Att 5 - Appendix A - Needs Analysis — San Mateo City Council, May 20, 2024

APPENDIX A

NEEDS ANALYSIS

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-2
APPENDIX A | NEEDS ANALYSIS

0.1 Table of Content

0.1 Table of Content .................................................................................................................................................... 2

0.2 List of Figures ......................................................................................................................................................... 2

0.3 List of Tables .......................................................................................................................................................... 4

0.4 List of Attachments ................................................................................................................................................ 4 1 Introduction ........................................................................................................................................................... 5 2 Summary of Key Facts ............................................................................................................................................. 6 3 Looking to the Future: Regional Housing Needs ...................................................................................................... 9

3.1 Regional Housing Needs Determination ................................................................................................................ 9

3.2 Regional Housing Needs Allocation ..................................................................................................................... 10 4 Population, Employment and Household Characteristics ...................................................................................... 12

4.1 Population ........................................................................................................................................................... 12

4.2 Age ....................................................................................................................................................................... 13

4.3 Race and Ethnicity ............................................................................................................................................... 15

4.4 Employment Trends ............................................................................................................................................. 16

4.4.1 Balance of Jobs and Workers ...................................................................................................................... 16

4.4.2 Sector Composition ..................................................................................................................................... 20

4.4.3 Unemployment ........................................................................................................................................... 21

4.5 2018-2028 Occupation Projections ...................................................................................................................... 22

4.6 Extremely Low-Income Households ..................................................................................................................... 23

4.7 Tenure .................................................................................................................................................................. 30

4.8 Displacement ....................................................................................................................................................... 33 5 Housing Stock Characteristics ............................................................................................................................... 35

5.1 Housing Types, Year Built, Vacancy, and Permits ................................................................................................ 35

5.2 Assisted Housing Developments At-Risk of Conversion ....................................................................................... 38

5.3 Substandard Housing ........................................................................................................................................... 39

5.4 Home and Rent Values......................................................................................................................................... 41

5.5 Housing Affordability ........................................................................................................................................... 44

5.5 Overpayment and Overcrowding ......................................................................................................................... 46 6 Special Housing Needs .......................................................................................................................................... 56

6.1 Large Households ................................................................................................................................................ 56

6.2 Female-Headed Households ................................................................................................................................ 58

6.3 Seniors ................................................................................................................................................................. 60

6.4 People with Disabilities ........................................................................................................................................ 63

6.5 Homelessness ...................................................................................................................................................... 70

6.6 Farmworkers ........................................................................................................................................................ 78

6.7 Non-English Speakers .......................................................................................................................................... 81

0.2 List of Figures
Figure 1: Population Growth Trends ........................................................................................................... 13 Figure 2: Population by Age, 2000-2019 ..................................................................................................... 14 C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-3
Figure 3: Senior and Youth Population by Race .......................................................................................... 14 Figure 4: Population by Race, 2000-2019 ................................................................................................... 15 Figure 5: Jobs in a Jurisdiction .................................................................................................................... 16 Figure 6: Workers by Earnings, by Jurisdiction as Place of Work and Place of Residence ......................... 17 Figure 7: Jobs-Worker Ratios, By Wage Group ........................................................................................... 18 Figure 8: Jobs-Household Ratio .................................................................................................................. 19 Figure 9: Resident Employment by Industry ............................................................................................... 20 Figure 10: Resident Employment by Occupation ....................................................................................... 21 Figure 11: Unemployment Rate .................................................................................................................. 22 Figure 12: Households by Household Income Level ................................................................................... 24 Figure 13: Household Income Level by Tenure ........................................................................................... 28 Figure 14: Poverty Status by Race ............................................................................................................... 29 Figure 15: Housing Tenure .......................................................................................................................... 30 Figure 16: Housing Tenure by Race of Householder ................................................................................... 31 Figure 17: Housing Tenure by Age .............................................................................................................. 32 Figure 18: Housing Tenure by Year Moved to Current Residence .............................................................. 32 Figure 19: Housing Tenure by Housing Type .............................................................................................. 33 Figure 20: Households by Displacement Risk and Tenure .......................................................................... 34 Figure 21: Housing Type Trends .................................................................................................................. 35 Figure 22: Housing Units by Year Structure Built ........................................................................................ 36 Figure 23: Vacant Units by Type ................................................................................................................. 37 Figure 24: Substandard Housing Issues ...................................................................................................... 39 Figure 25: Home Values of Owner-Occupied Units .................................................................................... 41 Figure 26: Zillow Home Value Index (ZHVI) ................................................................................................ 42 Figure 27: Contract Rents for Renter-Occupied Units ................................................................................ 43 Figure 28: Median Contract Rent ................................................................................................................ 44 Figure 29: Cost Burden by Tenure .............................................................................................................. 47 Figure 30: Cost Burden by Income Level ..................................................................................................... 48 Figure 31: Cost Burden by Race .................................................................................................................. 50 Figure 32: Cost Burden by Household Size ................................................................................................. 51 Figure 33: Cost-Burdened Senior Households by Income Level ................................................................. 52 Figure 34: Overcrowding by Tenure and Severity ...................................................................................... 53 Figure 35: Overcrowding by Income Level and Severity ............................................................................. 54 Figure 36: Overcrowding by Race ............................................................................................................... 55 Figure 37: Household Size by Tenure .......................................................................................................... 57 Figure 38: Housing Units by Number of Bedrooms .................................................................................... 58 Figure 39: Household Type ......................................................................................................................... 59 Figure 40: Female-Headed Households by Poverty Status ......................................................................... 60 Figure 41: Senior Households by Income and Tenure ................................................................................ 61 Figure 42: Disability by Type ....................................................................................................................... 64 Figure 43: Homelessness by Household Type and Shelter Status, San Mateo County .............................. 71

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-4
Figure 44: Racial Group Share of General and Homeless Populations, San Mateo County ....................... 72 Figure 45: Latinx Share of General and Homeless Populations, San Mateo County .................................. 73 Figure 46: Characteristics for the Population Experiencing Homelessness, San Mateo County ................ 74 Figure 47: Farm Operations and Farm Labor by County, San Mateo County ............................................. 79 Figure 48: Population with Limited English Proficiency .............................................................................. 81

0.3 List of Tables
Table 1: State Income Limits for San Mateo County, 2023 .......................................................................... 9 Table 2: Final Regional Housing Needs Allocations .................................................................................... 10 Table 3: Population Growth Trends ............................................................................................................ 12 Table 4: Occupations with the Most Job Openings, 2018-2028 ................................................................. 22 Table 5: Household Distribution by Race/Ethnicity and Income ................................................................ 25 Table 6: Housing Permitting ........................................................................................................................ 37 Table 7: Assisted Units at Risk of Conversion ............................................................................................. 38 Table 8: Age of Housing Stock and Estimated Rehabilitation Needs .......................................................... 40 Table 9: Housing Opportunity Index, First Quarter 2021 ........................................................................... 45 Table 10: Housing Affordability by Zip Code ............................................................................................... 45 Table 11: Affordable Rents for Two- and Three-Person Households ......................................................... 46 Table 12: Quantified Cost Burden of Low-Income Households by Tenure ................................................. 49 Table 13: Population with Developmental Disabilities by Age ................................................................... 66 Table 14: Population with Developmental Disabilities by Residence ......................................................... 67 Table 15: Students in Local Public Schools Experiencing Homelessness .................................................... 75 Table 16: Migrant Worker Student Population .......................................................................................... 78

0. 4 List of Attachment s
▪ Countywide Housing Needs
▪ Inventory of Assisted Units

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-5
1 INTRODUCTION
The Bay Area continues to see growth in both population and jobs, which means more housing of various types and sizes is needed to ensure that residents across all income levels, ages, and abilities have a place to call home. While the number of people drawn to the region over the past 30 years has steadily increased, housing production has stalled, contributing to the housing shortage that commu nities are experiencing today. In many cities, this has resulted in residents being priced out, increased traffic congestion caused by longer commutes, and fewer people across income categories being able to purchase homes or meet surging rents.

The 2023-2031 Housing Element Update provides a roadmap for how to meet our growth and housing challenges. Required by the State, the Housing Element identifies what the existing housing conditions and community needs are, reiterates goals, and creates a plan for more housing. The Housing Element is an integral part of the General Plan, which guides the policies of San Mateo.

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-6
2 SUMMARY OF KEY FACTS
• Population – Generally, the population of the Bay Area continues to grow because of natural growth and because the strong economy draws new residents to the region. The population of San Mateo increased by 11.5% from 2000 to 2020, which is below the growth rate of the Bay Area. • Age – In 2019, San Mateo’s youth population under the age of 18 was 21,827 and senior population 65 and older was 16,093. These age groups represent 20.9% and 15.4%, respectively, of San Mateo’s population.
• Race/Ethnicity – In 2020, 40.9% of San Mateo’s population was White while 1.9% was African American, 26.2% was Asian, and 25.1% was Latinx. People of color in San Mateo comprise a proportion below the overall proportion in the Bay Area as a whole.0F0F 1 • Employment – San Mateo residents most commonly work in the Financial & Professional Services industry. From January 2010 to January 2021, the unemployment rate in San Mateo decreased by

3.6 percentage points. Since 2010, the number of jobs located in the jurisdiction increased by 16,810 (42.7%). Additionally, the jobs -household ratio in San Mateo has increased from 1.17 in 2002 to 1.45 jobs per household in 2018.
• Number of Homes – The number of new homes built in the Bay Area has not kept pace with the demand, resulting in longer commutes, increasing prices, and exacerbating issues of displacement and homelessness. The number of homes in San Mateo increased, 3.6% from 2010 to 2020, which is below the growth rate for San Mateo County and below the growth rate of the region’s housing stock during this time period.
• Home Prices – A diversity of homes at all income levels creates opportunities for all San Mateo residents to live and thrive in the community.
– Ownership The largest proportion of homes had a value in the range of $1M -$1.5M in 2019. Home prices increased by 115.6% from 2010 to 2020. – Rental Prices – The typical contract rent for an apartment in San Mateo was $2,380 in 2019. Rental prices increased by 74.2% from 2009 to 2019. To rent a typical apartment without cost burden, a household would need to make $95,240 per year.1F1F 2 1 The Census Bureau’s American Community Survey accounts for ethnic origin separate from racial identity. The numbers reported here use an accounting of both such that the racial categories are shown exclusive of Latinx status, to allow for an accounting of the Latinx population regardless of racial identity. The term Hispanic has historically been used to describe people from numerous Central American, South American, and Caribbean countries. In recent years, the term Latino or Latinx has become preferred. This report generally uses Latinx, but occasionally when discussing US Census data, we use Hispanic or Non - Hispanic, to clearly link to the data source.
2 Note that contract rents may differ significantly from, and often being lower than, current listing prices.

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-7
• Housing Type – It is important to have a variety of housing types to meet the needs of a community today and in the future. In 2020, 44.3% of homes in San Mateo were single family detached, 9.9% were single family attached, 6.3% were small multifamily (2 -4 units), and 39.4% were medium or large multifamily (5+ units). Between 2010 and 2020, the number of multi-family units increased more than single-family units. Generally, in San Mateo, the share of the housing stock that is detached single family homes is below that of other jurisdictions in the region. • Cost Burden – The U.S. Department of Housing and Urban Development considers housing to be affordable for a household if the household spends less than 30% of its income on housing costs.

A household is considered “cost-burdened” if it spends more than 30% of its monthly income on housing costs, while those who spend more than 50% of their income on housing costs are considered “severely cost-burdened.” In San Mateo, 20.8% of households spend 30%-50% of their income on housing, while 16.8% of households are severely cost burden and use the majority of their income for housing.
• Displacement/Gentrification – According to research from The University of California, Berkeley, no households in San Mateo live in neighborhoods that are susceptible to or experiencing displacement, and non e currently live in areas at risk of or undergoing gentrification. 63.4% of households in San Mateo live in neighborhoods where low-income households are likely excluded due to prohibitive housing costs. There are various ways to address displacement includ ing ensuring new housing at all income levels is built.
• Neighborhood – 56.4% of residents in San Mateo live in neighborhoods identified as “Highest Resource” or “High Resource” areas by State-commissioned research, while 0.0% of residents live in areas identified by this research as “Low Resource” or “High Segregation and Poverty” areas.

These neighborhood designations are based on a range of indicators covering areas such as education, poverty, proximity to jobs and economic opportunities, low pollution levels, and other factors.2F2F
3 • Special Housing Needs – Some population groups may have special housing needs that require specific program responses, and these groups may experience barriers to accessing stable housing due to their specific housing circumstances. In San Mateo, 9.1% of residents have a disab ility of any kind and may require accessible housing. Additionally, 9.0% of San Mateo households are larger households with five or more people, who likely need larger housing units with three bedrooms or more. 9.1% of households are f emale-headed families, which are often at greater risk of housing insecurity.

