 3-G,
4-D11
10. Replacement (SB8)
11. Revising findings of approval for housing entitlements to align with State law.
19 of 61
Goal 4: Affirmatively Furthering Fair Housing
Funding
Sources
Prior
Program #Program Actions Timeframe Responsible Party
To increase knowledge about fair housing laws:
Community Development
Department, City Manager's Officea Maintain and distribute accurate information about fair housing laws and policies Ongoing 4-A Departmental
Budgets, Housing
Funds, Grants
12 Fair Housing Partner with local fair housing organizations to perform fair housing training for landlords and tenants.b
c
Start January 1,
2025, ongoing
thereafter
4-A, 4-B, 4-D
4-A
Community Development
DepartmentPetition San Mateo County to ensure fair housing testing occurs at least every 3 years in the City of San Bruno.
Affirmative marketing plan for inclusionary units, including accessible units. Amend affordable housing/BMR ordinance (Program 6b) to require the developer to implement an affirmative marketing plan for inclusionary units included in a project which will provide supportive organizations adequate prior notice of the availability and a process for supporting qualified people to apply, including notifying disability-serving organizations with adequate prior notice of the availability of physically accessible units for supporting people with qualifying disabilities to apply Program 6b by the
end of December
2026, ongoing
thereafter
Departmental
Budget, Housing
Funds, Grants
Affirmative
Marketing Plan
Community Development
Department13 4-R
4-S
Support social services for housing and homeless prevention and work with homeless service providers to prioritize legal help, housing assistance, and other social services for unhoused persons in San Bruno, including but not limited to, support of non-profits such as LifeMoves that offers housing solutions and services for homeless, and active participation in the Continuum of Care planning process and support its efforts to address the needs of San Bruno residents in need of emergency shelter or temporary housing
Departmental
Budget, Grants,
Housing Funds
Community Development
Departmenta Ongoing
Homeless
14 Prevention and
Services Provide referrals to the YMCA Community Resource Center (San Mateo County Core Services Agency), Veteran's Administration (VA) National Call Center of Homeless Veterans, and to the Department of Housing and Urban Development and VA Supportive Housing (HUD-VASH) program for unhoused families or individuals, and at- risk families or individuals.
Police Department, Community
Development Department
Departmental
Budgetsb
a
Ongoing 4-S
4-Q
Promote San Mateo County's Mortgage Credit Certificate (MCC) program for first-time homebuyers, and HEART's down payment assistance program, with affirmative marketing to households in low resource areas and households with disproportationate housing needs including Hispanic households, persons with disabilities, and single parents
By July 1, 2024,
ongoing thereafter Department, City Manager's Office
Community Development
Additional
15 Housing
Options
Continue to participate in the San Mateo County Housing Authority's Housing Choices Voucher program (formerly the federal Section 8 program). Publicize availability of this program to residents through social media and the City's website. Follow up with owners who have opted to participate in the program to ensure a "good faith effort" by participating owners
Departmental
Budgets, Housing
FundsCommunity Development
Department, City Manager's Officeb
c
Ongoing
Ongoing
2-E, 4-N
4-M
Encourage, facilitate and promote home sharing opportunities through support of Housing Investment Partnership (HIP) Home Sharing program, which facilitates living arrangements among two or more unrelated people
Community Development
Department
20 of 61
Funding
Sources
Prior
Program #Program Actions Timeframe Responsible Party
Establish metrics by
July 1, 2025;
ongoing
implementation and
reporting thereafter
Prioritize capital improvements in low resource areas, such as neighborhoods east of El Camino Real. Starting in July 1, 2025 (FY25-26), prioritize ADA improvements, pedestrian improvements, bicycling improvements, transit improvements, tree planting and parks improvements in low resource areas (east of El Camino Real).
Public Works Department,
Community Services Department,
Community Development
Department
Departmental
Budgets, CIP
Budget, Grants
Place-Based
Strategies for
Community
Preservation
and
a
b
4-J
16 Establish metrics by
July 1, 2025;
develop guidelines
Engage school districts to identify metrics for disparities in educational outcomes that are within the City's authority; and develop guidelines for developers to provide Departmental
Budget, Housing
Funds, Grants
Community Development
DepartmentRevitalization 4-K, 4-L
amenities within projects that can reduce identified disparities in educational outcomes. by end of December 2025
Environmental
Justice
Community Development
Department
Departmental
Budget, Grants17
18 Adopt an Environmental Justice Element to the General Plan. By July 1, 2026 Adopt an ordinance that provides for tenant and community first right of purchase or right of first refusal; and adopt an ordinance to establish local tenant protection (just cause eviction); and adopt an anti-displacement plan for neighborhoods east of El Camino Real.
Departmental
Budget, Housing
Funds, Grants
Tenant
Protections
Community Development
DepartmentBy July 1, 2027 4-F, 4-H, 4-I
Affirmatively
19 Furthering Fair
Housing
Community Development
DepartmentImplement action items listed in AFFH Matrix Varies by item Varies by item
21 of 61
CHAPTER 7 | GOALS, PROGRAMS, AND IMPLEMENTATOIN ACTIONS FOR 2023-2031 CITY OF SAN BRUNO HOUSING ELEMENT 2023-2031 7-3
GOAL 1: Remove constraints to hous ing development and improve the development review and approval process.
Program 1-A: Identify ways to streamline the CEQA review process through the use of exemptions or by tiering off existing CEQA documents.
Where feasible, use categorical exemptions to expedite the environmental review of housing developments.
A CT I ONS :
Identify categorical exemptions for infill housing development and use them to reduce environmental review timelines.
Develop a list of required environmental background studies needed to support categorical exemptions and add th
em to the application submittal checklist.
Develop and adopt standard environmental conditions of approval for development projects.
M ET RI C :
Reduce environmental review timeline for projects that qualify for a categorical exemption(s) by 25%.
Responsibility: Community and Economic Development
Funding Source: General Fund
Timeframe: One-year from certification
Program 1-B: Establish a streamlined pre-application development conference process with applicants.
Establish a formal pre-application development conference process for a reasonable fee that is voluntary for housing developers in order to reduce application processing time.
A CT I ONS :
Develop a pre-application submittal application and application submittal checklist. Provide a 30-day response to all pre-application submittals. Hold a meeting with potential applicants where staff may provide preliminary feedback on pre- application materials.
M ET RI C :
For 75% of voluntary pre-applications, reduce the number of incompleteness letters for projects that are subsequently formally submitted for review to two rounds of review.
Responsibility: Community and Economic Development
Funding Source: General Fund, Developer Funded Pre-Application Timeframe: One-year from certification
Program 1-C: Establish priority building permit processing and reduced plan check times for multi-family housing projects affordable to lower-income households.
Create a process that prioritizes review by all city departments for any housing development with two or more units that are 100% affordable to lower-income households. 22 of 61
ATTACHMENT 4
CHAPTER 7 | GOALS, PROGRAMS, AND IMPLEMENTATOIN ACTIONS FOR 2023-2031 7-4
A CT I ONS :
Create a priority permit processing program by first getting input from other reviewing departments and assessi
ng staffing resources. Monitor project processing times every two years.
M ET RI C :
Reduce the review timeline for first round plan check comments by 25% for priority projects. Ongoing; monitor project processing times every two years.
Responsibility: Community and Economic Development
Funding Source: General Fund
Timeframe: One-year from certification
Program 1-D: Review current design standards for compliance with recent case law and adopt additional design standards.
Adopt objective design standards for multi-family residential projects and amend the existing Residential Design Guidelines to clarify design expectations and expedite the development review process.
A
CT I ONS :
Engage a consultant and/or staff to produce objective design standards. On
ce adopted, post the design standards document to the Planning Division website and reference it in all pre-application and development application materials.
M ET RI C :
25% reduction in design review processing time.
Responsibility: Community and Economic Development
Funding Source: General Fund
Timeframe: Two-years from certification
Program 1-E: Publicly post status updates on housing project permit approvals on the city website.
Create a housing dashboard for all active housing projects on the planning division website with the number of housing units indicated.
A CT I ONS :
Along with other project information provided, provide total number of housing units by affordability amo
ng other project information to be updated quarterly.
Provide updates to the Planning Commission on progress when necessary.
M ET RI C :
Increase transparency around housing development in the city.
Responsibility: Community and Economic Development
Funding Source: General Fund
Timeframe: One-year from certification
23 of 61
CHAPTER 7 | GOALS, PROGRAMS, AND IMPLEMENTATOIN ACTIONS FOR 2023-2031 CITY OF SAN BRUNO HOUSING ELEMENT 2023-2031 7-5
Program 1-F: Continue to consolidate fee schedules across departments to simplify administration and allow people to obtain schedules and documentation in one location. This includes providing a link to outside agency fee information.
Create a list of all pertinent housing development fees across all relevant city departments and provide links to fees for outside agencies so housing developers can easily review the information in one location.
A CT I ONS :
Create a comprehensive list of all housing development fees, with links to fees for outside agencies, and post th
em to the city website.
M ET RI C :
Fee list posted on website and update it after any updates to the Master Fee Schedule are adopted by the City
Council.
All counter staff able to answer questions about approximate amounts of fees for various projects.
Responsibility: Community and Economic Development
Funding Source: General Fund
Timeframe: One-year from certification
Program 1-G: Continue to implement the City’s Development Impact Fee Ordinance to allow for payment of certain types of development impact fees for 100% Affordable Housing projects to certificate of occupancy, instead or prior to building permit issuance.
Implement the City’s Development Impact Fee Ordinance which allows for payment of certain types of development impact fees for qualifying housing development (e.g., 100% affordable projects) at certificate of occupancy, to reduce developer construction financing costs and overall upfront development costs.
A CT I ONS :
Implement the Development Impact Fee Ordinance of the Zoning Code and communicate to dev
elopers the ability to pay certain types of development impact fees for qualifying housing at certificate of
occupancy.
M ET RI C :
Lower up front project costs for eligible projects (request information from developers to assess impact).
Responsibility: Community and Economic Development
Funding Source: General Fund
Timeframe: Three-years from certification
Program 1-H: Monitor short-term residential rentals.
Property owners have an incentive to use rental properties as vacation rentals as opposed to having long-term tenants in order to maximize profits which reduces the supply of long-term housing units for sale or rent.
The city regulates short-term residential rentals through a zoning permit process. To observe their impact on housing supply for long-term residents, the city will implement an annual monitoring procedure. 24 of 61
CHAPTER 7 | GOALS, PROGRAMS, AND IMPLEMENTATOIN ACTIONS FOR 2023-2031 7-6
A CT I ONS :
Maintain an inventory of all approved short-term residential rentals in the city. The city will actively pursue code enforcement for unapproved short-term residential rentals in the city. The findings from the city’s short-term residential rental monitoring will be presented to the public with the Housing Element’s annual progress report.
M ET RI C :
To better understand the impact of short-term residential rentals on overall housing supply.
Resp
onsibility: Community and Economic Development, City Attorney Funding Source: General Fund
Timeframe: Three years from certification
Program 1-I: Zoning Code amendments to remove constraints.
The City will annually review, and amend as necessary, the Zoning Code to ensure consistency with State Housing Government Code requirements and remove or lessen constraints on new housing development, pertaining to, but not limited to:
A CT I ONS :
Amend the parking requirement for emergency shelters to accommodate all staff working in the em
ergency shelter, provided that the standards do not require more parking for emergency shelters than oth
er residential or commercial uses within the same zone, in compliance with Government Code Se
ction 65583(a)(4)(A)(ii). Adopt development standards for emergency shelters and ensure they are c
onsistent with State law per California Government Code Section 65583(a)(4)(A)(ii). Amend the Zoning Code to allow low-barrier navigation centers for the homeless by right in zones that allow for mixed-use and nonresidential zones permitting multifamily uses, per Government Code Section 65662.
Am
end the Zoning Code for compliance with changes in California's density bonus law (Government Cod
e Section 65915, as revised).
Responsibility: Community and Economic Development
Funding Source: General Fund
Timeframe: Two years from certification
GOAL 2: Increase the availability of housing throughout the city, especially affordable housing.
Program 2-A: Evaluate the possibility of putti ng forth a ballot initiative to amend Ordinance 1284 to increase residential density throughout the city. building heights and number of floors along the El Camino Real corridor.
Among the provisions of Ordinance 1284 is a limit on changes to previously established residential density in low-density residential districts and limits on building height and number of floors within the El Camino Real corridor outside the TCP.
25 of 61
CHAPTER 7 | GOALS, PROGRAMS, AND IMPLEMENTATOIN ACTIONS FOR 2023-2031 CITY OF SAN BRUNO HOUSING ELEMENT 2023-2031 7-7
A CT I ONS :
Amend the R-2 zoning district to remove the minimum lot area requirement of one dwelling unit per 2,900 sq. ft
. of lot area and allow two dwellings per lot regardless of lot size, and require a minimum of tw
o dwelling units per lot for new development.
Amend the zoning for the area along the El Camino Real corridor, outside the TCP area, to increase the permi
tted height limit and permitted number of floors.
Condu
ct proactive citywide outreach to determine community support for the measure. Outreach will be conducted before holding City Council study sessions and meetings and community input will be included staff reports.
Conduct a zoning study of sites outside of the TCP area along the El Camino Real corridor that would be a
ppropriate for residential and high-density residential zoning, including sites that currently do not allow
housing.
Hold s
tudy sessions with City Council to discuss findings and conflicts with Ordinance 1284. When directed by City Council, initiate rezonings.
M ET RI C :
Increase the number of newly entitled housing units in the El Camino Real corridor over the eight-year planning period.
Approve a minimum of 10 new housing units in the R-2 District over the eight-year planning period.
Responsibility: Community and Economic Development, City Manager, City Clerk, City Attorney Funding Source: General Fund
Timeframe: Three years from certification
Program 2-B: Support the development of identified housing opportunity sites.
Work with property owners and the community to support and encourage the redevelopment of identified opportunity sites into housing with onsite affordable housing units.
A CT I ONS :
Actively engage property owners and the community about options to redevelop the proposed housing opportunity sites. Outreach to property owners will be conducted on a semiannual basis. P
rovide early consultation to assist density bonus projects and potentially utilize incentives to reduce barriers to development on housing opportunity sites. Some incentives may include: zoning incentives, de
nsity bonus, direct subsidies, as well as state, federal and local financial incentives such as grants, loans and tax
credits.
The city will identify and apply for state, federal and local financial incentives such as grants, loans and tax
credits to support projects that include affordable housing. The city will seek to identify and apply for affordable housing financial incentive programs annually if available. Engage with property owners and developers to identify obstacles to developing sites.. Create a webpage that lists the sites on the city’s housing sites inventory list. Where feasible, encourage and facilitate lot consolidation in the TCP in support of the redevelopment of housing opportunity sites.
26 of 61
CHAPTER 7 | GOALS, PROGRAMS, AND IMPLEMENTATOIN ACTIONS FOR 2023-2031 7-8
M ET RI C :
Develop all of the housing opportunity sites within the current eight-year planning period, at the densities specified for a total of 2,709 housing units.
Responsibility: Community and Economic Development
Funding Source: General Fund
Timeframe: Ongoing
Program 2-C: Prepare Senate Bill (SB) 9 im plementing zoning ordinance with objective standards for residential lot splits.
Update the Zoning Code to allow duplexes and lot splits on applicable single-family sites that are consistent with SB 9, to increase the production of lower-cost housing options in high resource neighborhoods.
A CT I ONS :
Encourage the development of SB 9 projects throughout R-1 Districts, especially in the high resource neighborhoods located west of Skyline Boulevard (SR 35). Conduct an analysis two years after rezoning to determine success and identify more actions if needed. Conduct proactive outreach throughout R-1 Districts, especially in the high resource neighborhoods l
ocated west of Skyline Blvd. Outreach will be conducted before holding City Council study sessions and me
eting on the Zoning Code update and community input will be included in staff reports.
M ET RI C :
Approve five new SB 9 housing units in the R-1 District over the eight-year planning period with at least tw
o of those units within the city’s higher resource neighborhoods.
Responsibility: Community and Economic Development
Funding Source: General Fund
Timeframe: One year from certification
Program 2-D: Amend the Tanforan Mall Planned Development Plan to require a minimum of 1,000 housing units to be included within the redevelopment of the Tanforan Mall project proposal.
Require a minimum of 1,000 housing units, as documented in the city’s Reimagining Tanforan visioning document, at the Tanforan mall site during the redevelopment project review process.
A CT I ONS :
Tanforan mall will be entitled and approved with a minimum of 1,000 units and at least 15% deed restricted affordable units.
Complete rezoning through an amendment to the current Planned Development Plan to allow residential uses on-site within three years.
Encourage the developer to provide for more affordable units or deeper unit affordability than what is required by the City’s Affordable Housing Ordinance (inclusionary requirement). Encourage the dev
eloper(s) to set aside units within the development for persons with disabilities. 27 of 61
CHAPTER 7 | GOALS, PROGRAMS, AND IMPLEMENTATOIN ACTIONS FOR 2023-2031 CITY OF SAN BRUNO HOUSING ELEMENT 2023-2031 7-9
Provide incentives for residential developer(s) through parking reductions, direct subsidies, fee waivers, processing time and/or density bonuses, to increase the number of affordable units beyond the i
nclusionary requirement.
M ET RI C :
Achieve a set aside of affordable units specifically for persons with disabilities.
Responsibility: Community and Economic Development
Funding Source: Developer Fees
Timeframe: Three years from certification
Program 2-E: Publicize affordable housing financing strategies.
Publicize the various financing strategies for development and expansion of affordable housing.
A CT I ONS :
The City will continue to participate in and promote San Mateo County’s Mortgage Credit Certificate (M
CC) pr
ogram for first-time homebuyers. Advertising the availability of the program through i
nformational handouts available at City Hall, the Public Library, and the Senior Center and through the City
website.
Study and publicize available financing strategies for the development of new affordable housing on a semiannual basis.
I
nform property-owners and local non-profit and institutional groups of available resources through broc
hures, flyers in utility bills, cable TV, newspapers, department website, city’s social media platforms, and
the city’s Focus newsletter. This outreach will occur at least once every six months. Coordin
ate and build relationships with affordable housing developers and advocates to raise awareness of
potential financing sources.
Dev
elop a strategy to prioritize the use of San Bruno’s affordable housing in-lieu and impact fees to create and preserve affordable housing in San Bruno, including supporting non-profit affordable housing organizations and providing financial support to new or rehabilitated affordable housing. See also Pr
ogram 3-B (Affordable Housing Fund). This strategy will be developed two years from certification.
M ET RI C :
Increase the number of affordable housing development applications submitted to the city.
Resp
onsibility: Community and Economic Development Department Funding Source: General Fund
Timeframe: Ongoing
Program 2-F: Encourage the production of extremely low-income units as well as a variety of housing types to meet the needs of populations with special and disproportionate housing needs.
In order to encourage building housing that will enhance access for extremely low-income households and residents with disproportionate housing needs (i.e., Hispanic residents, Other/Multiple race residents, American Indian or Alaskan Native residents, Black residents, large families, seniors, female-headed households, homeless, farmworkers, residents needing disability accommodations, overcrowded households and extremely low-income households) the City proposes strategically reducing development constraints on this type of housing production by pursuing the following actions. 28 of 61
CHAPTER 7 | GOALS, PROGRAMS, AND IMPLEMENTATOIN ACTIONS FOR 2023-2031 7-10
A CT I ONS :
Encourage the inclusion of a few larger housing units in all new residential developments to serve the needs of larger households.
Enc
ourage the inclusion of a few larger housing units in all development for residents with disproportionate housing needs by prioritizing projects that serve populations with disproportionate housing needs for any project that is a recipient of a public subsidy, public land, or land, or any project ent
ering into a community benefit agreement.
Continue to develop new ways to implement a streamlined review process in order to expedite development review on projects providing 100% affordable housing or housing for special need s
r
esidents such as seniors and persons with disabilities. An example includes providing a streamlined checklist to facilitate expedited application processing. Com
mit the City to granting fee waivers or fee deferrals for projects that include housing units that will serve extremely low-income households or households with disproportionate housing needs. Consid
er allowing for the modification of development standards, granting of concessions for housing developments that include units affordable to extremely low-income households or that serve house
holds with disproportionate housing needs.
Where competitive proposals for any City-owned land, land dedicated to affordable housing under the cit
y’s inclusionary ordinance or city housing funds, the city shall grant additional points to proposals that address the city’s most difficult to achieve housing priorities, by providing a greater number of extremely l
ow-income units or committing to make a percentage of the units subject to a preference for people with special needs.
The City will conduct proactive outreach to stakeholders about how to encourage the production of housing
for households with disproportionate housing needs and extremely low-income households, i
ncluding to both developers as well as residents in need. Outreach will be conducted before holding City Council study sessions and meetings and community input will be included in staff reports. The Ci
ty will hold a study session with the City Council.
The City will support and pursue funding applications for grant and loan programs to support the dev
elopment of housing units for extremely low-income households or households with disprop
ortionate housing needs. The City will seek to identify and apply for these programs annually if av
ailable.
The City will provide outreach and coordination with affordable housing developers to support the dev
elopment of units for extremely low-income households or households with disproportionate housing needs.
The City will prioritize available funding (including from the City’s Affordable Housing Fund (see program 3-B) for housing affordable to extremely low-income households and households with disprop
ortionate housing needs. When available, the City will offer financial incentives or regulatory concessions to encourage a variety of housing types to meet the needs of extremely low-income house
holds and households with disproportionate housing needs. E
ncourage diversity in unit size to ensure that 3- and 4-bedroom affordable rental housing units are provide
d for large families.