3 For more information on the “opportunity area” categories developed by Department of Housing and Community Development (HCD) and the California Tax Credit Allocation Committee, see this website: www.treasurer.ca.gov/ctcac/opportunity.asp. The degree to which different jurisdictions and neighborhoods have access to opportunity will likely need to be analyzed as part of new Housing Element requirements related to affirmatively furthering fair housing. ABAG/MTC will be providing jurisdictions with technical assistance on this topic this summer, following the release of additional guidance from HCD.

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-8
Note on Data
Many of the tables in this report are sourced from data from the Census Bureau’s American Community Survey or U.S. Department of Housing and Urban Development’s Comprehensive Housing Affordability Strategy (CHAS) data, both of which are samples and as such, are subject to sampling variability. This means that data is an estimate, and that other estimates could be possible if another set of respondents had been reached. We use the five-year release to get a larger data pool to minimize this “margin of error” but particularly for the smaller cities, the data will be based on fewer responses, and the information should be interpreted accordingly.

Additionally, there may be instances where there is no data available for a jurisdiction for particular data point, or where a value is 0 and the automatically generated text cannot perform a calculation. In these cases, the automatically generated text is “NODATA.” Staff should reword these sentences before using them in the context of the Housing Element or other documents.

Note on Figures
Any figure that does not specify geography in the figure name represents data for San Mateo.

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-9
3 LOOKING TO THE FUTURE: REGIONAL HOUSING NEEDS

3.1 Regional Housing Needs Determination
The Plan Bay Area 2050 3F3F
4 Final Blueprint forecasts that the nine-county Bay Area will add 1.4 million new households between 2015 and 2050. For the eight -year time frame covered by this Housing Element Update, the Department of Housing and Community Development (HCD) has identifi ed the region’s housing need as 441,176 units. The total number of housing units assigned by HCD is separated into four income categories that cover housing types for all income levels, from very low -income households to market rate housing.

Every year, the US Department of Housing and Urban Development, in conjunction with the State of California, establishes income categories based on the median income in each county. Based on new requirements for the completion of the Housing Element, jurisdictions must now report on the following categories of income:

• Extremely Low Income: 0-30% of Area Median Income, or AMI • Very Low Income: 30-50% AMI
• Low Income: 50-80% AMI
• Moderate Income: 80-120% AMI
• Above Moderate Income: 120%+ AMI

Table 1 below illustrates the income categories for San Mateo County in 2023. The median income for a family of four is $175,000.

Table 1: State Income Limits for San Mateo County, 202 3 Income Group Number of Persons in Household:
1 2 3 4 5 6 7 8
San
Mateo
County
Area
Median
Income:
$175,000
Acutely
Low $18,400 $21,000 $23,650 $26,250 $28,350 $30,450 $32,550 $34,650 Extremely
Low $39,150 $44,750 $50,350 $5,900 $60,400 $64,850 $69,350 $73,800 Very Low $65,250 $74,600 $83,900 $93,200 $100,700 $108,150 $115,60 $123,050 Low $104,400 $119,300 $134,200 $149,100 $161,0500 $173,000 $184,900 $196,850 Median $122,500 $140,000 $157,500 175,000 $189,000 $203,000 $217,000 $231,000 Moderate $147,000 $168,000 $189,000 $210,000 $226,800 $243,600 $260,400 $277,200 Source: State of California Department of Housing and Community Development, June 6, 2023 : www.hcd.ca.gov/grants- funding/income-limits/state-and-federal-income-limits.shtml

4 Plan Bay Area 2050 is a long -range plan charting the course for the future of the nine -county San Francisco Bay Area. It covers four key issues: the economy, the environment, housing, and transportation.

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-10
The Regional Housing Needs Determination (RHND) is based on population projections produced by the California Department of Finance as well as adjustments that incorporate the region’s existing housing need. The adjustments result from recent legislation requiring HCD to apply additional adjustment factors to the baseline growth projection from California Department of Finance, in order for the regions to get closer to healthy housing markets. To this end, adjustments focus on the region’s vacancy rate, lev el of overcrowding and the share of cost burdened households, and seek to bring the region more in line with comparable ones.4F4F
5 These new laws governing the methodology for how HCD calculates the RHND resulted in a significantly higher number of housing units for which the Bay Area must plan compared to previous RHNA cycles.

3.2 Regional Housing Needs Allocation
A starting point for the Housing Element Update process for every California jurisdiction is the Regional Housing Needs Allocation or RHNA – the share of the RHND assigned to each jurisdiction by the Association of Bay Area Governments (ABAG). State Housing Element Law requires ABAG to develop a methodology that calculates the number of housing units assigned to each city and county and distributes each jurisdiction’s housing unit allocation among four affordability levels. For this RHNA cycle, the RHND increased by 135%, from 187,990 to 441,776. Almost all jurisdictions in the Bay Area are likely to receive a larger RHNA this cycle compared to the last cycle, primarily due to changes in State law that led to a considerably higher RHND compared to previous cycles. For more information on the RHNA process this cycle, see ABAG’s website: www.abag.ca.gov/our-work/housing/rhna-regional-housing-needs-allocation On January 12, 2022, HCD approved the Sixth Cycle RHNA plans. For San Mateo, the final RHNA to be planned for this cycle is 7,015 units, a sl ated increase from the last cycle. The allocation that San Mateo would receive from the Final RHNA Methodology is broken down by income category as follows:

Table 2: Final Regional Housing Needs Allocations
Income Group San Mateo
City Units
San Mateo
County Units
Bay Area
Units
San Mateo
City Percent
San Mateo
County Percent
Bay Area
Percent
Very Low
Income 1,777 12,196 114,442 25.3% 25.6% 25.9%
Low Income 1,023 7,023 65,892 14.6% 14.7% 14.9%
Moderate
Income 1,175 7,937 72,712 16.7% 16.6% 16.5%
Above
Moderate
Income
3,040 20,531 188,130 43.3% 43.1% 42.6%
Total 7,015 47,687 441,176 100.0% 100.0% 100.0%
Source: Association of Bay Area Governments Final Regional Housing Needs Allocations Plan, adopted on December 16, 2021 and approved by California Housing and Community Development on January 12, 2022.

5 For more information on HCD’s RHND calculation for the Bay Area, see this letter sent to ABAG from HCD on June 9, 2020:
www.hcd.ca.gov/community-development/housing-element/docs/abagrhna-final060920(r).pdf C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-11

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-12
4 POPULATION, EMPLOYMENT AND HOUSEHOLD CHARACTERISTICS

4.1 Population
The Bay Area is the fifth -largest metropolitan area in the nation and has seen a steady increase in population since 1990, except for a dip during the Great Recession. Many cities in the region have experienced significant growth in jobs and population. Wh ile these trends have led to a corresponding increase in demand for housing across the region, the regional production of housing has largely not kept pace with job and population growth. Since 2000, San Mateo’s population has increased by 11.5%; this rate is below that of the region as a whole, at 14.8%. In San Mateo, roughly 14.4% of its population moved during the past year, which is 1.0 percentage point greater than the regional rate of 13.4%.

In 2020, the population of San Mateo was estimated to be 103,087 (see Table 3). From 1990 to 2000, the population increased by 8.0%, while it increased by 5.1% during the first decade of the 2000s. In the most recent decade, the population increased by 6.0%. The population of San Mateo makes up 13.3% of San Mateo County.5F5F
6 Table 3: Population Growth Trends
Geography 1990 1995 2000 2005 2010 2015 2020
San Mateo City 85,619 90,733 92,482 93,883 97,207 101,830 103,087 San Mateo County 649,623 685,354 707,163 719,844 718,451 761,748 773,244 Bay Area 6,020,147 6,381,961 6,784,348 7,073,912 7,150,739 7,595,694 7,790,537 Universe: Total population
Source: California Department of Finance, E-5 series
For more years of data, please refer to the Data Packet Workbook, Table POPEMP-01.

6 To compare the rate of growth across various geographic scales, Figure 1 shows population for the jurisdiction, county, and region indexed to the population in the year 1990. This means that the data points represent the population growth (i.e. percent change) in each of these geographies relative to their populations in 1990.

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-13

Figure 1: Population Growth Trends
Source: California Department of Finance, E-5 series Note: The data shown on the graph represents population for the jurisdiction, county, and region indexed to the population in the first year shown. The data points represent the relative population growt h in each of these geographies relative to their populations in that year.

For some jurisdictions, a break may appear at the end of each decade (1999, 2009) as estimates are compared to census counts.

DOF uses the decennial census to benchmark subsequent population estimates.

For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-01.

4.2 Age
The distribution of age groups in a city shapes what types of housing the community may need in the near future. An increase in the older population may mean there is a developing need for more senior housing options, while higher numbers of children and y oung families can point to the need for more family housing options and related services. There has also been a move by many to age-in-place or downsize to stay within their communities, which can mean more multifamily and accessible units are also needed.

In San Mateo, the median age in 2000 was 37.4; by 2019, this figure had increased, landing at around 38 years. More specifically, the population of those under 14 has increased since 2010, while the 65 -and- over population has increased (see Figure 2).

Looking at the senior and youth population by race can add an additional layer of understanding, as families and seniors of color are even more likely to experience challenges finding affordable housing.

People of color6F6F
7 make up 33.5% of seniors and 53.6% of youth under 18 (see Figure 3).

7 Here, we count all non-white racial groups

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-14

Figure 2: Population by Age, 2000 -2019
Universe: Total population
Source: U.S. Census Bureau, Census 2000 SF1, Table P12; U.S. Census Bureau, Census 2010 SF1, Table P12; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-04.

Figure 3: Senior and Youth Population by Race
Universe: Total population
Notes: In the sources for this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity, and an overlapping category of Hispanic / non-Hispanic groups has not been shown to avoid double counting in the stacked bar chart.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-G) For the data table behind this figure, please refer to the Data Packet Workbook, Table SEN-02.

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-15

4.3 Race and Ethnicity
Understanding the racial makeup of a city and region is important for designing and implementing effective housing policies and programs. These patterns are shaped by both market factors and government actions, such as exclusionary zoning, discriminatory lending practices and displacement that has occurred over time and continues to impact communities of color today7F7F

8. Since 2000, the percentage
of residents in San Mateo identifying as White has decreased – and by the same token the percentage of residents of all other races and ethnicities has increased – by 17.6 percentage points, with the 2019 population standing at 42,623 (see Figure 4). In absolute terms, the Asian / API, Non-Hispanic population increased the most while the White, Non-Hispanic population decreased the most.

Figure 4: Population by Race, 2000 -2019
Universe: Total population
Notes: Data for 2019 represents 2015 -2019 ACS estimates. The Census Bureau defines Hispanic/Latinx ethnicity separate from racial categories. For the purposes of this graph, the “Hispanic or Latinx” racial/ethnic group represents those who identify as having Hispanic/Latinx ethnicity and may also be members of any racial group. All other racial categories on this graph represent those who identify with that racial category and do not identify with Hispanic/Latinx ethnicity.

Source: U.S. Census Bureau, Census 2000, Table P004; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B03002
For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-02.

8 See, for example, Rothstein, R. (2017). The Color of Law: A Forgotten History of How Our Government Segregated America.

New York, NY & London, UK: Liveright Publishing.

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-16

4.4 Employment Trends

4.4.1 Balance of Jobs and Workers
A city houses employed residents who either work in the community where they live or work elsewhere in the region. Conversely, a city may have job sites that employ residents from the same city, but more often employ workers commuting from outside of it. Smaller cities typically will have more employed residents than jobs there and export workers, while larger cities tend to have a surplus of jobs and import workers. To some extent the regional transportation system is set up for this flow of workers to the region’s core job centers. At the same time, as the housing affor dability crisis has illustrated, local imbalances may be severe, where local jobs and worker populations are out of sync at a sub -regional scale.

One measure of this is the relationship between workers and jobs. A city with a surplus of workers “exports” workers to other parts of the region, while a city with a surplus of jobs must conversely “import” them. Between 2002 and 2018, the number of jobs in San Mateo increased by 27.1% (see Figure 5).

Figure 5: Jobs in a Jurisdiction
Universe: Jobs from unemployment insurance -covered employment (private, state and local government) plus United States Office of Personnel Management-sourced Federal employment Notes: The data is tabulated by place of work, regardless of where a worker lives. The source data is provided at the census block level. These are crosswalked to jurisdictions and summarized.

Source: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files, 2002-2018 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-11.

The largest -growing sector s during this period included Professional and Managerial Services (93%), Construction (62%) and Health and Educational Services ( 49%). In contrast, Agriculture and Natural Resources (-96%), Information (-36%) and Retail (15%) all saw substantial losses in the same time period.

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-17
There are 56,657 employed residents, and 57,196 jobs8F8F 9 in San Mateo - the ratio of jobs to resident workers
is 1.01; San Mateo is a net importer of workers.