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M ET RI C :
Increase percentage of housing units built to accommodate residents with disproportionate housing needs and extremely low-income households during the planning period. Ongoing; monitor project pr
ocessing times for development projects every two years.
Responsibility: Community and Economic Development
Funding Source: General Fund, Affordable Housing Fund
Timeframe: Within three years of certification
Program 2-G: Reduce parking requirements to encourage production of affordable housing units, housing units for extremely low-income households, and housing units for special needs populations.
While the City updated its citywide site development regulations for parking in 2019, in order to eliminate development constraints to affordable housing production the city proposes to strategically reduce parking requirements. In addition, the City shall encourage the inclusion of people with developmental and other disabilities in affordable housing by recognizing their transit dependence and establishing lower parking ratios for units targeted to people with developmental and other disabilities than would otherwise be required for affordable housing.
A CT I ONS :
The City will recommend citywide reduction of or removal parking requirements for housing devel
opments that serve developmentally and other disabled populations and extremely low-income populations.
The City will adopt reduced parking requirements in the TCP for projects that include units affordable to lower incomes.
The
City will revise its ordinances to provide flexibility to limit parking required for affordable units for peo
ple with developmental and other disabilities to 0 spaces for each affordable studio or 1 bedroom unit
and .5 spaces for an affordable 2-bedroom unit or larger. A similar reduction is recommended for affordabl
e, physically accessible units.
The
City will conduct proactive outreach to stakeholders on this topic. Outreach will be conducted before holding City Council Study Sessions and meetings and community input will be included in staff reports.
The
City will hold a study session with the City Council.
ME
TR I C:
Incre
ase percentage of housing units built to accommodate residents with disproportionate housing needs and extremely low-income households during the planning period Resp
onsibility: Community and Economic Development
Funding Source: General Fund
Timeframe: Within five years of certification
Program 2-H: Conduct a robust evaluation of the inclusionary housing program that evaluates the effectiveness of delivering extremely low-income units and units for residents with the greatest housing needs (e.g., single parent families, child-friendly housing, accessible units for persons with disabilities and disproportionate housing needs).
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Continue to implement the required 15% affordable housing requirement for all projects with five or more units. Consider modifications to the ordinance to lessen or eliminate the moderate-income unit requirement and increase the low-income unit requirement, given the larger need for lower income units.
A CT I ONS :
Analyze the impact of changing our affordable housing inclusionary requirements for on-site affordable housing for each affordability level to maximize housing production for populations with the most housing needs (i.e., Very Low, Low, and Moderate) and bring forward to a study session with the City Council for direction at a future meeting.
The City will conduct proactive outreach to stakeholders on this topic. Outreach will be conducted before holding City Council Study Sessions and meetings and community input will be included in staff reports.
The
City will hold a study session with the City Council.
Review and amend, if necessary, the City’s current affordable housing program requirements based on best practices, market feasibility and housing trends and implement the recommendations of the study.
M ET RI C :
Increased number of inquiries from developers about affordable housing projects and increase the numb
er of affordable housing applications submitted to the city.
Resp
onsibility: Community and Economic Development Department Funding Source: General Fund
Timeframe: Identify a consultant to perform the study within three years of certification. Implement the recommendations of the study within six years of certification.
Program 2-I: Issue an RFP for an affordable housing development feasibility study for City- owned sites.
To expand the stock of affordable housing sites, the City will conduct an affordable housing development feasibility study that evaluates available City-owned land that could potentially be developed with a dedicated affordable housing project.
A CT I ONS :
The City will issue an RFP for an affordable housing development feasibility study for City-owned sites.
The s
tudy will including the following components:
Analysis of whether City-owned sites are subject to the Surplus Land Act and if so, the required steps to ensure compliance with the Surplus Land Act for each identified site. Analysis of the option of selling or entering into a long-term ground lease for the site(s). Implementation actions along with a schedule to facilitate development of city-owned sites with affordable
housing. This may include for example that the City will pass a resolution stating that it
s City-owned parcels will be used for the public purpose (and the deed may be restricted for such a public purpose).
Finding
s from outreach with developers and other stakeholders on developing City-owned sites. Identification of incentives for the development of City-owned sites including zoning incentives, fee waivers, direct subsidies, priority processing, and state, federal and local financial incent
ives such as grants, loans and tax credits.
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Recommended local, state, and federal funding programs for affordable housing development. Should an appropriate site or sites be identified and selected for disposition, the City will apply regulatory and zoning incentives necessary to evaluate if affordable housing development is feasible on the site(s). The City will conduct proactive outreach to the public and stakeholders when developing the study.
Outreach will be conducted before holding the City Council study session. A section on public e
ngagement will be included in the City Council staff report. The City will hold a study session with the City Council to review the findings of the study and obtain direc
tion on the follow up actions to implement the study.
M ET RI C :
Number of affordable housing units development on city-owned sites.
Resp
onsibility: Community and Economic Development
Funding Source: Affordable Housing Fund
Timeframe: Three years from certification
Program 2-J: Sites inventory monitoring.
The City will implement an annual monitoring procedure of the capacity of affordable to lower income units on identified sites to accommodate the RHNA.
A
CT I ONS :
Maintain an inventory of available sites for residential development and provide it to prospective residential developers upon request.
The City will identify and designate appropriately zoned sites to accommodate the shortfall, should approv
al of a development on a lower-income site result in a reduction of potential units to below the capacity needed to accommodate the RHNA.
The City will monitor whether development on lower-income sites is occurring as expected related to development types, densities, and quantities. As necessary, in the event that the lower-income or moderate-income RHNA sites are not meeting intended objectives, the city will identify the availability of
alter
native sites with appropriate zoning in place.
The City will monitor development in the new high-density mixed-use zones; if development is not proposed or occurring at expected levels, the City will implement additional incentives to facilitate e
xpedited housing production. Specifically, the City will conduct additional outreach to property owners on R
HNA and other multifamily zoned sites, waive preapplication meeting fees, and/or provide technical assistance to developers and property owners no later than 48 months from adoption. The City will annually report on the status and implementation of the Housing Element, including development occurring on identified sites.
The City will act as a liaison between property owners and developers to facilitate housing production on non
-vacant sites.
M ET RI C :
Ensure the city issues building permits for a minimum of 2,709 dwelling units from the sites identified in the inventory at the specified affordability levels.
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CHAPTER 7 | GOALS, PROGRAMS, AND IMPLEMENTATOIN ACTIONS FOR 2023-2031 7-14
Responsibility: Community and Economic Development
Funding Source: General Fund
Timeframe: Annual monitoring
Program 2-K: Promote sustainable residential development that is energy efficient and reduces greenhouse gas emissions.
A CT I ONS :
Adopt and implement the updated Energy Code and Green Building Standards Codes with each Building S
tandards Code Revision (every 3 years), and also consider local code amendments that increases energy efficiency in housing construction. In order to promote energy efficiency, a local ordinance may require more
stringent building standards than those required through Title 24. Provide more information on the City’s website on ways to improve home energy efficiency, such as information on energy efficiency and electrification incentives from PG&E, BayREN, Peninsula Clean Ener
gy, and others.
Con tinue to review residential landscape plans for consistency with the City’s Water Efficiency , Lands
cape and Irrigation Guidelines and Municipal Code Section 10.16, Water Conservation. Provide additional informational brochures about drought-resistant and low-water landscaping options in the same locations where residential building standards guidelines can be found.
M ET RI C :
Increased utilization and participation in home energy efficiency programs. Number of new projects that include drought-resistant landscaping.
Responsibility: Community and Economic Development, Parks Department, Department of Public Works Funding Source: General Fund
Timeframe: Within one year of next Building Standards Code Revision (every 3 years); Ongoing Program 2-L: Maintain and expan d the supply of small lots.
Conserve and expand the City’s supply of small residential lots, where compatible with surrounding neighborhood character.
A CT I ONS :
Continue zoning that allows development of small, flexible parcels with a Planned Unit Permit in the Zoni
ng Ordinance Update.
Study opportunities to preserve and facilitate development on small residential lots throughout the city.
M ET RI C :
Approve a minimum of 118 housing units at the Engvall site that utilize small lot development. Approve a minimum of 150 additional housing units that utilize small lot development elsewhere in the cit
y, with a focus on higher resourced neighborhoods.
Responsibility: Community Development Department
Funding Source: Staff time
Timeframe: Ongoing
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CHAPTER 7 | GOALS, PROGRAMS, AND IMPLEMENTATOIN ACTIONS FOR 2023-2031 CITY OF SAN BRUNO HOUSING ELEMENT 2023-2031 7-15
GOAL 3: Improve the city’s management of its existing affordable housing portfolio, affordable housing funds, and preserve the affordability of existing affordable housing.
Program 3-A: Join with other cities in San Mateo County to hire shared housing staff to implement affordable housing programs and help manage affordable housing with a focus on fair housing.
Enhance the city’s ability to support and monitor housing programs.
A CT I ONS :
When opportunities arise, the City can consider participating with other jurisdictions in San Mateo Coun
ty to share housing staff.
M ET RI C :
Increased utilization of housing programs in the planning period.
Resp
onsibility: Community and Economic Development
Funding Source: General Fund
Timeframe: Five years after certification
Program 3-B: Affordable Housing Fund. Develop funding priorities for the use of the Affordable Housing Fund which imposes a housing impact fee on new commercial development in the city to fund affordable housing.
A CT I ONS :
The City will identify funding priorities for affordable housing projects and programs funded by the city’s AH
F.
The City will conduct proactive outreach to identify community priorities for AHF resources. Outreach will be conducted before holding City Council study sessions and meetings, and input will be included in staff report
s.
The
City will issue an initial Housing Trust Fund “Notice of Funding Availability” (NOFA) for af
fordable housing production, rehabilitation, and/or preservation, unless the City identifies another funding priority that requires a large balance.
Use a small percentage Affordable Housing Funds on an annual basis to support city staffing and/or ou
tside consultants who will administer and deploy these funds in a timely, efficient, and productive manner.
Consider allocating a portion of the Affordable Housing Fund (AHF) to administer a program for use of AHF resources. Use of AHF could include:
Accounting and fiscal services;
I
nterfacing with housing developers,
Development o
f funding NOFAs;
Evaluation of p
roposals and selection of awardees;
Loan document drafting; and
Evaluation of pu
blic, agency and institutional properties for potential affordable housing use. 34 of 61
CHAPTER 7 | GOALS, PROGRAMS, AND IMPLEMENTATOIN ACTIONS FOR 2023-2031 7-16
M ET RI C :
Increased staffing support for the administration of city housing programs in the planning period.
Resp
onsibility: Community and Economic Development
Funding Source: Housing Trust Fund
Timeframe: Two years from certification
Program 3-C: Revise the Affordable Housing Ordinance to ensure that all new affordable housing remains affordable for 99 years or the life of the project.
State law allows jurisdictions to impose housing affordability requirements for 99 years or the life of the project. Although the City doesn’t have any affordable units at risk of conversion, increasing the affordability term would prevent the loss of affordable housing in the future.
A
CT I ONS :
Research the feasibility Amend the city’s Affordable Housing Ordinance to change the term from not less t
han 55 years for rental units and not less than 45 years for owner-occupied units to 99 years or for the
life of the project.
I
f feasible, amend the Affordable Housing Ordinance to include the extended term. If this action is deemed infeasible, the City will research affordable housing financing strategies and eng
age with affordable housing developers to create a financial plan to ensure that affordable units remain affordable long term.
M ET RI C :
If directed by City Council revise the Affordable Housing Ordinance, or alternatively engage with af
fordable housing developers to ensure that affordable units remain affordable long term.
Responsibility: Community and Economic Development
Funding Source: General Fund
Timeframe: Three years from certification. Alternatively, create a financial plan with affordable housing developers to ensure the long-term affordability of affordable units will be completed within one year.
Program 3-D: Consider a policy to retain public land over the long term in order to support affordable housing projects on public land.
Ground leases allow the City to retain control over its land while simultaneously benefitting the community.
By retaining land, the city can ensure that public land sites are used for affordable housing long-term.
A CT I ONS :
Research the economic feasibility of the policy of doing ground leases rather than selling property for af
fordable housing projects on City-owned land.
Hol
d a study session with City Council on how the city can increase the number of affordable housing projects long term by entering into ground leases for affordable housing projects on City-owned land.
M ET RI C :
If directed by City Council adopt a policy to retain public land over the long term in order to support affordable housing projects on public land.
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CHAPTER 7 | GOALS, PROGRAMS, AND IMPLEMENTATOIN ACTIONS FOR 2023-2031 CITY OF SAN BRUNO HOUSING ELEMENT 2023-2031 7-17
Responsibility: Community and Economic Development, City Manager Funding Source: General Fund
Timeframe: Two years from certification
Program 3-E: Facilitate the rehabilitation of the City’s existing housing stock to correct housing deficiencies, increase the useful life, and increase accessibility for all residents.
To facilitate the habitability of homeowner’s homes in San Bruno and especially those owned by low-income households, the city will educate homeowners and make available financial resources to aid in the repair or rehabilitation of homes owned by lower income residents. This program will be targeted to single-family homes or condominiums in low-resource areas.
A CT I ONS :
Develop a minor home repair program that will provide life safety and accessibility repairs to low-income seniors and disabled homeowners at no cost. Funding sources may include local, regional, and/or state funds.
The City will evaluate opportunities to create rehabilitation programs to address all housing units in need of repair in low-resource areas and to improve the overall conditions of that area. The City will create and distribute surveys to condominium developments with Homeowners Associations to ascertain the housing conditions and rehabilitation or accessibility needs for existing homeowners and properties.
The city will add home maintenance education resources to its website.
M
ET RI C :
Number of minor home improvements projects funded through local assistance; number of homeowner improvement permits pulled; number of low-income homeowners assisted Responsibility: Community and Economic Development, City Council Funding Source: General Fund, CDBG
Timeframe: Survey HOAs (one year from certification); Develop new financial incentive (three years from certification); Update Website and Marketing materials (Annually) Program 3-F: Develop a Community Benefits Expenditures Policy to prioritize affordable housing funds.
The City anticipates revenues from approved Development and /or Community Benefit Agreements over the next eight years. City staff will study a Community Benefits Expenditures Policy that sets aside a portion of funds received through these Agreements for the development of programs that support affordable housing production once enough funds are received.
A
CT I ONS :
The City will study a policy that sets aside a portion of funds received through these Agreements for the development of programs that support affordable housing production once enough funds are received. The City will proactively reach out to public and stakeholders on this topic. Outreach will be conducted before holding City Council study sessions and meetings, and input will be included in staff reports. The City will hold a study session with the City Council. 36 of 61
CHAPTER 7 | GOALS, PROGRAMS, AND IMPLEMENTATOIN ACTIONS FOR 2023-2031 7-18
M ET RI C :
If directed by City Council adopt a Community Benefits Expenditure Policy.
Responsibility: Community and Economic Development
Funding Source: General Fund, CBA Revenues
Timeframe: Four years of certification
Program 3-G: Preserve the afford ability of existing at-risk affordable housing by requiring replacement of below market rate units lost during any construction, redevelopment, or demolition projects.
Pursuant to California Government Code Section 66300, projects that demolish existing “protected” units, or build on a site that has had “protected” units demolished in the last five years are required to replace them with a project that will include at least as many protected units as the greatest number of protected units that existed on the project site within the last five years.
A
CT I ONS :
Am
end the Zoning Code to incorporate specific requirements stipulated by SB 8.
M ET RI C :
Com
pliance with state law and no net loss of existing affordable housing.
Responsibility: Community and Economic Development
Funding Source: General Fund
Timeframe: Eighteen months from certification
Program 3-H: Begin a plan to preserve the City's deed restricted affordable units with restrictions that will expire in the next 5 to10 years and develop a plan for preservation of the units to keep them affordable long term.
To facilitate the preservation of “at-risk” affordable rental units, the City will engage in the following efforts to engage affordable housing developers and make available financial resources to aid in the preservation of at-risk units.
A
CT I ONS :
Pr
event low-income residents from displacement or housing-cost burden due to expiration of covenants. Thi
s will include proposing the use of commercial linkage fees to work with affordable housing developers to acquire properties and keep deed restrictions for the long-term. The City will monitor “at-risk” affordable rental units and work with nonprofits and explore available funding sources to preserve affordability.
M ET RI C :
Publi
c funding available for affordable housing.
Resp
onsibility: Community and Economic Development
Funding Source: General Fund
Timeframe: Four years of certification
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GOAL 4: Promote equity in housing, protect residents from displacement, and support the needs of households with low incomes or special needs. Many of these programs are based on the findings of the AFFH analysis in Chapter 4.
AFFH POLICY 1
Protect existing residents from displacement by pursuing strategies that protect residents in areas of lower or moderate opportunity and concentrated poverty and preserves housing choices and affordability.
P
rogram 4-A: Maintain and distribute accurate information about fair housing law and policies.
Contributing Factor: Lack of knowledge about fair housing laws by renters, landlords and property owners and lack of understanding of reasonable accommodation requirements by renters, landlords and proper
ty owners.
Fair Housing Issue: San Bruno has a concentrated population of low-income Hispanic residents on the eas
t side of the city.
Fair Housing Category: Segregation/integration patterns; disparities in access to opportunities A CT I ONS :
Research other cities to create an affirmative marketing strategy for Fair Housing information and resource
s.
Inc
lude multi-lingual, especially Spanish, marketing materials and ensure bilingual interpretation services ar
e available.
Continue to inform realtors, builders, city staff, and the community at large about fair housing law and polici
es, through information posted on city’s website and handouts available at City Hall and the Senior Ce
nter and other city facilities.
Conduct proactive outreach by sharing information about fair housing laws and policies with residents and ot
her stakeholders. Outreach will be conducted at least twice per year during the planning period and m
ay include sharing information via newsletters, email communication, events, or social media. Advertise Accessibility Requirements when residential buildings are inspected for occupancy, check for posters that explain the right to request reasonable accommodations for persons with disabilities.
M ET RI C :
Fe
wer fair housing complaints in the planning period.
Responsibility: Community and Economic Development and Building Department Funding Source: General Fund
Timeframe: Within two years after adoption of the Housing Element; Ongoing. 38 of 61
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Program 4-B: Partner with local fair housing organizations to perform fair housing training for landlords and tenants.
Contributing Factor: Lack of knowledge about fair housing laws by renters, landlords and property owners. Lack of understanding of reasonable accommodation requirements by renters, landlords and proper
ty owners.
Fair Housing Issue: All of San Bruno’s fair housing complaints were on the basis of disability and a majori
ty of San Bruno’s fair housing complaints are on the basis of disability. Households of color are disproportionally impacted by displacement.
Fair Housing
Category: Outreach capacity and enforcement
A CT I ONS :
Partner with local fair housing organization to provide training for landlords and tenants at least annually. Pr
omote training sessions in areas identified as lower resource areas and areas with disproportionate housing
need. Ensure training is available in multiple languages. Prom
ote training sessions by including the information on the City’s website. Develop training curriculum to increase knowledge about fair housing laws and reasonable ac
commodation requirement and provide information to landlords on fair housing laws and reasonable accommodation.
M ET RI C :
Fe
wer fair housing complaints in the planning period.
Responsibility: Community and Economic Development, Partners may include Project Sentinel Funding Source: General Fund
Timeframe: Two years from certification. Contact Project Sentinel or similar organization within one year and schedule the training within two years. At a minimum one training per year will be held.
Program 4-C: Improve the landing page for housing resources on the city's webpage and add a fair housing section.
Contributing Factor: Lack of fair housing information online. Currently fair housing resources appear in the "Tenant Information and State Assembly Bill 1482" webpage which is difficult to find and does not suggest it contains fair housing resources.
Fair Housing Issue: Lack of information accessible online; A majority of San Bruno's fair housing complaints are on the basis of disability, indicating some landlords may not understand fair housing laws. Fair Housing Category: Outreach capacity and enforcement A
CT I ONS :
Update the city’s website to include a robust fair housing section that is consistent with “best practices”. Add information on the city’s website to clearly define reasonable accommodations in housing in ac
cordance with state fair housing law.
Modify the City’s webpage to include more information about reasonable accommodations. T
he City shall ensure that its website and handout materials regarding housing resources, requirements, and s
ervices for the disabled are updated annually and made available to the public. 39 of 61
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Conduct proactive outreach by sharing the city’s landing page with information about fair housing issues, i
ncluding on reasonable accommodations, with residents and other stakeholders. Outreach will be conducted at least twice per year during the planning period and may include sharing information via ne
wsletters, email communication, events, or social media.
M ET RI C :
Maint
ain low number of fair housing complaints or receive fewer fair housing law complaints in the City of San Bruno.
Resp
onsibility: Community and Economic Development
Funding Source: Departmental Budget
Timeframe: Within one year after adoption of the Housing Element; Ongoing Program 4-D: Continue to adhere to state and federal fair housing and non-discrimination laws to ensure that housing opportunities are provided for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, family status, or disability. Enforce fair housing laws, with a focus on disability violations.
Contributing Factor: Lack of information and understanding of Fair Housing laws. Fair Housing Issue: All of San Bruno's fair housing complaints were on the basis of disability. Fair Housing
Category: Outreach capacity and enforcement.
A CT I ONS :
Partner with local fair housing organization to complete a study session with City Council on fair housing law
s.
Ensure fair housing laws are adequately reflected in the Zoning Code Update, including the removal of barriers to the reasonable accommodation process.
Clear
ly define reasonable accommodations in housing in the city code.
M ET RI C :
Fe
wer fair housing complaints in the planning period.
Responsibility: Community and Economic Development
Funding Source: General Fund
Timeframe: Two years from certification
Program 4-E: Support legal counsel and advocacy assistance for renters and residents with disproportionate housing needs.