Figure 6 shows the balance when comparing jobs to workers, broken down by different wage groups, offering additional insight into local dynamics. A community may offer employment for relatively low - income workers but have relatively few housing options for those w orkers - or conversely, it may house residents who are low wage workers but offer few employment opportunities for them. Such relationships may cast extra light on potentially pent -up demand for housing in particular price categories. A relative surplus of jobs relative to residents in a given wage category suggests the need to import those workers, while conversely, surpluses of workers in a wage group relative to jobs means the community will export those workers to other jurisdictions. Such flows are not inherently bad, though over time, sub -regional imbalances may appear. San Mateo has more low -wage jobs than low-wage residents (where low-wage refers to jobs paying less than $25,000). At the other end of the wage spectrum, the City has more high- wage residents than high-wage jobs (where high-wage refers to jobs paying more than $75,000) 9F9F 10 (see
Figure 6).

Figure 6: Workers by Earnings, by Jurisdiction as Place of Work and Place of Residence Universe: Workers 16 years and over with earnings
Source: U.S. Census Bureau, American Community Survey 5-Year Data 2015-2019, B08119, B08519 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-10.

9 Employed residents in a jurisdiction is counted by place of residence (they may work elsewhere) while jobs in a jurisdiction are counted by place of work (they may live elsewhere). The jobs may differ from those reported in Figure 5 as the source for the time series is from administrative data, while the cross-sectional data is from a survey. 10 The source table is top-coded at $75,000, precluding more fine grained analysis at the higher end of the wage spectrum.

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-18
Figure 7 shows the balance of a jurisdiction’s resident workers to the jobs located there for different wage groups as a ratio instead - a value of 1 means that a city has the same number of jobs in a wage group as it has resident workers - in principle, a balance. Values above 1 indicate a jurisdiction will need to import workers for jobs in a given wage group. At the regional scale, this ratio is 1.04 jobs for each worker, implying a modest import of workers from outside the region (see Figure 7).

Figure 7: Jobs -Worker Ratios, By Wage Group
Universe: Jobs in a jurisdiction from unemployment insurance -covered employment (private, state and local government) plus United States Office of Personnel Management-sourced Federal employment Notes: The ratio compares job counts by wage group from two tabulations of LEHD data: Counts by place of work relative to counts by place of residence. See text for details.

Source: U.S. Census Bureau, Longitudinal Employer -Household Dynamics, Workplace Area Characteristics (WAC) files (Jobs); Residence Area Characteristics (RAC) files (Employed Residents), 2010-2018 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-14.

Such balances between jobs and workers may directly influence the housing demand in a community.

New jobs may draw new residents, and when there is high demand for housing relative to supply, many workers may be unable to afford to live where they work, pa rticularly where job growth has been in relatively lower wage jobs. This dynamic not only means many workers will need to prepare for long commutes and time spent on the road, but in the aggregate it contributes to traffic congestion and time lost for all road users.

If there are more jobs than employed residents, it means a city is relatively jobs-rich, typically also with a high jobs to household ratio. Thus bringing housing into the measure, the jobs-household ratio in San Mateo has increased from 1.17 in 2002, to 1.45 jobs per household in 2018 (see Figure 8).

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-19

Figure 8: Jobs -Household Ratio
Universe: Jobs in a jurisdiction from unemployment insurance -covered employment (private, state and local government) plus United States Office of Personnel Management-sourced Federal employment; households in a jurisdiction Notes: The data is tabulated by place of work, regardless of where a worker lives. The source data is provided at the census block level. These are crosswalked to jurisdictions and summarized. The ratio compares place of work wage and salary jobs with households, or occupied housing units. A similar measure is the ratio of jobs to housing units. However, this jobs-household ratio serves to compare the number of jobs in a jurisdiction to the number of housing units that are actually occupied. The differe nce between a jurisdiction’s jobs-housing ratio and jobs-household ratio will be most pronounced in jurisdictions with high vacancy rates, a high rate of units used for seasonal use, or a high rate of units used as short-term rentals.

Source: U.S. Census Bureau, Longitudinal Employer -Household Dynamics, Workplace Area Characteristics (WAC) files (Jobs), 2002-2018; California Department of Finance, E-5 (Households) For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-13.

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-20

4.4.2 Sector Composition
In terms of sectoral composition, the largest industry in which San Mateo residents work is Financial & Professional Services, and the largest sector in which San Mateo residents work is Health & Educational Services (see Figure 9). For the Bay Area as a whole, the Health & Educational Services industry employs the most workers.

Figure 9: Resident Employment by Industry
Universe: Civilian employed population age 16 years and over Notes: The data displayed shows the industries in which jurisdiction residents work, regardless of the location where those residents are employed (whether within the jurisdiction or not). Categories are derived from the following source tables:

Agriculture & Natural Resources: C24030_003E, C24030_030E; Construction: C24030_006E, C24030_033E; Manufacturing, Wholesale & Transportation: C24030_007E, C24030_034E, C24030_008E, C24030_035E, C24030_010E, C24030_037E; Retail:

C24030_009E, C24030_036E; Information: C24030_013E, C24030_040E; Financial & Professional Services: C24030_014E, C24030_041E, C24030_017E, C24030_044E; Health & Educational Services: C24030_021E, C24030_024E, C24030_048E, C24030_051E; Other: C24030_027E, C24030_054E, C24030_028E, C24030_055E Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table C24030 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-06.

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-21
Looked at a different way, Management, Business, Science and Arts occupations comprise about 53% of all residents’ employment, which is roughly similar to San Mateo County and the Bay Area as a whole (see Figure 10).

Figure 10: Resident Employment by Occupation
Universe: Civilian employed population age 16 years and over Notes: The data displayed shows the occupations of jurisdiction residents, regardless of the location where those residents are employed (whether within the jurisdiction or not).
-Categories are derived from the following source tables: management, business, science, and arts occupations: C24010_003E, C24010_039E; service occupations: C24010_019E, C24010_055E; sales and office occupations: C24010_027E, C24010_063E; natural resources, construction, and maintenance occupations: C24010_030E, C24010_066E; production, transportation, and material moving occupations: C24010_034E, C24010_070E
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table C24010

4.4.3 Unemployment
In San Mateo, there was a 3.6 percentage point decrease in the unemployment rate between January 2010 and January 2021. Jurisdictions through the region experienced a sharp rise in unemployment in 2020 due to impacts related to the COVID-19 pandemic, though with a general improvement and recovery in the later months of 2020. As of May, 2021, the State Employment Development Department estimates the City of San Mateo’s unemployment rate at 3.9%. In contrast, the rate for San Mateo County as a whole is estimated at 4.6%.

53% 50% 50%
6% 6% 7%
7% 8% 9%
18% 20% 19%
15% 17% 16%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

80.0%

90.0%
100.0%
San Mateo San Mateo County Bay Area
Share of Employed Residents
Service Occupations
Sales And Office Occupations
Production, Transportation, And
Material Moving Occupations
Natural Resources, Construction, And
Maintenance Occupations
Management, Business, Science, And
Arts Occupations

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-22

Figure 11: Unemployment Rate
Universe: Civilian noninstitutional population ages 16 and older Notes: Unemployment rates for the jurisdiction level is derived from larger-geography estimates. This method assumes that the rates of change in employment and unemployment are exactly the same in each sub -county area as at the county level. If this assumption is not true for a specific sub -county area, then the estimates for that area may not be representative of the current economic conditions. Since this assumption is untested, caution should be employed when using these data. Only not seasonally- adjusted labor force (unemployment rates) data are developed for cities and CDPs.

Source: California Employment Development Department, Local Area Unemployment Statistics (LAUS), Sub-county areas monthly updates, 2010-2021.

For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-15.

4.5 2018 -2028 Occupation Projections
The State Employment Development Department has published job projections for the period between 2018 and 2028. Although the data include both San Mateo and San Francisco counties, some assumptions can be made about the impact of the number of jobs and the corresponding wages in the region. Many of the occupations with the most job openings will pay the employee less than $ 35,000 annually. Based on 2021 State income limits, such individuals are considered extremely low-income.

Table 4: Occupations with the Most Job Openings, 2018 -2028 Occupational Title
Total Job
Openings
Median
Hourly Wage
Median
Annual Wage
Personal Care Aides 62,650 $12.16 $25,283
Combined Food Prep and Servers, incl. Fast Food 52,090 $13.71 $28,524 Wait Staff 48,580 $14.73 $30,632
Software Developers, Applications 38,710 $67.39 $140,175 Cashiers 37,140 $13.54 $28,161
Janitors and Cleaners, Except Maids and Housekeeping Cleaners 28,060 $14.81 $30,807 Cooks, Restaurant 26,840 $16.35 $34,016
Retail Salespersons 25,280 $14.28 $29,700

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-23
Occupational Title
Total Job
Openings
Median
Hourly Wage
Median
Annual Wage
Market Research Analysis/Marketing Specialists 24,060 $42.60 $88,609 Taxi Drivers and Chauffeurs 21,540 $18.57 $38,644
Notes: Total job openings are the sum of numeric change, exits, and transfers projected between 2018 and 2028. Wages are from the 2020 first quarter and do not include self-employed or unpaid family workers. If an estimate could not be provided for wages, they are excluded from this table.

Excludes "All Other" categories. These are residual codes that do not represent a detailed occupation. Sources: U.S. Bureau of Labor Statistics' Current Employment Statistics (CES) March 2019 benchmark and Quarterly Census of Employment and Wages (QCEW) industry employment. https://www.labormarketinfo.edd.ca.gov/data/employment-projections.html

4. 6 Extremely Low -Income Households
Despite the economic and job growth experienced throughout the region since 1990, the income gap has continued to widen. California is one of the most economically unequal states in the nation, and the Bay Area has the highest income inequality between high- and low-income households in the State10F10F

11. In San Mateo, 49.3% of households make more than 100% of the Area Median Income (AMI)11F11F 12, compared
to 12.7% making less than 30% of AMI, which is considered extremely low-income (see Figure 12).

Regionally, more than half of all households make more than 100% AMI, while 15% make less than 30% AMI. In San Mateo County, 30% AMI is the equivalent to the annual income of $44,000 for a family of four.

Many households with multiple wage earners – including food service workers, full -time students, teachers, farmworkers, and healthcare professionals – can fall into lower AMI categories due to relatively stagnant wages in many industries.

State law requires jurisdictions to estimate the number of extremely low-income households – those earning less than 30% of median income. According to the data shown below ( Figure 12), 9,468 of San Mateo’s households are 0 -50% AMI while 4,895 are extremely low -income. Therefore, extremely low - income households represent 51.7% of households who are 0 -50% AMI, as 4,895 divided by 9,468 is

51.7%. This option aligns with HCD’s guidance to use U.S. Census data to calculate the percentage of very low-income RHNA that qualifies for extremely low -income households, as the information in Figure 12 represents a tabulation of Census Bureau Data.

11 Bohn, S.et al. 2020. Income Inequality and Economic Opportunity in California. Public Policy Institute of California. 12 Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located. Households making between 80 and 120 percent of the AMI are moderate-income, those making 50 to 80 percent are low-income, those making 30 to 50 p ercent are very low -income, and those making less than 30 percent are extremely low - income. This is then adjusted for household size.

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-24

Figure 12: Households by Household Income Level
Universe: Occupied housing units
Notes: Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located. The data that is reported for the Bay Area is not based on a regional AMI but instead refers to the regional tota l of households in an income group relative to the AMI for the county where that household is located. Local jurisdictions are required to provide an estimate for their projected extremely low-income households (0-30% AMI) in their Housing Elements. HCD’s official Housing Element guidance notes that jurisdictions can use their RHNA for very low-income households (those making 0-50% AMI) to calculate their projected extremely low -income households. As Bay Area jurisdictions have not yet received their final RHNA numbers, this document does not contain the required data point of projected extremely low -income households. The report portion of the housing data needs packet contains more specific guidance for how local staff can calculate an estimate for projected extremely low-income households once jurisdictions receive their 6th cycle RHNA numbers.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
For the data table behind this figure, please refer to the Data Packet Workbook, Table ELI-01.

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-25
Understanding households by income and race/ethnicity can shed light on the challenges faced by people of color in terms of access to housing that is affordable. Table 5 below illustrates the disparities between households that are White versus households in other racial/ethnic categories. Although 13% of households are extremely low -income Citywide, 22% of Hispanic/Latinx households are in this income category.12F12F
13 Further, Hispanic/Latinx and Black/African-American households are significantly underrepresented in the greater than 100% AMI category.

Table 5: Household Distribution by Race/Ethnicity and Income Racial / Ethnic Group 0%-30% of
AMI
31%-50% of
AMI
51%-80% of
AMI
81%-100%
of AMI
Greater than
100% of AMI
American Indian or Alaska
Native, Non-Hispanic 0% 23% 12% 0% 65%
Asian / API, Non-Hispanic 10% 10% 13% 11% 56%
Black or African American, Non-
Hispanic 18% 29% 16% 13% 23%
White, Non-Hispanic 11% 9% 14% 11% 55%
Other Race or Multiple Races,
Non-Hispanic 8% 12% 20% 10% 50%
Hispanic or Latinx 22% 21% 23% 9% 24%
Totals 13% 12% 16% 11% 49%
Universe: Occupied housing units
Notes: Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.
-For the purposes of this graph, the “Hispanic or Latinx” racial/ethnic group represents those who identify as having Hispanic/Latinx ethnicity and may also be members of any racial group. All other racial categories on this graph represent th ose who identify with that racial category and do not identify with Hispanic/Latinx ethnicity.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release. For the data table behind this figure, please refer to the Data Packet Workbook, Table ELI-02.

Extremely low-income households are considered households earning 30% or less than the area median income (AMI). Extremely low-income households are more likely to experience housing problems and cost burden. There are approximately 2,065 ELI owner -households, representing 9.8% of owners throughout the City, and 3,840 ELI renter-households, representing 21.9% of renters. A larger proportion of ELI renter households experience cost burden greater than 30% compared to ELI owner -households, 87.5% and

73.4%, re spectively. However, as a group, renters in the extremely low income category are disproportionately represented in cost burden – ELI renters represent 41.7% of all renter households with a cost burden, while ELI owners represent 25.2% of all owners with a cost burden. Similarly, 69.1% of

13These figures are somewhat skewed because White households make up the vast majority of households in the City but are illustrative of differences.

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-26
renter households with a severe cost burden earn extremely low incomes, while that figure is just 47.0% for owner households.

Overall, 12.7% of households in San Mateo are ELI households. In comparison, 13.3% of households countywide are in the extremely low-income category. While White households make up the bulk of the households earning extremely low incomes, many households of color also earn extremely low incomes.

For example, Asian/Pacific Islander households make up 18.5% of extremely low -income households in San Mateo, while Hispanic/Latinx make up 30.5% (while only representing 17.4% of the total population).

Racial/ethnic, income, and housing problem demographics are further described in Appendix D, Affirmatively Furthering Fair Housing, of this Housing Element.

Households in the southwest and northwest areas of the City of San Mateo appear to have the highest proportion of extremely low -income (ELI) renters with four or more severe housing problems (severe overcrowding, severe cost burden, incomplete kitchen or incomplete plumbing). In the census tract on the border of Belle Monte (southwest portion of the city), 80% of extremely low - to low-income renters report experiencing at least one of the four severe housing problems . The other two census tracts with concentrations of extremely low - to low -income renters experiencing severe housing problems are located in the northern part of the city, just south of Burlingame and Hillsborough. The ELI renters in these census tracts rep ort experiencing any of the four s evere housing problems at a rate of 73% and 51%, respectively.

Resources for ELI Households
The City continues to be committed to developing and preserving existing affordable housing and will continue to focus lifting residents out of poverty by providing a safe, attractive, and affordable place to live. While housing alone does not eliminate po verty, access to decent shelter must be provided before people can strive for self-sufficiency.

The City’s Housing Division takes the lead in improving quality of life in San Mateo, particularly neighborhoods with the highest needs and fewest resources. The Division offers a first -time buyer program, a below market rental program, and other affordable housing programs. By coordinating programs that help address code issues, preserve existing affordable housing, and improve the condition and accessibility of public infrastructure, the City aims to improve the quality of life in target neighborhoods.

Utilizing funds from the CDBG public services cap, the City’s Community Funding Program offers grants to local non-profit agencies that provide services to address the core needs of the community. These services also assist clients in developing greater self-sufficiency with the goal of breaking the cycle of poverty. This program allows the City the opportunity to coordinate with service agencies to address community needs in a more holistic manner.

In addition, the City undertakes activities funded by CDBG that mainly serve the North Central/North Shoreview neighborhoods, such as:

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-27
• Street and sidewalk reconstruction (about $500,000 a year for every year except FY 20-22) • Bike lane installation (for about $500,000 a year FY 20-22) • St James AME Zion Church (Youth Services for about $13,000 a year for FY 22-24) • Peninsula Conflict Resolution Center (Housing Conflict Mediation for about $115,000 a year for FY 14-20)
The Housing Choice Voucher Program, managed by the County, also serves very low and extremely low - income families, senior households, and persons with disabilities. The City aims to provide additional resources for ELI households through programs outlined in this Housing Element Implementation Plan, Appendix G. This includes additional fair housing actions from the AFFH. While there are resources available for ELI households in San Mateo County, they remain a vulnerable group throughout the region, including in the City.

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-28
Throughout the region, there are disparities between the incomes of homeowners and renters. Typically, the number of low-income renters greatly outpaces the amount of housing available that is affordable for these households.

In San Mateo, the largest proportion of renters falls in the Greater than 100% of AMI income group, while the largest proportion of homeowners are found in the Greater than 100% of AMI group (see Figure 13). 3 Figure 13: Household Income Level by Tenure
Universe: Occupied housing units
Notes: Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-29
Currently, people of color are more likely to experience poverty and financial instability as a result of federal and local housing policies that have historically excluded them from the same opportunities extended to white residents. 13F13F
14 These economic disparities also leave communities of color at higher risk for housing insecurity, displacement or homelessness. In San Mateo, Other Race or Multiple Races (Hispanic and Non -Hispanic) residents experience the highest rates of poverty, follo wed by Black or African American (Hispanic and Non-Hispanic) residents (see Figure 14).

Figure 14: Poverty Status by Race
Universe: Population for whom poverty status is determined Notes: The Census Bureau uses a federally defined poverty threshold that remains constant throughout the country and does not correspond to Area Median Income. For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also repor ted for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and non -Hispanic/Latinx, data for multiple white sub-groups are reported here. The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the s um exceeds the population for whom poverty status is determined for this jurisd iction. However, all groups labelled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the population for whom poverty status is determined.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B17001(A-I) For the data table behind this figure, please refer to the Data Packet Workbook, Table ELI-03.

14 Moore, E., Montojo, N. and Mauri, N., 2019. Roots, Race & Place: A History of Racially Exclusionary Housing the San Francisco Bay Area. Hass Institute.

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-30

4. 7 Tenure
The number of residents who own their homes compared to those who rent their homes can help identify the level of housing insecurity – ability for individuals to stay in their homes – in a city and region.

Generally, renters may be displaced more quickly i f prices increase. In San Mateo there are a total of 38,549 housing units, and fewer residents rent than own their homes: 45.6% versus 54.4% (see Figure 15).

By comparison, 39.8% of households in San Mateo County are renters, and 44% of Bay Area households rent their homes.

Figure 15: Housing Tenure
Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003 Homeownership rates often vary considerably across race/ethnicity in the Bay Area and throughout the country. These disparities not only reflect differences in income and wealth but also stem from federal, state, and local policies that limited access to homeownership for communities of color while facilitating homebuying for white residents. While many of these policies, such as redlining, have been formally disbanded, the impacts of race -based polic ies are still evident across Bay Area communities. 14F14F 15 In San
Mateo, 26.1% of Black households owned their homes ; homeownership rates were 58.9% for Asian households, 31.0% for Latinx households, and 58.7% for White households. Notably, recent changes to State law require local jurisdictions to examine these dynamics and other fair housing issues when updating their Housing Elements.

15 See, for example, Rothstein, R. (2017). The color of law: a forgotten history of how our government segregated America.

New York, NY & London, UK: Liveright Publishing.

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-31

Figure 16: Housing Tenure by Race of Householder
Universe: Occupied housing units
Notes: For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and non-Hispanic/Latinx, data for multiple white sub -groups are reported here. The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the total number of occupied housing units for this jurisdiction. However, all groups labelled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the total number of occupied housing units.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003(A-I) For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-20.

The age of residents who rent or own their home can also signal the housing challenges a community is experiencing. Younger households tend to rent and may struggle to buy a first home in the Bay Area due to high housing costs. At the same time, senior hom eowners seeking to downsize may have limited options in an expensive housing market.

In San Mateo, 64.6% of households between the ages of 25 and 44 are renters, while 25.8% of households over the age of 65 are renters. (see Figure 17).

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-32

Figure 17: Housing Tenure by Age
Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25007 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-18.

Tenure information based on the year in which a household moved to further illustrates the differences between long-term residents, who tend to trend older, with newer residents. The following chart shows that 9 4% of households that moved in in 1989 or earlier are owner occupied, whereas only 22% of households that moved in in 2017 or later are owner occupied.

Figure 18: Housing Tenure by Year Moved to Current Residence Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25038 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-19. 94% 87%
62%
42%
28% 22%
6% 13%
38%
58%
72% 78%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Moved In
1989 Or
Earlier
Moved In
1990 To 1999
Moved In
2000 To 2009
Moved In
2010 To 2014
Moved In
2015 To 2016
Moved In
2017 Or Later
Percent of Households
Renter Occupied
Owner Occupied
C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-33
In many cities, homeownership rates for households in single-family homes are substantially higher than the rates for households in multi-family housing. In San Mateo, 83.1% of households in detached single - family homes are homeowners, and 25.0% of households in multi -family housing are homeowners (see Figure 19).

Figure 19: Housing Tenure by Housing Type
Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25032 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-22.

4. 8 Displacement
Because of increasing housing prices, displacement is a major concern in the Bay Area. Displacement has the most severe impacts on low- and moderate-income residents. When individuals or families are forced to leave their homes and communities, they also lose their support network.

The University of California, Berkeley has mapped all neighborhoods in the Bay Area, identifying their risk for gentrification. They find that in San Mateo, 0.0% of households live in neighborhoods that are susceptible to or experiencing displacement and 0.0% live in neighborhoods at risk of or undergoing gentrification.

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-34
Equally important, some neighborhoods in the Bay Area do not have housing appropriate for a broad section of the workforce. UC Berkeley estimates that 63.4% of households in San Mateo live in neighborhoods where low-income households are likely to be excluded due to prohibitive housing costs.15F15F 16 Figure 20: Households by Displacement Risk and Tenure Universe: Households
Notes: Displacement data is available at the census tract level. Staff aggregated tracts up to jurisdiction level using censu s 2010 population weights, assigning a tract to jurisdiction in proportion to block level population weights. Total household count may differ slightly from counts in other tables sourced from jurisdiction level sources. Categories are combined as follows for simplicity: At risk of or Experiencing Exclusion: At Risk of Becoming Exclusive; Becoming Exclusive; Stable/Advanced Exclusive At risk of or Experiencing Gentrification: At Risk of Gentrification; Early/Ongoing Gentrification; Advanced Gentrification Stab le Moderate/Mixed Income: Stable Moderate/Mixed Income Susceptible to or Experiencing Displacement: Low-Income/Susceptible to Displacement; Ongoing Displacement Other: High Student Population; Unavailable or Unreliable Data Source: Urban Displacement Project for classification, American Community Survey 5 -Year Data (2015-2019), Table B25003 for tenure. For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-25.

16 More information about this gentrification and displacement data is available at the Urban Displacement Project’s webpage: https://www.urbandisplacement.org/. Specifically, one can learn more about the different gentrification/displacement typologies shown in Figure 18 at this link: https://www.urbandisplacement.org/sites/default/files/typology_sheet_2018_0.png.

Additionally, one can view maps that show which typologies correspond to which parts of a jurisdiction here:
https://www.urbandisplacement.org/san-francisco/sf-bay-area-gentrification-and-displacement

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-35
5 HOUSING STOCK CHARACTERISTICS

5.1 Housing Types, Year Built, Vacancy, and Permits
In recent years, most housing produced in the region and across the State consisted of single-family homes and larger multi-unit buildings. However, some households are increasingly interested in “missing middle housing” – including duplexes, triplexes, townhomes, cottage clusters and accessory dwelling units (ADUs). These housing types may open up more options across incomes and tenure, from young households seeking homeownership options to seniors looking to downsize and age-in-place.

The housing stock of San Mateo in 2020 was made up of 44.3% single family detached homes, 9.9% single family attached homes, 6.3% multifamily homes with 2 to 4 units, 39.4% multifamily homes with 5 or more units, and 0.1% mobile homes (see Figure 21). In San Mateo, the housing type that experienced the most growth between 2010 and 2020 was Multifamily Housing: Five-plus Units.

Figure 21: Housing Type Trends
Universe: Housing units
Source: California Department of Finance, E-5 series
For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-01.

Production has not kept up with housing demand for several decades in the Bay Area, as the total number of units built and available has not yet come close to meeting the population and job growth experienced throughout the region. In San Mateo, the largest proportion of the housing stock was built 1940 to 1959, with 14,721 units constructed during this period (see Figure 22). Since 2010, 4.6% of the current housing stock was built, which is 1,887 units.

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-36

Figure 22: Housing Units by Year Structure Built
Universe: Housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25034 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-04.