Contributing Factor: Lack of information and understanding of regional Fair Housing laws. Fair Housing Issue: All of San Bruno's fair housing complaints were on the basis of disability. Fair Housing
Category: Outreach capacity and enforcement.
A CT I ONS :
Persons requesting information or assistance related to housing discrimination will be referred to one or more f
air housing groups for legal services.
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CHAPTER 7 | GOALS, PROGRAMS, AND IMPLEMENTATOIN ACTIONS FOR 2023-2031 7-22
Brochures providing information on fair housing and tenants’ rights will be available at City Hall, public libraries and on the City’s website. The brochures will also be available at nonprofit organizations serving low-income residents. The brochures will be available in multiple languages. As f
unding allows, the City shall provide annual funding assistance to non-profit organizations that provide f
air housing, tenant/landlord, and habitability counseling and other general fair housing assistance.
M ET RI C :
Redu
ce the number of fair housing complaints below the county average. Amount of funding provided to su
pport renter advocacy and number of referrals to advocacy organizations.
Responsibility: Community and Economic Development
Funding Source: General Fund
Timeframe: Complete all tasks within three years of certification and then evaluate activities on an annual basis.
Program 4-F: Establish an ordinance that provides for tenant and community first right of purchase or right of first refusal (TOPA and COPA).
Contributing Factor: Affordable housing is typically located in areas where land costs are lower and densi
ty is easier to achieve.
Fair Housing Issue: Neighborhoods east of El Camino Real are vulnerable to displacement. Fair Housing Category: Disproportionate Housing Needs, Displacement.
A first right of purchase or refusal is a preemptive right which gives the right-holder a contractual right to buy the asset or real property if the owner decides to sell. Such an ordinance could help renters stay in their homes, avoiding displacement.
A
CT I ONS :
Research the feasibility of this policy including conducting outreach to stakeholders. Hold
a study session with City Council by December 2024.
If directed by City Council, initiate the ordinance adoption process Condu
ct proactive outreach on this topic before the development of the program. Outreach will be conducted before holding City Council study sessions and meetings on the program and community input will be included in staff reports.
M ET RI C :
Hold a study session with City Council by January 2025. If directed by City Council and if feasible, initiate the ordinance adoption process.
Responsibility: Community and Economic Development, City Attorney Funding Source: General Fund
Timeframe: Three years from certification
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CHAPTER 7 | GOALS, PROGRAMS, AND IMPLEMENTATOIN ACTIONS FOR 2023-2031 CITY OF SAN BRUNO HOUSING ELEMENT 2023-2031 7-23
Program 4-G: Develop a program that gives displaced residents (former residents of the jurisdiction) preferential access to new affordable housing units. Contributing Factor: Affordable housing is typically located in areas where land costs are lower and densi
ty is easier to achieve.
Fair Housing Issue: Neighborhoods east of El Camino Real are vulnerable to displacement. Fair Housing Category: Disproportionate Housing Needs, Displacement.
In order to limit the impacts of displacement, the City will research the possibility of enacting a policy that prioritizes displaced residents for new affordable housing opportunities in the City when they become available.
A CT I ONS :
Research the legality and administration for a policy that gives displaced resident priority access to new a
ffordable housing units in the city.
Conduct proactive outreach on this topic before the development of the program. Outreach will be cond
ucted before holding City Council study sessions and meetings on the program and community input will be included in staff reports.
Develop a list of individuals who would qualify for units. Hold a study session with City Council and seek direction. When directed by City Council, initiate the ordinance adoption process.
M ET RI C :
Reduce resident displacement
Responsibility: Community and Economic Development
Funding Source: Affordable Housing Fund
Timeframe: Four years from certification
Program 4-H: Identify funding and other resources to develop an anti-displacement plan for neighborhoods east of El Camino Real.
Con
tributing Factor: Residents with disproportionate housing needs and high displacement risk live east of
El Camino Real.
F
air Housing Issue: Displacement.
Fair Housing
Category: Disproportionate housing needs and risk of displacement.
In order to limit the impacts of displacement in the future, the city will identify funding sources and other resources to create an anti-displacement plan for neighborhoods east of El Camino Real which are vulnerable to displacement pressures.
A CT I ONS :
Review existing displacement plans in San Mateo County cities and identify financial and other resources nee
ded to complete an anti-displacement plan for the neighborhoods East of El Camino Real. 42 of 61
CHAPTER 7 | GOALS, PROGRAMS, AND IMPLEMENTATOIN ACTIONS FOR 2023-2031 7-24
Identify private and public funding sources and apply for funding to support an anti-displacement plan such as
the Bay Area Planning Challenge Grant or an HCD SB2 Planning Grant. I
dentify City staff resources required to complete an anti-displacement plan. Identify the outreach that needs to be conducted for conducting an anti-displacement plan and develop an ou
treach plan including list of stakeholders and how to reach them.
M ET RI C :
Complete at least one grant application to fund the anti-displacement plan. Com
plete an outreach strategy for an anti-displacement plan. If directed by City Council and if financially feasible, initiate the anti-displacement plan.
Resp
onsibility: Community and Economic Development
Funding Source: General Fund
Timeframe: Three years from certification
Program 4-I: Evaluate and develop a local just cause for eviction ordinance to go above California’s Tenant Protection Act (TPA), the state’s just cause for eviction law adopted in 2019.
Contributing Factor: Residents with disproportionate housing needs and high displacement risk live east of
El Camino Real.
F
air Housing Issue: Displacement.
Fair Housing
Category: Disproportionate housing needs and risk of displacement.
The state law explicitly authorizes cities to pass stronger local ordinances, because the state legislature intended the state law to be a floor, not a ceiling, on tenant protections.
A CT I ONS :
As part of developing the local ordinance, the city will seek to regulate existing loopholes related to subst
antial remodels, bad faith Ellis Act evictions, and owner move-in evictions. E
valuate relocation payment requirements.
Pr
ovide transparency in local procedures.
Provide tenants with recourse for violations of the law.
M ET RI C :
If directed by City Council adopt a local just cause for eviction ordinance.
Resp
onsibility: Community and Economic Development
Funding Source: General Fund
Timeframe: Five years from certification
43 of 61
CHAPTER 7 | GOALS, PROGRAMS, AND IMPLEMENTATOIN ACTIONS FOR 2023-2031 CITY OF SAN BRUNO HOUSING ELEMENT 2023-2031 7-25
AFFH POLICY 2:
Improve place-based strategies to encourage community conservation and revitalization including preservation of existing affordable housing, conserving, and improving assets in areas of lower opportunity and concentrated poverty.
Pro
gram 4-J: Prioritize city capital improvement investments to address the challenges of the areas east of El Camino Real, which include areas with lower access to opportunity and disproportionate housing need
Contributing Factor: Affordable housing is typically located in areas where land costs are lower and densi
ty is easier to achieve.
Fair Housing Issue: Lower environmental outcomes in neighborhoods with the highest concentration of Hispanic residents and the most affordable housing.
Fair Housing Category: Segregation/ integration patterns; disparities in access to opportunities.
A CT I ONS :
Prioritize capital projects that improve landscaping, tree plantings, parks, and pedestrian safety in lower resourced neighborhoods west of El Camino Real.
M ET RI C :
Am
ount of City expenditures on capital improvements east of El Camino Real.
Responsibility: Community and Economic Development, Public Works Funding Source: Departmental Budget, CIP
Timeframe: Ongoing
P
rogram 4-K: Engage the school districts in a plan to reduce the disparities in educational outcomes among the schools that serve San Bruno.
Contributing Factor: Students living on the east side of San Bruno face disparities in educational out
comes.
F
air Housing Issue: Disparities in educational outcomes. Fair Housing Category: Access to Opportunity.
A CT I ONS :
The City will conduct outreach to school officials on how the City can support area schools. The
City will share data and information on issues the community faces and discuss those issues in t
andem to help allocate resources strategically.
The
City will focus its engagement in particular geographic areas with identified need.
M ET RI C :
Tw
o meetings per year.
44 of 61
CHAPTER 7 | GOALS, PROGRAMS, AND IMPLEMENTATOIN ACTIONS FOR 2023-2031 7-26
Responsibility: City of San Bruno; other cities within the district; school district officials Funding Source: General Fund
Timeframe: Two years from certification
Program 4-L: Engage developers to produce housing with amenities that can help to reduce the disparities in outcomes among the schools that serve San Bruno. Contributing Factor: Students living on the east side of San Bruno face disparities in educational outcomes.
Fair Housing Issue: Disparities in educational outcomes. Fair Housing Category: Access to Opportunity.
A CT I ONS :
When feasible, the city will use community benefit agreements to encourage developers to include features in new developments that can help facilitate early and K-12 learning. For larger scale redevelopments, this could include reserving/offering reduced leases in community space for nonprofits who work with kids to improve educational outcomes, that offer subsidized childcare, or that offer after school activities.
M
ET RI C :
New development projects built with community space that can be used for educational activities and childcare or other amenities that address disparities for people with special housing needs.
Responsibility: Community and Economic Development
Funding Source: General Fund
Timeframe: Seven years from certification
AFFH POLICY 3:
Encourage new housing choices and affordability in high resource areas by promoting housing supply, choices, and affordability in areas of high opportunity and outside of areas of concentrated poverty.
Program 4-M: Encourage, fac ilitate, and promote home sharing opportunities throughout the city.
Contributing Factor: Lack of affordable housing in high resource areas Fair Housing Issue: Concentration of Hispanic residents in lower resource areas. Fair Housing Category: Disproportionate housing need.
Continue to support home sharing programs and promote such programs through the Senior Center and other local agencies.
A CT I ONS :
Continue to support the Housing Investment Partnership (HIP) Home Sharing program, which facilitates living arrangements among two or more unrelated people. Homeowners or renters (Home Providers) who have a residence with one or more bedrooms are matched with persons seeking housing (Home Seekers). People who home share include seniors, working persons, low and extremely low- 45 of 61
CHAPTER 7 | GOALS, PROGRAMS, AND IMPLEMENTATOIN ACTIONS FOR 2023-2031 CITY OF SAN BRUNO HOUSING ELEMENT 2023-2031 7-27
income residents, students, persons with disabilities (including developmental), families, veterans, emancipated foster youth and others.
Update the city’s website to promote home sharing opportunities throughout the city. Continue to consider appropriation of monies for support of various organizations during annual budget re
view. (City allocated annual grant of $30,000 to HIP)
Conduct proactive outreach by sharing information about home sharing resources with residents and oth
er stakeholders. Outreach will be conducted at least twice per year during the planning period and ma
y include sharing information via newsletters, email communication, events, or social media.
M ET RI C :
Increase community participation in home sharing programs.
Resp
onsibility: Community and Economic Development
Funding Source: Affordable Housing Fund
Timeframe: Ongoing
Program 4-N: Continue to participate in San Mateo County Housing Authority’s Housing Choices Voucher program (formerly the federal Section 8 program). C
ontributing Factor: Lack of affordable housing in high resource areas Fair
Housing Issue: Concentration of Hispanic residents in lower resource areas. Fair Housing Category: Disproportionate housing need.