Vacant units make up 6.2% of the overall housing stock in San Mateo. The rental vacancy stands at 6.4%, while the ownership vacancy rate is 1.7%. Of the vacant units, the most common type of vacancy is For Rent (see Figure 23).16F16F
17 Throughout the Bay Area, vacancies make up 2.6% of the total housing units, with homes listed for rent; units used for recreational or occasional use, and units not otherwise classified (other vacant) making up the majority of vacancies. The Census Bureau classifies a unit as vacant if no one is occupying it when census interviewers are conducting the American Community Survey or Decennial Census. Vacant units classified as “for recreational or occasi onal use” are those that are held for short -term periods of use throughout the year. Accordingly, vacation rentals and short -term rentals like AirBnB are likely to fall in this category. The Census Bureau classifies units as “other vacant” if they are vacant due to foreclosure, personal/family reasons, legal pro ceedings, repairs/renovations, abandonment, preparation for being rented or sold, or vacant for an extended absence for reasons such as a work assignment, military duty, or incarceration.17F17F
18 In a region with a thriving economy and housing market like the Bay Area, units being renovated/repaired and prepared for rental or sale are likely to represent a large portion of the “other vacant” category. Additionally, the need for seismic retrofitting in older housing stock could also influence

17 The vacancy rates by tenure is for a smaller universe than the total vacancy rate first reported, which in principle includes the full stock (6.2%). The vacancy by tenure counts are rates relative to the rental stock (occupied and vacant) and ownershi p stock (occupied and vacant) - but exclude a significant number of vacancy categories, including the numerically significant other vacant.
18 For more information, see pages 3 through 6 of this list of definitions prepared by the Census Bureau:
https://www.census.gov/housing/hvs/definitions.pdf.

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-37
the proportion of “other vacant” units in some jurisdictions. 18F18F 19 In San Mateo, the State Department of
Finance currently estimates the vacancy rate is approximately 6.4%. Countywide, it is estimated at 5.5%.

Figure 23: Vacant Units by Type
Universe: Vacant housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25004 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-03.

Between 2015 and 2021, 2,133 housing units were issued permits in San Mateo. 83.6% of permits issued in San Mateo were for above moderate -income housing, 6.2% were for moderate -income housing, and

10.1% were for low- or very low-income housing as shown below (Table 6).

Table 6: Housing Permitting
Income Category Number of Permits
Very Low Income Permits 126
Low Income Permits 90
Moderate Income Permits 133
Above Moderate Income 1,784
Universe: Housing permits issued between 2015 and 2021
Notes: HCD uses the following definitions for the four income categories: Very Low Income: units affordable to households making less than 50% of the Area Median Income for the county in which the jurisdiction is located. Low Income: units affordable to households making between 50% and 80% of the Area Median Income for the county in which the jurisdiction is located.

Moderate Income: units affordable to households making between 80% and 120% of the Area Median Income for the county in

19 See Dow, P. (2018). Unpacking the Growth in San Francisco’s Vacant Housing Stock: Client Report for the San Francisco Planning Department. University of California, Berkeley.

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-38
which the jurisdiction is located. Above Moderate Income: units affordable to households making above 120% of the Area Median Income for the county in which the jurisdiction is located.

Source: California Department of Housing and Community Development (HCD), 5th Cycle Annual Progress Report Permit Summary (2021)
This table is included in the Data Packet Workbook as Table HSG-11.

5.2 Assisted Housing Developments At -Risk of Conversion While there is an immense need to produce new affordable housing units, ensuring that the existing affordable housing stock remains affordable is equally important. Additionally, it is typically faster and less expensive to preserve currently affordable units that are at ri sk of converting to market-rate than it is to build new affordable housing.

The data below in Table 7 comes from the California Housing Partnership’s Preservation Database, the State’s most comprehensive source of information on subsidized affordable housing at risk of losing its affordable status and converting to market -rate housing. However, this database does not include all deed-restricted affordable units in the State, so there may be at -risk assisted units in a jurisdiction that are not captured in this data table. There are 702 assisted units in San Mateo in the Preservation Database.

Of these units, 10.3% are at High Risk or Very High Risk of conversion.19F19F 20 Table 7: Assisted Units at Risk of Conversion
Risk San Mateo San Mateo County Bay Area
Low 630 4,656 110,177
Moderate 0 191 3,375
High 72 359 1,854
Very High 0 58 1,053
Total Assisted Units in Database 702 5,264 116,459
Universe: HUD, Low-Income Housing Tax Credit (LIHTC), USDA, and CalHFA projects. Subsidized or assisted developments that do not have one of the aforementioned financing sources may not be included.

Notes: California Housing Partnership uses the following categories for assisted housing developments in its database: Very-High Risk: affordable homes that are at -risk of converting to market rate within the next year that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non -profit, mission-driven developer. High Risk:
affordable homes that are at-risk of converting to market rate in the next 1-5 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non -profit, mission -driven developer. Moderate Risk:
affordable homes that are at -risk of converting to market rate in the next 5 -10 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non -profit, mission -driven developer. Low Risk:

20 California Housing Partnership uses the following categories for assisted housing developments in its database:

Very-High Risk: affordable homes that are at-risk of converting to market rate within the next year that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer.

High Risk: affordable homes that are at -risk of converting to market rate in the next 1 -5 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer.

Moderate Risk: affordable homes that are at -risk of converting to market rate in the next 5 -10 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non -profit, mission -driven developer.

Low Risk: affordable homes that are at -risk of converting to market rate in 10+ years and/or are owned by a large/stable non-profit, mission-driven developer.

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-39
affordable homes that are at-risk of converting to market rate in 10+ years and/or are owned by a large/stable non-profit, mission- driven developer.

Source: California Housing Partnership, Preservation Database (2020) This table is included in the Data Packet Workbook as Table RISK-01.

5.3 Substandard Housing
Housing costs in the region are among the highest in the country, which could result in households, particularly renters, needing to live in substandard conditions in order to afford housing. Generally, there is limited data on the extent of substandard housing issues in a community. However, the Census Bureau data included in the graph below gives a sense of some of the substandard conditions that may be present in San Mateo. For example, 1.3% of renters in San Mateo reported lacking a kitchen and 0.4% of renters lack plumbing, compared to 0.4% of owners who lack a kitchen and 0.3% of owners who lack plumbing.

Note on Substandard Housing
HCD requires Housing Elements to estimate the number of units in need of rehabilitation and replacement. As a data source for housing units in need of rehabilitation and replacement is not available for all jurisdictions in the region, ABAG was not able to provide this required data point in this document. To produce an estimate of housing needs in need of rehabilitation and replacement, staff can supplement the data below on substandard housing issues with additional local information from code enforcement , recent windshield surveys of properties, building department data, knowledgeable builders/developers in the community, or nonprofit housing developers or organizations. For more information, visit HCD’s Building Blocks page on Housing Stock Characteristi cs.

Figure 24: Substandard Housing Issues
Universe: Occupied housing units
Notes: Per HCD guidance, this data should be supplemented by local estimates of units needing to be rehabilitated or replaced based on recent windshield surveys, local building department data, knowledgeable builders/developers in the community, or nonprofit housing developers or organizations.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25053, Table B25043, Table B25049 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-06.

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-40
One measure of housing condition is the age of housing. In general, the older the unit, the greater it can be assumed to be in need of some level of rehabilitation. A general rule in the housing industry is that structures older than 20 years begin to show signs of deterioration and require renovation to maintain their quality. Unless properly maintained, homes older than 50 years can pose health, safety and welfare problems for occupants. Property maintenance is often deferred, especially for lower -income residents who may be unable to afford the rising costs to maintain their homes.

Consistent with State guidance, the table below estimates the number of units in need of rehabilitation and the number of units needing replacement. Although the exact number of San Mateo units in need of rehab is not currently known, the State accepts estimates based on a formula that assumes the older the unit, the more likely the rehab need. By applying an increasing percentage to the housing stock in each age category, it is estimated that there are approximately 839 units in need of some level of rehabilitation in San Mateo , representing 9.1% of the housing stock. The range of rehabilitation needs can include anything from minor repairs to major structural replacements. It is estimated that nearly all of the units in need of rehabilitation can be repaired without replacement.

Table 8: Age of Housing Stock and Estimated Rehabilitation Needs Year Built
Net
Number
of Units
Percent
of Total
Units
Needing
Rehab,
Percent
Units
Needing
Rehab, Total
2014 or
later 1,380 3%
2010 to
2013 420 1%
2000 to
2009 1,515 4% 0.5% 8
1990 to
1999 3,439 8% 1.0% 34
1980 to
1989 3,988 10% 3.0% 120
1970 to
1979 5,147 12% 5.0% 257
1960 to
1969 5,839 14% 10.0% 584
1950 to
1959 10,582 25% 20.0% 2,116
1940 to
1949 5,275 13% 30.0% 1,583
1939 or
earlier 4,388 10% 30.0% 1,316
41,973 100% 6,018 Total Units Needing Rehab
14% Percentage of Total Units

99.5% 5,988 Units that Can Be Repaired

0.5% 30 Units that Must Be Replaced
Source: 2010 Census, American Community Survey, 5-year estimates (2019), City of San Mateo 2021

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-41

5.4 Home and Rent Values
Home prices reflect a complex mix of supply and demand factors, including an area’s demographic profile, labor market, prevailing wages and job outlook, coupled with land and construction costs. In the Bay Area, the costs of housing have long been among the highest in the nation. The typical home value in San Mateo was estimated at $1,444,840 by December of 2020, per data from Zillow. The largest proportion of homes were valued between $1M-$1.5M (see Figure 25). By comparison, the typical home value is $1,418,330 in San Mateo County and $1,077,230 the Bay Area, with the largest share of units valued $1m -$1.5m (county) and $500k-$750k (region).

The region’s home values have increased steadily since 2000, besides a decrease during the Great Recession. The rise in home prices has been especially steep since 2012, with the median home value in the Bay Area nearly doubling during this time. Since 200 1, the typical home value has increased 149.2% in San Mateo from $579,810 to $1,444,840. This change is above the change in San Mateo County, and above the change for the region (see Figure 26).

Figure 25: Home Values of Owner -Occupied Units
Universe: Owner-occupied units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25075 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-07.

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-42

Figure 26: Zillow Home Value Index (ZHVI)
Universe: Owner-occupied housing units
Notes: Zillow describes the ZHVI as a smoothed, seasonally adjusted measure of the typical home value and market changes across a given region and housing type. The ZHVI reflects the typical value for homes in the 35th to 65th percentile range. T he ZHVI includes all owner-occupied housing units, including both single-family homes and condominiums. More information on the ZHVI is available from Zillow. The regional estimate is a household-weighted average of county-level ZHVI files, where household counts ar e yearly estimates from DOF’s E -5 series For unincorporated areas, the value is a population weighted average of unincorporated communities in the county matched to census-designated population counts.

Source: Zillow, Zillow Home Value Index (ZHVI)
For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-08.

Similar to home values, rents have also increased dramatically across the Bay Area in recent years. Many renters have been priced out, evicted or displaced, particularly communities of color. Residents finding themselves in one of these situations may have had to choose between commuting long distances to their jobs and schools or moving out of the region, and sometimes, out of the State.

In San Mateo, the largest proportion of rental units rented in the Rent $3000 or more category, totaling

26.7%, followed by 21.1% of units renting in the Rent $1500-$2000 category (see Figure 27). Looking beyond the City, the largest share of units is in the $3000 or more category (county) compared to the $1500-$2000 category for the region as a whole.

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-43

Figure 27: Contract Rents for Renter -Occupied Units
Universe: Renter-occupied housing units paying cash rent Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25056 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-09.

Since 2009, the median rent has increased by 74.2% in San Mateo, from $1,630 to $2,380 per month (see Figure 28). In San Mateo County, the median rent has increased 41.1%, from $1,560 to $2,200. The median rent in the region has increased significantly during this time from $1,200 to $1,850, a 54% increase.20F20F 21 21 While the data on home values shown in Figure 24 comes from Zillow, Zillow does not have data on rent prices available for most Bay Area jurisdictions. To have a more comprehensive dataset on rental data for the region, the rent data in this document comes from the U.S. Census Bureau’s American Communit y Survey, which may not fully reflect current rents. Local jurisdiction staff may want to supplement the data on rents with local realtor data or other sources for rent data that are m ore current than Census Bureau data.

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-44

Figure 28: Median Contract Rent
Universe: Renter-occupied housing units paying cash rent Notes: For unincorporated areas, median is calculated using distribution in B25056.

Source: U.S. Census Bureau, American Community Survey 5 -Year Data releases, starting with 2005 -2009 through 2015 -2019, B25058, B25056 (for unincorporated areas). County and regional counts are weighted averages of jurisdiction median using B25003 rental unit counts from the relevant year.

For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-10.

According to Zumper, an online rent statistics aggregator, the average rent for a studio in San Mateo was $2,729 in June of 2022, whereas the average rent for a one-bedroom was $3,200. The average rent for a two-bedroom apartment was $3,439.22

5.5 Housing Affordability
The National Association of Homebuilders reports that California cities have some of the lowest homeowner affordability rates in the country, defined as the percentage of homes affordable to the median income family. Despite the high median incomes, especially in the Bay Area, many cannot afford the cost to purchase a home. The San Francisco-Redwood City Division, of which San Mateo is a part, ranked 230th out of 233 metropolitan areas studied in the first quarter of 2021.

22 https://www.zumper.com/rent-research/san-mateo-ca

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-45
Table 9: Housing Opportunity Index, First Quarter 2021

Homes
Affordable to
Median
Income
Households
Median
Family
Income
(1,000s)
Median
Sales
Price
(1,000s)
National
Affordability
Rank
Los Angeles-Long Beach-Glendale, CA ^^^ 11.6% 78.7 729 233 Salinas, CA 15.1% 80.9 725 232
San Francisco -Redwood City -South San
Francisco, CA ^^^

17.4% 143.4 1,305 230
Anaheim-Santa Ana-Irvine, CA ^^^ 18.2% 104.8 825 229
Napa, CA 22.1% 101.5 691 228
San Diego-Carlsbad, CA 22.4% 95.1 665 227
San Luis Obispo-Paso Robles-Arroyo Grande, CA 26.0% 97.8 675 226 Oxnard-Thousand Oaks-Ventura, CA 27.4% 98.8 650 225
Santa Cruz-Watsonville, CA 28.5% 111.9 850 224
Santa Maria-Santa Barbara, CA 28.8% 90.1 678 223
Stockton-Lodi, CA 29.6% 74.0 462 222
San Jose-Sunnyvale-Santa Clara, CA 29.9% 151.3 1,120 220 Oakland-Hayward-Berkeley, CA ^^^ 31.2% 121.3 795 219

Notes: ^^^ Indicate Metropolitan Divisions. All others are Metropolitan Statistical Areas.

Source: National Association of Homebuilders, 2021,
https://www.nahb.org/news-and-economics/housing-economics/indices/housing-opportunity-index Trulia -- an online residential real estate site for homebuyers, sellers, renters and real estate professionals -- provides statistics based on actual sales of housing by location. According to a study conducted by zip code in 2019, only a small percentage of homes in San Mateo were affordable to the metropolitan median income of $101,000. The following table contains data for the three primary zip codes.

Table 10: Housing Affordability by Zip Code
Zip Code % of Homes Affordable to Metro Median Income Median Home Value 94401 9.4% $903,631
94402 0.0% $1,758,419
94403 1.9% $1,344,813
Source: National Association of Homebuilders, 2021, see website for more information:
https://www.trulia.com/research/affordable-neighborhoods/ The high cost of housing means that people wanting to own a home in San Mateo must have significant incomes, even for the relatively less expensive condos.

The decreasing supply of affordable rental units is a countywide phenomenon; it can include Ellis Act evictions (where an owner of a rental property decides to leave the rental business) to owner move -in evictions. Until additional construction of rental units occurs, the combination of strong demand and low vacancies will contribute to an increasingly severe shortage of rental units and a decrease in their affordability.

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-46
The following table illustrates the affordable rents associated with each income category. In the case of an extremely low-income household of two people (for example, a single parent with a child), the annual income of $43,850 translates to a full-time job paying $21.08 per hour. In this scenario, the maximum rent they could afford would be about $1,096 per month – far below average rents in the area, even for studios.

According to statistics on RentCafe.com, an online data aggregator, the average rent for an apartment is $2,908 as of June, 2021, a decrease of 10% from the previous year but still much higher than what a lower income household can afford. A household has to earn at least $ 116,320 in order to afford the average rent.

Table 11: Affordable Rents for Two - and Three -Person Households Income
Category
Percent of
Median
Income Limit (Two-
Person Household)
Two-Person
Affordable
Rent
Income Limit
(Three--Person
Household)
Three--Person
Affordable Rent
Extremely
Low-Income 30% $43,850 $1,096 $49,350 $1,234
Very Low -
Income 50% $73,100 $1,828 $82,250 $2,056
Low-Income 80% $117,100 $2,928 $131,750 $3,294
Median-
Income 100% $119,700 $2,993 $134,650 $3,366
Moderate-
Income 120% $143,600 $3,590 $161,550 $4,039
Notes: Affordable rents are calculated based on 30% of annual income divided by 12 months.

Source: State Department of Housing and Community Development and San Mateo Housing, 2021 Through its Section 8 and other housing programs, HUD provides rental housing assistance to lower - income households. According to the State Department of Housing and Community Development, more than 500 households in San Mateo currently receive Section 8 rental assistance, in the form of Housing Choice Vouchers.

5.5 Overpayment and Overcrowding
A household is considered “cost-burdened” if it spends more than 30% of its monthly income on housing costs, while those who spend more than 50% of their income on housing costs are considered “severely cost-burdened.” Low-income residents are the most impacted by high housing costs and experience the highest rates of cost bur den. Spending such large portions of their income on housing puts low -income households at higher risk of displacement, eviction, or homelessness.

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-47

Figure 29: Cost Burden by Tenure
Universe: Occupied housing units
Notes: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost -burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost -burdened households are those whose monthly housing costs exceed 50% of monthly income.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25070, B25091 For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-06.

Renters are often more cost -burdened than owners. While the housing market has resulted in home prices increasing dramatically, homeowners often have mortgages with fixed rates, whereas renters are more likely to be impacted by market increases. When looki ng at the cost burden across tenure in San Mateo, 22.8% of renters spend 30% to 50% of their income on housing compared to 18.6% of those that own (see Figure 29). Additionally, 24.6% of renters spend 50% or more of their income on housing, while

11.8% of owners are severely cost-burdened.

In San Mateo, 16.8% of households spend 50% or more of their income on housing, while 20.8% spend 30% to 50%. However, these rates vary greatly across income categories (see Figure 30). For example,

73.0% of San Mateo households making less than 30% of AMI spend the majority of their income on housing. For San Mateo residents making more than 100% of AMI, just 0.9% are severely cost-burdened, and 88.7% of those making more than 100% of AMI spend less than 30% of their income on housing.

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-48

Figure 30: Cost Burden by Income Level
Universe: Occupied housing units
Notes: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost -burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost -burdened households are those whose monthly housing costs exceed 50% of monthly income. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.

Currently, people of color are more likely to experience poverty and financial instability as a result of federal and local housing policies that have historically excluded them from the same opportunities extended to white residents. As a result, they often pay a greater percentage of their income on housing, and in turn, are at a greater risk of housing insecurity.

Black or African American, Non-Hispanic residents are the most cost burdened with 37.9% spending 30% to 50% of their income on housing, and Hispanic or Latinx residents are the most severely cost burdened with 28.6% spending more than 50% of their income on housing (see Figure 31).

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-49
Table 12: Quantified Cost Burden of Low -Income Households by Tenure

Universe: Occupied housing units
Notes: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes.

Cost burdened renters in the City of San Mateo far outnumber the cost burdened homeowners in most low-income categories. For households at the 30% AMI level, 3,360 renter families are paying over 30% of their household income towards housing while 2,825 renter families are paying over 50% of their income towards housing costs. Meanwhile, at the same 30% AMI level, there are only 1,515 homeowners paying over 30% of their income towards housing and only 1,130 homeowners paying over 50% of their income towards housing. It can be deduced that renters at the extremely low -income category are disproportionately cost burdened by housing costs in the City of San Mateo at a ratio of 3:2 in total population compared to homeowners. At the 50% AMI level, renters are continuing to be slightly more cost burdened in comparison to homeowners with totals of 2,190 and 1,875 respectively. At the 80% AMI level, cost burdened homeowners begin to slightly outnumber cost burdened renter households. At higher income levels, the number of cost burdened homeowner families begin to greatly outnumber the total number cost burdened renters. It is likely that as household income increases compared to AMI, families are more likely to seek ownership housing . Therefore, when quantifying cost burdened households in the City of San Mateo, there is an imbalance of disproportionately high amount of renters at extremely low and very low-income levels while there is a corresponding imbalance of cost burdened homeowners at moderate and above average income levels.

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-50

Figure 31: Cost Burden by Race
Universe: Occupied housing units
Notes: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost -burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost -burdened households are those whose monthly housing costs exceed 50% of monthly income. For the purposes of this graph, the “Hispanic or Latinx” racial/ethnic group represents those who identify as having Hispanic/Latinx ethnicity and may also be members of any racial group. All other racial categories on this graph represent th ose who identify with that racial category and do not identify with Hispanic/Latinx ethnicity.

Large family households often have special housing needs due to a lack of adequately sized affordable housing available. The higher costs required for homes with multiple bedrooms can result in larger families experiencing a disproportionate cost burden than the rest of the population and can increase the risk of housing insecurity.

In San Mateo, 23.7% of large family households experience a cost burden of 30% -50%, while 22.5% of households spend more than half of their income on housing. Some 20.6% of all other households have a cost burden of 30%-50%, with 16.4% of households spending more than 50% of their income on housing (see Figure 32).

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-51

Figure 32: Cost Burden by Household Size
Universe: Occupied housing units
Notes: Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost -burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost -burdened households are those whose monthly housing costs exceed 50% of monthly income.

When cost-burdened seniors are no longer able to make house payments or pay rents, displacement from their homes can occur, putting further stress on the local rental market or forcing residents out of the community they call home. Understanding how senior s might be cost -burdened is of particular importance due to their special housing needs, particularly for low -income seniors. 64.7% of seniors making less than 30% of AMI are spending the majority of their income on housing. For seniors making more than 100% of AMI, 92.7% are not cost-burdened and spend less than 30% of their income on housing (see Figure 33).

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-52

Figure 33: Cost -Burdened Senior Households by Income Level Universe: Senior households
Notes: For the purposes of this graph, senior households are those with a householder who is aged 62 or older. Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For o wners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, i nsurance, and real estate taxes. HUD defines cost -burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose - Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo -Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.

Overcrowding occurs when the number of people living in a household is greater than the home was designed to hold. There are several different standards for defining overcrowding, but this report uses the Census Bureau definition, which is more than one oc cupant per room (not including bathrooms or kitchens). Additionally, the Census Bureau considers units with more than 1.5 occupants per room to be severely overcrowded.

Overcrowding is often related to the cost of housing and can occur when demand in a city or region is high. In many cities, overcrowding is seen more amongst those that are renting, with multiple households sharing a unit to make it possible to stay in their communities. In San Mateo, 5.5% of households that rent are severely overcrowded (more than 1.5 occupants per room), compared to 0.5% of households that own (see Figure 34). In San Mateo, 7.5% of renters experience moderate overcrowding (1 to 1.5 occupants per room), compared to 1.5% for those who own.

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-53

Figure 34: Overcrowding by Tenure and Severity
Universe: Occupied housing units
Notes: The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded.

Overcrowding often disproportionately impacts low -income households. 4.4% of very low -income households (below 50% AMI) experience severe overcrowding, while 1.0% of households above 100% experience this level of overcrowding (see Figure 35).

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-54

Figure 35: Overcrowding by Income Level and Severity
Universe: Occupied housing units
Notes: The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland -Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo -Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.

Communities of color are more likely to experience overcrowding similar to how they are more likely to experience poverty, financial instability, and housing insecurity. People of color tend to experience overcrowding at higher rates than White residents. In San Mateo, the racial group with the largest overcrowding rate is Other Race or Multiple Races (Hispanic and Non-Hispanic) (see Figure 36)

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-55

Figure 36: Overcrowding by Race
Universe: Occupied housing units
Notes: The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded. For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and non -Hispanic/Latinx, data for multiple white sub-groups are reported here. The racial/ethnic groups reported in this table are not all mutually exclusive.

Therefore, the data should not be summed as the sum exceeds the total number of occupied housing units for this jurisdiction.

However, all groups labelled “Hispanic and Non -Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the total number of occupied housing units.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25014 For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-03.

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-56
6 SPECIAL HOUSING NEEDS
The City of San Mateo receives a direct entitlement grant for CDBG funds that are deployed to address identified needs heard through the community engagement process, as well as through the Housing Element process. The City is also a member of the San Mate o County HOME Consortium, which administers HOME funds on the City’s behalf. The City manages a diverse portfolio of housing loans from several programs, including housing rehabilitation for low -income homeowners, First -time Homebuyer loans for those who l ive or work in San Mateo, and developer loans for new construction or acquisition/rehabilitation projects. Program income from this portfolio augments the City’s federal entitlement grant, as well as HUD’s Multi -Family Housing Programs that facilitate reha bilitation and the CalHOME owner rehabilitation loan program.

Loan repayments from those programs are now deposited into the Affordable Housing Fund to be used for future affordable housing programs and projects in the City. The City also collects subordination processing fees and fractional unit fees in its Housing Fund from the City’s Below -Market Rate program, which are typically used for regional housing initiatives outside of City limits. In addition to boomerang funds and loan payments from the former RDA, the City’s commercial linkage fee, which collected its first payments in 2017, continue to provide funds for affordable housing development.

Section 8 funds are provided to San Mateo residents through the Housing Authority of San Mateo County.