Con
tinue to participate in CDBG cooperative agreement with San Mateo County Housing Authority’s housing Choices Voucher program Voucher program (formerly Section 8).
A CT I ONS :
Encourage new housing developers to participate in the Housing Choices Voucher program during preparation of future development agreements/affordable housing programs. Publicize availability of this program to residents through the city’s website and promote this program as a w
ay of providing a mix of affordable and market rate units. Follow up with owners who have opted to participate in the Housing Choices Vouchers program to ensure a “good faith effort” by participating apartment owners to advertise available units and that they ar
e being listed on the Housing Choices Voucher vacancy list.
M ET RI C :
Increase community participation in the Housing Choices Voucher program.
Resp
onsibility: Community and Economic Development
Funding Sources: County Housing Voucher Program
Timeframe: Ongoing
Program 4-O: Establish an affordable unit set-aside for tenants with physical or developmental needs.
Con
tributing Factor: Lack of housing for people with disabilities who tend to have extremely low inc
omes.
46 of 61
CHAPTER 7 | GOALS, PROGRAMS, AND IMPLEMENTATOIN ACTIONS FOR 2023-2031 7-28
Fair Housing Issue: Concentration of people with disabilities in one area of the city. Fair Housing Category: Disproportionate housing need.
Resid
ents with a disability find it more difficult to find appropriate housing in the city.
A CT I ONS :
Recommend requiring a subset of units within affordable housing development projects for people with disabilities or alternatively for all citywide housing development projects to provide 10 percent accessible units for households with persons with disabilities.
The City will conduct proactive outreach to stakeholders about this program. Outreach will be conducted be
fore holding City Council study sessions and meetings and community input will be included in staff re
ports.
If the recommendation find it is feasible to establish an affordable unit set-aside for tenants with physical or developmental disabilities, develop an implementation program for consideration by City Council.
M ET RI C :
Goal of creating five housing units for people with disabilities during the planning period.
Responsibility: Community and Economic Development
Funding Sources: Developer Funded
Timeframe: The research will be completed three years from certification and the recommendations will be completed five years from certification.
Program 4-P: Increase the number of affordable rental and homeownership units in higher resource areas of San Bruno through targeted redevelopment and infill. Contributing Factor: Lack of affordable housing in high resource areas. Fair Housing Issue: Concentration of Hispanic residents in lower resource areas. Fair Housing Category: Disproportionate housing need.
Ac
cessory dwelling units (ADUs) can offer an additional source of affordable housing to homeowners and the community. The City last updated its ADU ordinance in March 2021 and now has an up-to-date ordinance considered compliant with State Government Code Section 65852.2.
A CT I ONS :
Continue to inform homeowners about the Accessory Dwelling Unit Ordinance which permits second units
by-right on appropriate residential sites.
Prom
ote the Accessory Dwelling Unit Ordinance. Conduct proactive outreach by sharing information abou
t ADU resources with residents and other stakeholders. Outreach will be conducted at least twice per y
ear during the planning period and may include sharing information via newsletters, email com
munication, events, or social media
Continuing to implement a public information and proactive outreach campaign via the city’s website to enc
ourage residents to construct ADUs, inform property owners of the standards for ADU development, permitting procedures, construction resources, and the importance of ADUs, including ADUs affordable to lower-income households. Outreach will be conducted at least semiannually. 47 of 61
CHAPTER 7 | GOALS, PROGRAMS, AND IMPLEMENTATOIN ACTIONS FOR 2023-2031 CITY OF SAN BRUNO HOUSING ELEMENT 2023-2031 7-29
Promote the construction of ADUs in high resource areas and areas of concentrated affluence by supplying informational materials in community gathering places such as high-resource areas or mailers to residents of high-resource areas. The city has submitted its ADU ordinance to the State for review.
Should
HCD require revisions to the ordinance, the ordinance will be modified to comply within one year upon receipt of the comments. Encourage ADUs in new single-family subdivisions to accommodate multi
-generational and other housing needs.
Prom ote pre-approved ADU plans developed by Housi ng Endowment and Regional Trust of San Mateo Cou
nty (HEART), a non-profit corporation that seeks to increase housing in the county. Continue to monitor state laws regarding accessory dwelling units and amend the City’s ordinance as n
eeded.
M ET RI C :
Goal of issuing building permits for 30 accessory dwelling units per year.
Responsibility: Community and Economic Development
Funding Source: General Fund
Timeframe: Ongoing
Program 4-Q: Participate in a regional down payment assistance program. Contributing Factor: Lack of affordable housing in high resource areas. Fair Housing Issue: Concentration of Hispanic residents in lower resource areas. Fair Housing Category: Disproportionate housing need.
A CT I ONS :
Establish a regional partnership with HEART.
Include affirmative marketing to households with disproportionate housing needs including Hispanic households, persons with disabilities, and single parents (e.g., Spanish and English, targeted to neighborhoods east of El Camino Real).
Conduct homebuyer education quarterly in partnership with HEART.
M ET RI C :
Number of San Bruno residents participating in regional down payment assistance program.
Resp
onsibility: Community and Economic Development and HEART Funding Source: General Fund
Timeframe: Every three years and within three years of certification.
Responsibility: Community and Economic Development
F
unding Source: General Fund
Timeframe: Ongoing
Program 4-R: Marketing Plan for Accessible Units.
Contributing Factor: Lack of housing for people with disabilities who tend to have extremely low inc
omes.
48 of 61
CHAPTER 7 | GOALS, PROGRAMS, AND IMPLEMENTATOIN ACTIONS FOR 2023-2031 7-30
Fair Housing Issue: Concentration of people with disabilities in one area of the city. Fair Housing Category: Disproportionate housing need.
A CT I ONS :
As a condition of entitlement approval, the city shall require that a housing developer implement an affirmative marketing plan for physically accessible units included in the project which will provide disability-serving organizations adequate prior notice of the availability of the accessible units and a process for supporting people with qualifying disabilities to apply.
M ET RI C :
Number of housing development applications received with accessible units.
Responsibility: Community and Economic Development
Funding Source: General Fund
Timeframe: Ongoing with each entitlement application
Program 4-S: Support social services for housing and homeless prevention and shall work with homeless service providers to prioritize legal help, housing assistance, and other social services for unhoused families in San Bruno. Contributing Factor: Lack of housing for people with extremely low incomes which are also people with disproportionate housing needs.
Fair Housing Issue: Concentration of low-income people with disproportionate housing needs east of El Camino Real; Vulnerability to displacement in neighborhoods east of El Camino Real. Fair Housing Category: Disproportionate housing need.
A CT I ONS :
The City shall support non-profits, such as LifeMoves, that offer housing solutions and services for homeless: The City shall support with staff expertise and funding, as available, for non-profit organizations that offer solutions to solving homelessness and/or provide housing related services for the homeless or at-risk homeless.
The city shall support Continuum of Care planning: The City shall be an active participant in the Continuum of Care planning process and support its efforts to address the needs San Bruno residents in need of emergency shelter or temporary housing by attending at least ¾ of all meetings during a calendar year.
The city shall provide referrals to the YMCA Community Resource Center (San Mateo County Core Services Agency) helping families with social services for housing and homeless prevention. The city shall provide referrals to Veterans and their immediate families that are homeless or at risk of homelessness. Resources for referrals include the Veteran’s Administration (VA) National Call Center of Homeless Veterans at 1-877-4AID-VET and to the HUD-VASH program that is a joint effort between the Department of Housing and Urban Development and the VA Supportive Housing (HUD-VASH) Program to move Veterans and their families out of homelessness and into permanent housing through a voucher program that allows homeless Veterans to rent privately owned housing. The City will annually review, and amend as necessary, the Municipal Code to ensure consistency with Government Code Section 65583(a)(4)(A)(ii).
49 of 61
CHAPTER 7 | GOALS, PROGRAMS, AND IMPLEMENTATOIN ACTIONS FOR 2023-2031 CITY OF SAN BRUNO HOUSING ELEMENT 2023-2031 7-31
M ET RI C :
Reduction of the Point in Time homeless count in the City of San Bruni over the planning period.
Responsibility: Community and Economic Development
Funding Source: General Fund
Timeframe: Ongoing
Program 4-T: Facilitate noise in sulation retrofits. Continue to pursue funding for noise insulation from the San Francisco International Airport and educate residents about program benefits.
A CT I ONS :
Continue to seek funds through the Federal Aviation Administration’s Aircraft Noise Insulation Program.
Educate targeted homeowners on the benefits of participation in the program. Provide technical assistance necessary to help qualifying homeowners apply for the funding and implement the insulation retrofits.
M ET RI C :
Facilitate the upgrading of 100 existing homes in the city that still qualify for the program.
Resp
onsibility: Community and Economic Development
Funding Source: Federal Aviation Administration’s Aircraft Noise Insulation Program Timeframe: Ongoing
50 of 61
Aꢀachment 5:
Housing Element Programs Cross‐Reference List
Programs from the Previously Adopted Housing Element have been reorganized and condensed. The table below is a cross‐reference that shows which Revised Housing Element Programs were based on Previously Adopted Programs. In most cases, Revised Programs have more commitments, as required by HCD.
Aꢀachment 3 provides a summary of all Revised Housing Element Programs in a tabular format, with the proposed acꢁons.
Aꢀachment 4 provides the full text of the Previously Adopted (January 2023) Housing Element Programs The intent of this aꢀachment is to show that the vast majority of Revised Programs are based on Previously Adopted Programs.
Revised Program (CURRENT)
1. Preserve and
Previously Adopted Program
3‐E: Facilitate the rehabilitaꢁon of the City’s exisꢁng housing stock to correct housing deficiencies, increase the Rehabilitate Exisꢁng
Housing Stock
useful life, and increase accessibility for all residents
2. Short Term Rentals
3. Adequate Sites to
Accommodate Regional
Fair Share of Housing
Growth
1‐H: Monitor short‐term residenꢁal rentals
2‐D: Amend the Tanforan Mall Planned Development Plan to require a minimum of 1,000 housing units to be included within the redevelopment of the Tanforan Mall project proposal. 2‐J: Sites inventory monitoring.
2‐B: Support the development of idenꢁfied housing opportunity sites.
4. Accessory Dwelling
Units
4‐P: Increase the number of affordable rental and homeownership units in higher resource areas of San Bruno through targeted redevelopment and infill.
5. Amend Ordinance No.
1284 to Expand Housing
Opportuniꢁes
2‐A: Evaluate the possibility of puꢂng forth a ballot iniꢁaꢁve to amend Ordinance 1284 to increase residenꢁal density throughout the City, building heights and number of floors along the El Camino Real corridor. 2‐C: Prepare Senate Bill (SB) 9 implemenꢁng zoning ordinance with objecꢁve standards for residenꢁal lot splits.