Additionally, McKinney-Vento Homeless Assistance Act funds are managed by the San Mateo County Human Services Agency as part of the Continuum of Care, in which the City participates. The County of San Mateo also supports housing projects through its HOME and CDBG funds, which are often used to leverage City resources. The Housing Endowment and Regional Trust (HEART) of San Mateo County is a public/private partnership whose goal is to raise funds to create affordable housing opportunities in San Mateo County. Finally, with the dissolution of Redevelopment Agencies at the State level, the application process for Low-income Housing Tax Credits has become even more competitive. Nonetheless, the City will continue to support developer applications for that program and other State housing programs going forward
There are two publicly owned properties that will offer affordable housing in San Mateo. The first is Kiku Crossing, located on East 4th Avenue. The property was formerly a public parking lot and will provide 225 affordable homes for families and individuals. Of those units, 57 will be for public employees, 22 will house formerly homeless households, and eight units will be for individuals with intellectual and developmental disabilities. Additionally, Bespoke, also a former parking lot, will be located on South B Street and will provide up to 71 affordable units to extremely low- income, very low-income and low-income households along with community facilities, commercial space, and office space.

The goal of each of these programs and activities is to serve lower-income households, including seniors, persons with disabilities, homeless individuals and families, and other groups.

6.1 Large Households
C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-57
Large households often have different housing needs than smaller households. If a city’s rental housing stock does not include larger apartments, large households who rent could end up living in overcrowded conditions. In San Mateo, for large households wi th 5 or more persons, most units (51.6%) are owner occupied (see Figure 37). In 2017, 33.1% of large households were very low-income, earning less than 50% of the area median income (AMI).

Figure 37: Household Size by Tenure
Universe: Occupied housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25009 For the data table behind this figure, please refer to the Data Packet Workbook, Table LGFEM-01.

In addition to overcrowding, large households also often have a cost burden. In San Mateo, half of all large households that pay too much for housing are lower-income households earning between 0% and 80% of median income.

The unit sizes available in a community affect the household sizes that can access that community. Large families are generally served by housing units with 3 or more bedrooms, of which there are 17,173 units in San Mateo. Among these large units with 3 or more bedrooms, 18.7% are owner-occupied and 81.3% are renter occupied (see Figure 38).

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-58

Figure 38: Housing Units by Number of Bedrooms
Universe: Housing units
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25042 For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-05.

Resources for Large Households
Finding rental housing with more than two bedrooms is a typical problem for large families, particularly renters with lower income levels. Of the approximately 17,173 housing units in San Mateo with three or more bedrooms, only 18.7% (3,210) are occupied by renters. Due to the limited supply of adequately sized rental units and affordable homeownership opportunities to accommodate large-family households, large families face additional difficulty in locating housing that is adequately sized and affordably priced. While San Mateo has a large proportion of housing units with three or more bedrooms, the issue is with mismatch between availability and affordability. The Housing Choice Voucher is a program that can assist very low-income large renter-households in accessing adequately sized housing.

6.2 Female -Headed Households
Households headed by one person are often at greater risk of housing insecurity, particularly female - headed households, who may be supporting children or a family with only one income. In San Mateo, the largest proportion of households is Married-couple Family Households at 50.8% of total, while Female- Headed Households make up 9.1% of all households.

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-59

Figure 39: Household Type
Universe: Households
Notes: For data from the Census Bureau, a “family household” is a household where two or more people are related by birth, marriage, or adoption. “Non-family households” are households of one person living alone, as well as households where none of the people are related to each other.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B11001 For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-23.

Female-headed households with children may face particular housing challenges, with pervasive gender inequality resulting in lower wages for women. Moreover, the added need for childcare can make finding a home that is affordable more challenging.

In San Mateo, 16.6% of female-headed households with children fall below the Federal Poverty Line, while

4.6% of female-headed households without children live in poverty (see Figure 40).

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-60

Figure 40: Female -Headed Households by Poverty Status
Universe: Female Households
Notes: The Census Bureau uses a federally defined poverty threshold that remains constant throughout the country and does not correspond to Area Median Income.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B17012 For the data table behind this figure, please refer to the Data Packet Workbook, Table LGFEM-05.

Single-parent families, particularly female -headed families with children, often require special consideration and assistance because of their greater need for affordable housing and accessible day care, health care, and other supportive services. Female -headed families with children are considered a vulnerable group because they must balance the needs of their children with work responsibilities, often while earning limited incomes.

The 2015-2019 ACS showed that single parents comprised approximately 12.6% of San Mateo households.

Of these, the vast majority were female -headed single -parent households (72.0% of single -parent households). Female -headed families have a higher incidence of poverty when compared to all households and are more likely renters than owners. Of the female headed households in San Mateo,

20.0% of those with children are below the federal poverty level.

Resources for Single Parent Households
Female-headed households need affordable housing in areas suitable for child-rearing and with access to transit networks, schools and parks, and daily services. The City will also be looking at developing a policy for affirmative marketing to lower income special needs groups, which may involve a preference system for below market rate (BMR) units to ensure special needs groups are given opportunities to access housing that is affordable to them.

6.3 Seniors

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-61
Senior households often experience a combination of factors that can make accessing or keeping affordable housing a challenge. They often live on fixed incomes and are more likely to have disabilities, chronic health conditions and/or reduced mobility.

Seniors who rent may be at even greater risk for housing challenges than those who own, due to income differences between these groups. The largest proportion of senior households who rent make 0%-30% of AMI, while the largest proportion of senior households who are homeowners falls in the income group Greater than 100% of AMI (see Figure 41).

Figure 41: Senior Households by Income and Tenure
Universe: Senior households
Notes: For the purposes of this graph, senior households are those with a householder who is aged 62 or older. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose - Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo -Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.

According to American Community Survey 5 -year data (2015 -2019), of the approximately 38,549 households in San Mateo, 10,394 or 27.0% are senior households. While many earn incomes over 100% of median income, a greater percentage earns lower incomes. Approx imately 6,140 senior households earn incomes less than 80% of median, or about 59.1%. Of the lower income households, 58.6% are homeowners, and 41.4% are renters.

Cost burden is prevalent amongst elderly households, especially those earning the lowest incomes. For example, although extremely low-income senior households represent 23.3% of total senior households,

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-62
they represent more than 42.6% of senior households with a cost burden. Of all senior households, 2,000 (18.6%) are cost burdened, and 2,534 (24.4%) are severely cost burdened.

Aside from overpayment problems faced by seniors due to their relatively fixed incomes, many seniors are faced with various disabilities. Among all disabilities, the most common are ambulatory disabilities (19.0%), independent living disabilities (15.0%), and hearing disabilities (13.2%).

Resources for Seniors
Housing resources available for seniors include senior apartments and residential care facilities for the elderly (RCFE). Residential facilities such as assisted living or board and care facilities are non -medical facilities that provide a level of care th at includes assistance with activities of daily living. RCFEs provide room, board, housekeeping, supervision, and personal care assistance with basic activities like personal hygiene, dressing, eating, and walking for persons 60 years and older. According to the State Department of Social Services (CDSS), San Mateo has 1,190 beds in 65 licensed RCFEs.

In addition to funding programs that serve seniors, the City also provides information on a wide variety of services to seniors through its Services Link on the Department of Parks and Recreation website. These include, but are not limited to:

S.A.S.H. – Shopping Assistance for Seniors who are Homebound S.A.S.H. is a grocery shopping and delivery service for homebound seniors who are able to cook for themselves. A volunteer shopper will shop and deliver groceries on a weekly or bi-weekly basis.

H.I.C.A.P.

A very popular health insurance counseling and advocacy program occurs weekly at the Senior Center.

BenefitsCheckUp
Many older people need help paying for prescription drugs, health care, utilities and other basic needs.

Developed and maintained by The National Council on Aging (NCOA), BenefitsCheckUp is the nation's most comprehensive Web-based service to screen for benefits programs for seniors with limited income and resources.

Latino/Latina Discussion Group
The Latino/Latina Discussion Group meets every Wednesday at 11:00am at the Senior Center.

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-63
Through the County:
211bayarea.org
2-1-1 provides free and confidential information and referral. Call 2 -1-1 for help with food, housing, employment, health care, counseling and more. 211 in San Mateo County can help you find food, housing, health care, senior services, childcare, legal aid and much more San Mateo County Aging and Adult Services
Select children, families, seniors and persons with disabilities Providing a wide range of services to keep seniors, people with disabilities and dependent adults living safely and as independently as possible in the community.

San Mateo County Network of Care
A website sponsored by the County of San Mateo which provides information on a wide array of services for seniors and persons with disabilities.

T.I.E.S (County of San Mateo)
Phone Hotline 1-800-675-8437 Teamwork Insuring Elderly Support (T.I.E.S.) provides general information on all senior services. Featuring a 24 -hour hotline, designed to assist vulnerable elderly and dependent adults who need help but may be unable to get it for themselves.

Help at Home
Help at Home is a mini -reference guide published by the San Mateo County Commission on Aging. This guide contains a wide variety of information designed to assist San Mateo County adults of all incomes to remain safely in their homes.

6.4 People with Disabilities
People with disabilities face additional housing challenges. Encompassing a broad group of individuals living with a variety of physical, cognitive and sensory impairments, many people with disabilities live on fixed incomes and are in need of specialized care, yet often rely on family members for assistance due to the high cost of care.

When it comes to housing, people with disabilities are not only in need of affordable housing but accessibly designed housing, which offers greater mobility and opportunity for independence.

Unfortunately, the need typically outweighs what is available, particularly in a housing market with such high demand. People with disabilities are at a high risk for housing insecurity, homelessness and institutionalization, particularly when they l ose aging caregivers. Figure 42 shows the rates at which

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-64
different disabilities are present among residents of San Mateo. Overall, 9.1% of people in San Mateo have a disability of any kind.21F21F
23 Figure 42: Disability by Type
Universe: Civilian noninstitutionalized population 18 years and over Notes: These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed. The Census Bureau provides the following definitions for these disability type s:

Hearing difficulty: deaf or has serious difficulty hearing. Vision difficulty: blind or has serious difficulty seeing even with gl asses.

Cognitive difficulty: has serious difficulty concentrating, remembering, or making decisions. Ambulatory difficulty: has ser ious difficulty walking or climbing stairs. Self -care difficulty: has difficulty dressing or bathing. Independent living difficulty: has difficulty doing errands alone such as visiting a doctor’s office or shopping.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B18102, Table B18103, Table B18104, Table B18105, Table B18106, Table B18107.

For the data table behind this figure, please refer to the Data Packet Workbook, Table DISAB-01.

In San Mateo and elsewhere, persons with disabilities have a wide range of different housing needs, which vary depending on the type and severity of the disability as well as personal preference and lifestyle.

Physical, mental, and/or developmental disabil ities may prevent a person from working, restrict one’s mobility, or make it difficult to care for oneself. “Barrier-free design” housing, accessibility modifications, proximity to services and transit, and group living opportunities represent some of the types of considerations and accommodations that are important in serving this group. Also, some residents suffer from disabilities that require living in a supportive or institutional setting.

Resources for Persons with Disabilities

23 These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed.

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-65
In addition to housing and community development programs provided by the City, the County of San Mateo provides a variety of services and information for older adults and people with disabilities through its network of care efforts. Its website contains links to service providers on the following topics:
• Caregiver Support
• Food • Planning & Advocacy
• Counseling
• Health Care • Recreation & Activities
• Crisis and Emergency
• Housing • Residential Care
• Disability Related Services
• Information & Assistance • Safety and Prevention
• Employment
• In-Home Services • Support and Support
Groups
• End-of-Life Care
• Insurance and Benefits • Transportation
• Financial Assistance
• Legal Services

In addition, the Center for Independence of Individuals with Disabilities (CID) is a private, nonprofit corporation located in San Mateo, California. Incorporated in 1979, CID is a consumer-driven, community- based, services and advocacy organization serving San Mateo County and beyond. By federal mandate, the majority of its Staff, Management, and Board of Directors consists of people with disabilities. Annually, CID provides direct and indirect services to more than 2,000 individuals with disabilities.

CID is one of 29 Independent Living Centers in the State of California and over 400 Independent Living Centers in the United States. It is affiliated with other ILCs through its membership and participation in the California Foundation of Independent Living Centers and the National Council of Independent Living.

CID is affiliated with other nonprofit agencies through its membership in the California Association of Non- Profits.

CID services include Housing Accessibility Modification (HAM), which involves installing grab bars, rails, ramps, hand-held showers, etc. for low-income San Mateo County residents. It also provides Peer Counseling (individual and group) by licensed, trained persons with disabilities, and Financial Benefits Counseling (regarding applications or appeals for SSI, SSDI, or MediCal). The Assistive Technology (AT) Program is designed to educate and train the public concerning technology that can assist people with disabilities. CID maintains an information database of community resources and have links to the California statewide AT Network in Sacramento.