1 51 of 61
ATTACHMENT 5
Revised Program (CURRENT)
6. Update Affordable
Housing Program
Previously Adopted Program
2‐D: Amend the Tanforan Mall Planned Development Plan to require a minimum of 1,000 housing units to be included within the redevelopment of the Tanforan Mall project proposal. 2‐E: Publicize affordable housing financing strategies.
2‐F: Encourage the producꢁon of extremely low‐income units as well as a variety of housing types to meet the needs of populaꢁons with special and disproporꢁonate housing needs.
2‐H: Conduct a robust evaluaꢁon of the inclusionary housing program that evaluates the effecꢁveness of delivering extremely low‐income units and units for residents with the greatest housing needs (e.g., single parent families, child‐friendly housing, accessible units for persons with disabiliꢁes and disproporꢁonate housing needs).
2‐I: Issue an RFP for an affordable housing development feasibility study for City‐owned sites. 3‐B: Affordable Housing Fund. Develop funding prioriꢁes for the use of the Affordable Housing Fund which imposes a housing impact fee on new commercial development in the city to fund affordable housing. 3‐C: Revise the Affordable Housing Ordinance to ensure that all new affordable housing remains affordable for 99 years or the life of the project.
3‐F: Develop a Community Benefits Expenditures Policy to prioriꢁze affordable housing funds 4‐G: Develop a program that gives displaced residents (former residents of the jurisdicꢁon) preferenꢁal access to new affordable housing units.
4‐O: Establish an affordable unit set‐aside for tenants with physical or developmental needs. 4‐R: Markeꢁng Plan for Accessible Units
2‐B: Support the development of idenꢁfied housing opportunity sites.7. Encourage Lot Consolidaꢁon
8. Expand Access to Public
Informaꢁon about
Housing
1‐E: Publicly post status updates on housing project permit approvals on the city website. 2‐E: Publicize affordable housing financing strategies.
2‐J: Sites inventory monitoring.
4‐A: Maintain and distribute accurate informaꢁon about fair housing law and policies. 4‐C: Improve the landing page for housing resources on the city’s webpage and add a fair housing secꢁon. 4‐E: Support legal counsel and advocacy assistance for renters and residents with disproporꢁonate housing needs.
9. Streamline Review
Processes for Housing
Projects
1‐A: Idenꢁfy ways to streamline the CEQA review process through the use of exempꢁons or by ꢁering off exisꢁng CEQA documents.
1‐B: Establish a streamlined pre‐applicaꢁon development conference process with applicants. 1‐C: Establish priority building permit processing and reduced plan check ꢁmes for mulꢁ‐family housing projects affordable to lower‐income households.
1‐I: Zoning Code amendments to remove constraints.
2‐B: Support the development of idenꢁfied housing opportunity sites. 2‐F: Encourage the producꢁon of extremely low‐income units as well as a variety of housing types to meet the needs of populaꢁons with special and disproporꢁonate housing needs. 2 52 of 61
Revised Program (CURRENT)
10. Reduce Barriers to
Housing Development
Previously Adopted Program
1‐D: Review current design standards for compliance with recent case law and adopt addiꢁonal design standards.
1‐F: Conꢁnue to consolidate fee schedules across departments to simplify administraꢁon and allow people to obtain schedules and documentaꢁon in one locaꢁon. This includes providing a link to outside agency fee informaꢁon.
1‐G: Conꢁnue to implement the City’s Development Impact Fee Ordinance to allow for payment of certain types of development impacts fees for 100% Affordable Housing projects to cerꢁficate of occupancy, instead of prior to building permit issuance.
1‐I: Zoning Code amendments to remove constraints.
2‐B: Support the development of idenꢁfied housing opportunity sites. 2‐F: Encourage the producꢁon of extremely low‐income units as well as a variety of housing types to meet the needs of populaꢁons with special and disproporꢁonate housing needs. 2‐G: Reduce parking requirements to encourage producꢁon of affordable housing units, housing units for extremely low‐income households, and housing units for special needs populaꢁons. 2‐L: Maintain and expand the supply of small lots.
1‐I: Zoning Code amendments to remove constraints.
2‐C: Prepare Senate Bill (SB) 9 implemenꢁng zoning ordinance with objecꢁve standards for residenꢁal lot splits.
11. Update Municipal Code
to Reflect State Laws
3‐G: Preserve the affordability of exisꢁng at‐risk affordable housing by requiring replacement of below market rate units lost during any construcꢁon, redevelopment, or demoliꢁon projects. 4‐D: Conꢁnue to adhere to state and federal fair housing and non‐discriminaꢁon laws to ensure that housing opportuniꢁes are provided for all persons regardless of race, religions, sex, marital status, ancestry, naꢁonal origin, color, family status, or disability. Enforce fair housing laws, with a focus on disability violaꢁons. 4‐A: Maintain and distribute accurate informaꢁon about fair housing law and policies. 4‐B: Partner with local fair housing organizaꢁons to perform fair housing training for landlords and tenants. 4‐D: Conꢁnue to adhere to state and federal fair housing and non‐discriminaꢁon laws to ensure that housing opportuniꢁes are provided for all persons regardless of race, religions, sex, marital status, ancestry, naꢁonal origin, color, family status, or disability. Enforce fair housing laws, with a focus on disability violaꢁons. 4‐R: Markeꢁng Plan for Accessible Units
12. Fair Housing
13. Affirma ꢁve Markeꢁng
Plan
14. Homeless Prevenꢁon
and Services
4‐S: Support social services for housing and homeless prevenꢁon and work with homeless service providers to prioriꢁze legal help, housing assistance, and other social services for unhoused families in San Bruno. 3 53 of 61
Revised Program (CURRENT)
15. Addiꢁonal Housing
Opꢁons
Previously Adopted Program
2‐E: Publicize affordable housing financing strategies.
4‐M: Encourage, facilitate, and promote home sharing opportuniꢁes throughout the city. 4‐N: Conꢁnue to parꢁcipate in San Mateo County Housing Authority’s Housing Choices Voucher program (formerly the federal Secꢁon 8 program).
4‐Q: Parꢁcipate in a regional down payment assistance program.
16. Place‐Based Strategies
for Community
4‐J: Prioriꢁze city capital improvement investments to address the challenges of the areas east of El Camino Real, which include areas with lower access to opportunity and disproporꢁonate housing need. 4‐K: Engage the school districts in a plan to reduce the dispariꢁes in educaꢁonal outcomes among schools that serve San Bruno.
4‐L: Engage developers to produce housing with ameniꢁes that can help to reduce the dispariꢁes in outcomes among the schools that serve San Bruno.
Preservaꢁon and
Revitalizaꢁon
17. Environmental Jusꢁce
18. Tenant Protecꢁons
[New program, not part of January 2023 adopted Housing Element]
4‐F: Establish an ordinance that provides for tenant and community first right of purchase or right of first refusal (TOPA and COPA).
4‐H: Idenꢁfy funding and other resources to develop an anꢁ‐displacement plan for neighborhoods east of El Camino Real.
4‐I: Evaluate and develop a local just case for evicꢁon ordinance to go above California’s Tenant Protecꢁon Act (TPA), the state’s just cause for evicꢁon law adopted in 2019.
19. Affirma ꢁvely Furthering [New program, not part of January 2023 adopted Housing Element] Fair Housing
4 54 of 61
Previously Adopted Housing Element Programs that were Shiꢁed to the AFFH Matrix Notes Previously Adopted Housing Element Program
Shiꢃed to AFFH Matrix 3‐H: Begin a plan to preserve the City’s deed restricted affordable units with restricꢁons that will expire in the next 5 to 10 years and develop a plan for preservaꢁon of the units to keep them affordable long term. 4‐T: Facilitate noise insulaꢁon retrofits. Conꢁnue to pursue funding for noise insulaꢁon from the San Francisco Internaꢁonal Airport and educate residents about program benefits Shiꢃed to AFFH Matrix
Previously Adopted Housing Element Programs that were Removed Notes Previously Adopted Housing Element Program
Removed. Not a housing
program. The City fully
supports green building, and
has adopted a reach code.
Removed. The City currently
parꢁcipates, but this program
would commit the City to
staying in the program through
2031, even if superior
2‐K: Promote sustainable residenꢁal development that is energy efficient and reduces greenhouse gas emissions.
3‐A: Join with other ciꢁes in San Mateo County to hire shared housing staff to implement affordable housing programs and help manage affordable housing with a focus on fair housing. alternaꢁves arose.
Removed. HCD views 3‐D: Consider a policy to retain public land over the long term in order to support affordable housing projects on public land.“consideraꢁon” of a policy to be an insufficient commitment.
Since there are sufficient
adequate sites available for
affordable housing projects, this
program is not needed. This
does not preclude City Council
from adopꢁng such a policy in
the future, but it removes the
obligaꢁon to adopt such a
policy.
5 55 of 61
2023 CTCAC/HCD
Opportunity Map
Moderate 380
ECO: 58
EDU: 50
ENV: 46
ECO: 66
EDU: 77
ENV: 83
High ECO: 50
EDU: 77
ENV: 53
High
Low
Low ECO: 39
EDU: 31
ENV: 235 ECO: 35
EDU: 31
ENV: 18ModerateECO: 60
EDU: 53
ENV: 75
High ECO: 58
EDU: 49
ENV: 57
280
Moderate
ECO: 71
EDU: 31
ENV: 65
ECO: 53
High EDU: 56
ENV: 84
ꢀꢁꢂꢁꢃꢄꢅꢆꢇꢈꢉꢊꢃꢋꢁꢌꢍꢎꢅꢇꢏꢍꢁꢃꢐꢁꢑꢃꢋꢇꢉꢒꢍꢂꢃꢓꢌꢌꢅꢈꢁꢂꢍꢅꢏꢃꢋꢅꢔꢍꢂꢂꢉꢉꢕꢃꢖꢗꢖꢘ 56 of 61
ATTACHMENT 6
Attachment 7
SAN BRUNO HOUSING ELEMENT - AFFH MATRIX
HE Programs
or Other
Activities
Geographic
TargetingSpecific Commitment Timeline Metric
Fair Housing Outreach and Education
Maintain and distribute accurate information about fair housing laws and policies
Citywide, focus on Hold at least two outreach events for Fair low resource areas Housing annually starting in 2025, with at least one meeting in the low resource
Ongoing
Start January 1,
2025, ongoing
thereafter
Partner with local fair housing organizations to perform fair housing training for landlords and tenants.
area east of El Camino Real. Hold atProgram 12 -
Fair Housing
Citywide least one daytime meeting and at least
one evening meeting.
Start January 1,
2025, ongoing
thereafter
Petition San Mateo County to ensure fair housing testing occurs at least every 3 years in the City of San Bruno. Citywide Testing to occur at least every 3 years Create a new housing resources page(s) on the City website, with a fair housing section and links to resources for legal counsel and advocacy Expand Access assistance for renters and residents with disproportionate housing needs. to Public
Provide proactive public notification of Housing Element program About Housing implementation, and available programs/services, through social media posts and announcements/links on the City's homepage.
Program 8 - Provide three social media posts per
quarter advertising or introducing housing
information related to any AFFH topic
starting January 1, 2024
Ongoing Citywide
Information
100% of community meetings for
identified programs/activities to have
Spanish interpretation services available;
100% of published material for identified
programs/activities to have Spanish
translation
Provide Spanish translation and/or interpretation for published materials and Other - Spanish community meetings related to Housing Element and AFFH activities that Translation/Inter involve fair housing (Program 12), affirmative marketing (Program 13), To begin July 1,
2024 and ongoing
thereafter
Citywide and low
resource areaspretation additional housing options (Program 15), or are geographically targeting low resource areas
Housing Mobility
Amend policies/regulations to encourage extremely-low units and a variety of housing types for households with special needs: (1) adjust the percentage of lower vs. mod income units based on remaining on RHNA need; (2) establish a minimum percentage of 20% of BMR units for households with disabilities, special needs (including accessibility), and larger households (3-4 bedroom units); (3) establish affirmative marketing requirements for developers; (4) Develop a program that gives displaced residents (former residents of the City of San Bruno) preferential access to new affordable housing units; (5) ensure inclusionary policies do not constrain housing development by completing a nexus study to confirm percentages, in-lieu fees and impact fees; and (6) analyze extending affordability covenent requirements beyond 45-55 years.
Entitlement of 767 lower income units to
meet the City's remaining RHNAOrdinance
amendment by the
end of December
2026
Program 6 -
Update
Affordable
Housing
30 BMR units for special needs or larger
householdsCitywide
Program Have 10 households with former residents
of the City occupy new affordable units
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ATTACHMENT 7
HE Programs
or Other
Activities
Geographic
TargetingSpecific Commitment Timeline Metric
Ensure the Municipal Code is updated to reflect State housing laws, including but not limited to:
1. Housing Accountability Act;
2. Density Bonus;
3. ADUs;
4. Emergency shelters (AB 139, AB 2339) - amend parking standards to only require parking for staff, and in no cases require more than similar uses in that district, and establish a maximum bed limit of 50 beds per shelter; amend the ordinance to allow emergency shelters in TOD districts along El Camino Real and San Bruno Ave.
Program 11 -
Update
Municipal Code 6. Reasonable accommodations;
to Reflect State 7. Supportive housing - affirmatively state that supportive housing is allowed Laws
5. Low-barrier navigation centers for homeless - define the term, consistent with state law, and allow in districts where commercial uses are permitted; First phase by July 1, 2024, second
phase by January
31, 2025
Municipal Code fully compliant with State
Housing laws by January 31, 2025Citywide
by right in all zoning district that allow multi-family housing or commercial/residential mixed use;
8. SROs - amend the definition to be more inclusive, identify districts where SROs are permitted, and establish a parking standard of no more than 0.5 spaces per unit;
9. Group homes - allow licensed and unlicensed group homes for more than six persons in all residential districts, subject only to limitations authorized by or consistent with state law and fair housing requirements
10. Replacement (SB8)
11. Revising findings of approval for housing entitlements to align with State law.
Include affirmative marketing requirement
as a condition of approval for 75% of
applicable housing projects prior to
December 2026 ordinance adoption
Affirmative marketing plan for inclusionary units, including accessible units.
Amend affordable housing/BMR ordinance to require the developer to implement an affirmative marketing plan for inclusionary units included in a project which will provide supportive organizations adequate prior notice of the availability and a process for supporting qualified people to apply, including notifying disability-serving organizations with adequate prior notice of the availability of physically accessible units for supporting people with qualifying disabilities to apply
Ordinance
amendment by the
end of December
2026
Program 13 -
Affirmative
Marketing Plan
Citywide
Provide supportiove organizations with
notice of availability of 100% of all housing
projects starting with the ordinance
adoption by the end of December 2026
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HE Programs
or Other
Activities
Geographic
TargetingSpecific Commitment Timeline Metric
Support social services for housing and homeless prevention and work with homeless service providers to prioritize legal help, housing assistance, and other social services for unhoused persons in San Bruno, including but not limited to, support of non-profits such as LifeMoves that offers housing Increase funding for LifeMoves, or a
similar non-profit, by 10% annually
throughout the planning period
Program 14 -
Homeless Ongoing CitywidePreventation and solutions and services for homeless, and active participation in the Services Continuum of Care planning process and support its efforts to address the needs of San Bruno residents in need of emergency shelter or temporary housing
Attend at least 75% of the Continuum of
Care meetings per year
Promote San Mateo County's Mortgage Credit Certificate (MCC) program for first-time homebuyers, and HEART's down payment assistance program, with affirmative marketing to households in low resource areas and households with disproportationate housing needs including Hispanic households, persons with disabilities, and single parents Sharing of the down payment assistance
program information on 1 social media
post per quarter starting in 2024, on the
City's website, and at fair housing
outreach sessions
By July 1, 2024,
ongoing thereafter low resource areas
Citywide, focus on
Continue to participate in the San Mateo County Housing Authority's Housing Choices Voucher program (formerly the federal Section 8 program). Publicize availability of this program to residents through social media and the City's website. Follow up with owners who have opted to participate in the program to ensure a "good faith effort" by participating owners
Program 15 -
Additional
Housing Options
Increase voucher use by 10% from 2023
levelsOngoing Citywide
Encourage, facilitate and promote home sharing opportunities through support of Housing Investment Partnership (HIP) Home Sharing program, which facilitates living arrangements among two or more unrelated people Ensure retention of existing income-restricted affordable units in the City through annual reporting methods. Develop a plan to preserve at-risk units in the next Housing Element cycle.
Increase funding for HIP, or similar non-
profit, by 10% annually throughout the
planning period
Ongoing
Ongoing
Citywide
CitywideOther - Maintain
BMR Units
Retain 334 income-restricted affordable
units
Choice and Affordability in High Opportunity Areas
Establish ADU amnesty program to encourage legalization of unpermitted units
Establish program
by the end of Citywide
Citywide
December 2024
Implement a public information and proactive outreach campaign through social media, the City's website about ADU opportunities and processes, including promotion of pre-approved ADU plans developed by Housing Endowment and Regional Trust of San Mateo County (HEART), and CalHFA ADU grants.
Program 4 -
Accessory
Dwelling Units
By the end of
December 2024,
ongoing thereafter
Develop incentives for owners to provide income-restricted ADU rentals in high resource areas.
By the end of
December 2024
High Resource
Areas
Entitle 75 income-restricted affordable
housing units (including ADUs) in high
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HE Programs
or Other
Activities
Geographic
TargetingSpecific Commitment Timeline Metric
Amend policies/regulations to encourage extremely-low units and a variety of housing types for households with special needs: (1) adjust the percentage of lower vs. mod income units based on remaining on RHNA need; (2) establish a minimum percentage of 20% of BMR units for households with disabilities, special needs (including accessibility), and larger households (3-4 bedroom units); (3) establish affirmative marketing requirements for developers; (4) Develop a program that gives displaced residents (former residents of the City of San Bruno) preferential access to new affordable housing units; (5) ensure inclusionary policies do not constrain housing development by completing a nexus study to confirm percentages, in-lieu fees and impact fees; and (6) analyze extending affordability covenent requirements beyond 45-55 years. resource areas
Legalize at least 50 ADUs over the
planning periodProgram 6 -
Update
Affordable
Housing
By the end of
December 2026 Citywide
Program
Program 10 -
Reduce Barriers Maintain existing zoning flexibility for small-lot or attached residential Citywide / High Resource Areas
Construction of 300 non-ADU "Missing
Middle" units in high resource areasOngoingto Housing "Missing Middle" unit types.
Development
Place-Based Strategies for Community Preservation and Revitalization Prioritize capital improvements in low resource areas, such as Establish metrics by July 1, 2025;
ongoing
Develop metrics as part of the preparation
of the CIP for FY25-26, and implement
those metrics for each budget year on an
ongoing basis
neighborhoods east of El Camino Real. Starting in July 1, 2025 (FY25-26), Program 16 -
Place-Based
Strategies for
Community
prioritize ADA improvements, pedestrian improvements, bicycling improvements, transit improvements, tree planting and parks improvements implementation and in low resource areas (east of El Camino Real).
Engage school districts to identify metrics for disparities in educational Low Resource Areas
Citywide
reporting thereafter
Establish metrics by
July 1, 2024;Preservation and outcomes that are within the City's authority; and develop guidelines for Improved educational outcomes by the last year of the planning periodRevitalization developers to provide amenities within projects that can reduce identified develop guidelines disparities in educational outcomes, and prioritize capital improvements that by end of December can reduce identified disparities in educational outcomes. 2024 Partner with regional entities on a home repair program with a focus on households in low resource areas, citywide households with disabled or special needs, and condominium associations in low resource areas.
Special emphasis to address lead paint in older units.
Program established
by end of December
2025
Annual updates to the home maintenance
website following July 1, 2024;Program 1 -
Preserve and
Rehabilitate
Existing Housing
Stock
Low Resource Areas
/ Citywide Sharing of the home repair program on 1
social media post per quarter starting in
2026.
Website by July 1,
2024Provide home maintenance education on website.
Program 17 -
Environmental
Justice
Other - FAA
Aircraft Noise
Insulation
Adopt an Environmental Justice Element to the General Plan, with focused engagement with residents in low resource areas By July 1, 2026 Ongoing
Citywide Metrics to be defined in EJ element
Targeted mailers to inform homeownersContinue to promote noise insulation improvements for homeowners impacted by San Francisco International Airport noise Low Resource Areas that have not already participated in the programProgram
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HE Programs
or Other
Activities
Geographic
TargetingSpecific Commitment Timeline Metric
Centennial Plaza byOther - Urban
Forestry and
Park Access
Improve park acreage in low resource areas, including Centennial Plaza and end of December Completion of planned park improvements in low resource areasLow Resource AreasFlorida Park. 2024, Florida Park by July 1, 2025
Displacement Protection
Adopt an ordinance that provides for tenant and community first right ofProgram 18 - Tenant
Protections
purchase or right of first refusal; and adopt an ordinance to establish local tenant protection (just cause eviction); and adopt an anti-displacement plan for neighborhoods east of El Camino Real.
Citywide / Low
Resource Areas
Adoption of ordinance, more specific
metrics to be defined in ordinanceBy July 1, 2027
Ongoing
Program 1 -
Preserve and
Rehabilitate
Existing Housing
Stock
Continue to implement Code Enforcement to bring substandard units into compliance and include results in annual reports.
Citywide, priority for
Low Resource Areas
Bring at least 50 non-ADU units into
compliance over the planning period
Program 11 -
Update First phase by July
1, 2024, second
phase by January
31, 2025
Adoption of ordinances to align the
Municipal Code to State law, with first
phase by July 1, 2024 and the second
phase by January 31, 2025
Ensure the Municipal Code reflects State law related to reasonable Municipal Code accommodation, group homes to reduce displacement risk for disabled or to Reflect State special needs households
Laws
Citywide
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