State law also requires Housing Elements to examine the housing needs of people with developmental disabilities. Developmental disabilities are defined as severe, chronic, and attributed to a mental or

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-66
physical impairment that begins before a person turns 18 years old. This can include Down’s Syndrome, autism, epilepsy, cerebral palsy, and mild to severe mental retardation. Some people with developmental disabilities are unable to work, rely on Supplemen tal Security Income, and live with family members. In addition to their specific housing needs, they are at increased risk of housing insecurity after an aging parent or family member is no longer able to care for them.22F22F 24 In San Mateo, of the population with a developmental disability, children under the age of 18 make up

35.6%, while adults account for 64.4%.

Table 13: Population with Developmental Disabilities by Age Age Group Number
Age 18+ 500
Age Under 18 277
Universe: Population with developmental disabilities
Notes: The California Department of Developmental Services is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities including cerebral palsy, intellectual disability, Down syndrome, autism, epilepsy, and related conditions. The California Department of Developmental Services provides ZIP code level counts. To get jurisdiction-level estimates, ZIP code counts were crosswalked to jurisdictions using census block population counts from Census 2010 SF1 to determine the share of a ZIP code to assign to a given jurisdiction.

Source: California Department of Developmental Services, Consumer Count by California ZIP Code and Age Group (2020) This table is included in the Data Packet Workbook as Table DISAB-04.

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

The State Department of Developmental Services (DDS) currently provides community-based services to approximately 329,000 persons with developmental disabilities and their families through a statewide system of 21 regional centers, four developmental cente rs, and two community -based facilities. The Golden Gate Regional Center provides point of entry to services for people with developmental disabilities in San Mateo County. The center is a private, non -profit community agency that contracts with local businesses to offer a wide range of services to individuals with developmental disabilities and their families. According to its website, as of December 2020, 9,323 consumers were served, of which 63% are

24 For more information or data on developmental disabilities in your jurisdiction, contact the Golden Gate Regional Center for Marin, San Francisco and San Mateo Counties; the North Bay Regional Center for Napa, Solano and Sonoma Counties; the Regional Center for the East Bay for Alameda and Contra Costa Counties; or the San Andreas Regional Center for Santa Clara County.

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-67
male and 37% are female. The average per capita expenditures for all ages is $32,319. See website:
www.dds.ca.gov/rc/dashboard/overview
The most common living arrangement for individuals with disabilities in San Mateo is the home of parent, family, and/or guardian.

Table 14: Population with Developmental Disabilities by Residence Residence Type Number
Home of Parent /Family /Guardian 453
Community Care Facility 193
Intermediate Care Facility 73
Independent /Supported Living 45
Other 10
Foster /Family Home 10
Universe: Population with developmental disabilities
Notes: The California Department of Developmental Services is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities including cerebral palsy, intellectual disability, Down syndrome, autism, epilepsy, and related conditions. The California Department of Developmental Services provides ZIP code level counts. To get jurisdiction-level estimates, ZIP code counts were crosswalked to jurisdictions using census block population counts from Census 2010 SF1 to determine the share of a ZIP code to assign to a given jurisdiction.

Source: California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type (2020) This table is included in the Data Packet Workbook as Table DISAB-05.

People with developmental disabilities have a disability that emerged before age 18, is expected to be lifelong, and is of sufficient severity to require a coordinated program of services and support in order to live successfully in the community. Developmental disabilities include intellectual disability, autism, Down syndrome, epilepsy, cerebral palsy, and other disabling conditions similar in their functional impact to an intellectual disability. Under California’s Lanterman Developmental Disabilities Services Act and related federal law, people with developmental disabilities are entitled to receive community-based services that allow them to live in the least restrictive community setting. This shift to de-institutionalization has led to the closure of the most restrictive segregated sett ings and to the requirement that local jurisdictions in their Housing Elements assess and plan specifically for the housing needs of people with developmental disabilities who receive services from the Regional Center in order to live in their home community.

According to data provided by Housing Choices, a nonprofit organization serving people with developmental disabilities, the City of San Mateo’s population with developmental disabilities grew by 12% since the last Housing Element and accounts for 21% of th e County’s total population with developmental disabilities. The City of San Mateo is home to 835 people with developmental disabilities.

This represents an increase of 12% over the 2013 population of 746 reported in the City’s 2015 Housing Element and r eflects a much higher growth rate than the general population. In addition, the City’s population with developmental disabilities accounts for 21% of the total County population with

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-68
developmental disabilities, although the City’s total population is only 14% of the County’s total population.

Of the City’s total population with developmental disabilities, 531 (64%) are adults and 304 (36%) are under age 18. Assessing the housing needs of adults with developmental disabilities is of particular importance because as they age the adults will requ ire a residential option outside the family home, whereas the family home is the preferred living option for children with developmental disabilities. In 2021, 505 City of San Mateo residents with developmental disabilities lived in the family home compared to 389 in 2013 as reported in the 2015 to 2023 Housing Element. This 30% increase in reliance on the family home is 2.5 times greater than the City’s 12% increase in the developmental disabilities population during that same period. Increased reliance on the family home is primarily explained by overall growth in the population with developmental disabilities coupled with significant declines in opportunities for the City’s adults with developmental disabilities to live either in licensed care faciliti es (10% decline) or in affordable housing with supportive services (19% decline). As adults with developmental disabilities age, they need opportunities to live outside the family home both because of the aging of their family caregivers and also because m any adults with developmental disabilities would like to live in their own apartment with supportive services.

Growth in the City of San Mateo’s population with developmental disabilities since the 2015 Housing Element correlates with a significant annual increase in the diagnosis of autism that began in the mid - 1980s and did not level out until after 2015. The cu mulative impact of this trend is already seen in the growth in the San Mateo County population age 18 to 41 with developmental disabilities and will continue into the future. This trend has significant implications for housing needs among City of San Mateo adults with developmental disabilities during the period of the 2023 to 2031 Housing Element.

Between September 2015 and June 2021, the California Department of Developmental Services reports that the number of San Mateo County residents with developmental disabilities age 62 and older grew by 33%. This is not due to migration of senior citizens with developmental disabilities to San Mateo County, but rather to well -documented gains in life span among people with developmental disabilities. With longer life expectancy, more adults with developmental disabilities will outlive their parents and famil y members with whom a growing number of City of San Mateo adults with developmental disabilities now live because of the lack of other residential options. Longer life spans will also slow the pace of resident turnover in the county’s limited supply of licensed care facilities, which will further reduce opportunities for the growing population of people with developmental disabilities to secure housing outside the family home.

The California Department of Developmental Services reports that between September 2015 and June 2021, San Mateo County lost 5% of its supply of licensed care facilities for people with developmental disabilities (including Community Care Facilities, Inter mediate Care Facilities, and Skilled Nursing Facilities), thereby increasing the need for affordable housing options coordinated with supportive services funded by the Regional Center. This trend is mirrored in the 11% decline in the number of City of San Mateo adults able to live in licensed care homes between 2013 and 2021. The reduced role of licensed C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-69
care facilities demonstrates the need for the City’s Housing Element to plan for affordable housing that includes people with developmental disabilities so that adults with developmental disabilities are not forced out of the county when they lose the security of their parent’s home.

The California Department of Developmental Services has documented a 12% decline in the age group 42 to 51 and a 10% decline in the age group 52 to 61 in San Mateo County between September 2015 and June 2021. In light of gains in life expectancy, this los s can reasonably be attributed to homelessness or displacement from the county because of the lack of residential living options (either licensed facilities or affordable housing) when a parent caregiver passes away or becomes unable to house and care for the adult. Displacement takes a particular toll on adults with developmental disabilities who depend on familiarity with transit routes and shopping and services, as well as support from community -based services and informal networks built up over years in living in the City of San Mateo.

Lastly, people with developmental disabilities are more likely than the general population to have an accompanying physical disability. Twenty -seven percent (27%) of San Mateo County residents with developmental disabilities have limited mobility, and 13% have a vision or hearing impairment. The need for an accessible unit coupled with the need for coordinated supportive services compounds the housing barriers faced by those with co-occurring intellectual and physical disabilities.

Some adults with developmental disabilities depend on monthly income of under $1,000 from the Supplemental Security Income (SSI) program, pricing them out of even the limited number of Extremely Low Income affordable housing units in the City of San Mateo. Those with employment tend to work part- time in the lowest paid jobs and also struggle to income-qualify for many of the affordable housing units for rent in the City of San Mateo.

Resources for Persons with Developmental Disabilities
Services for persons with disabilities are typically provided by both public and private agencies. State and Federal legislation regulate the accessibility and adaptability of new or rehabilitated multifamily apartment complexes to ensure accommodate for i ndividuals with limited physical mobility. Housing options for persons with disabilities include various community care facilities. Many individuals continue to live with parents.

Housing Choices is a nonprofit that advocates for the housing needs of people with developmental disabilities. It is committed to educating local elected officials, city and county housing staff, and housing

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-70
developers about the opportunity to plan for and include people with developmental and other disabilities in their local housing plans. It supports and promotes the voices of people with developmental and other disabilities and encourage them to become effective self-advocates. Along with clients, their parents, and other members of the community, HC frequently attends and testifies at City Council and other relevant meetings with the goal of creating cities and neighborhoods which are inclusive of people w ith developmental and other disabilities.

The single largest component of its work is helping individuals with developmental and other disabilities find housing that suits their specific needs and priorities. Every year, our Housing Coordinators help more than 1,800 people with developmental and o ther disabilities create a housing plan and apply for affordable housing.

Each client has unique housing needs, constraints, and preferences. When a person is referred to Housing Choices, a Housing Coordinator helps to create an individual housing plan with input from the individual with disabilities and everyone in that person’ s Circle of Support. Housing Coordinators help clients with their decision-making by discussing their finances, credit history, supportive service needs, household composition, and other background relevant to their housing choices. HC helps its clients id entify and apply for rental properties for which they can income-qualify and that are in the right location. Depending on each person’s income and existing support network, this could involve applying for multiple waiting lists and monitoring waiting list status for several years.

The Golden Gate Regional Center, noted above, provides services and support to individuals with developmental disabilities in Marin, San Francisco, and San Mateo Counties. A resident of Marin, San Francisco and San Mateo counties who falls into any of the following four categories is eligible for GGRC services:
• Is an individual with a developmental disability
• Is an infant or toddler (up to 36 months of age) who has a developmental delay • Is an infant or toddler (up to 36 months of age) for whom there are established risk conditions that could lead to a developmental delay
• Is an infant or toddler (up to 36 months of age) at high risk of having a development disability due to a combination of biomedical factors
Individuals eligible under the first category are served by GGRC's Lanterman Act services program; infants and toddlers eligible under .the latter three categories are served by the regional center's Early Start program.

6.5 Homelessness
Homelessness remains an urgent challenge in many communities across the State, reflecting a range of social, economic, and psychological factors. Rising housing costs result in increased risks of community members experiencing homelessness. Far too many residents who have found themselves housing insecure have ended up unhoused or homeless in recent years, either temporarily or longer term.

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-71
Addressing the specific housing needs for the unhoused population remains a priority throughout the region, particularly since homelessness is disproportionately experienced by people of color, people with disabilities, those struggling with addiction and those dealing with traumatic life circumstances. In San Mateo County, the most common type of household experiencing homelessness is those without children in their care. Among households experiencing homelessness that do not have children, 75.5% are unsheltered. Of homeless households with children, most are sheltered in transitional housing (see Figure 43).

Figure 43: Homelessness by Household Type and Shelter Status, San Mateo County Universe: Population experiencing homelessness
Notes: This data is based on Point -in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county -level. Per HCD’s requirements, jurisdictions will need to supplement this county -level data with local estimates of people experiencing homelessness.

Source: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019)
For the data table behind this figure, please refer to the Data Packet Workbook, Table HOMELS-01.

People of color are more likely to experience poverty and financial instability as a result of federal and local housing policies that have historically excluded them from the same opportunities extended to white residents. Consequently, people of color ar e often disproportionately impacted by homelessness, particularly Black residents of the Bay Area. In San Mateo County, White (Hispanic and Non -Hispanic) residents represent the largest proportion of residents experiencing homelessness and account for 66.6% of the homeless population, while making up 50.6% of the overall population (see Figure 44).

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-72

Figure 44: Racial Group Share of General and Homeless Populations, San Mateo County Universe: Population experiencing homelessness
Notes: This data is based on Point -in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county -level. Per HCD’s requirements, jurisdictions will need to supplement this county -level data with local estimates of people experiencing homelessness. HUD does not disaggregate racial demographic data by Hispanic/Latinx ethnicity for people experiencing homelessness. Instead, HUD reports data on Hispanic/Latinx ethnicity for people experiencing homelessness in a separate table.

Accordingly, the racial group data listed here includes both Hispanic/Latinx and non-Hispanic/Latinx individuals.

Source: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019); U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-I) For the data table behind this figure, please refer to the Data Packet Workbook, Table HOMELS-02.

In San Mateo, Latinx residents represent 38.1% of the population experiencing homelessness, while Latinx residents comprise 24.7% of the general population (see Figure 45).

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-73

Figure 45: Latinx Share of General and Homeless Populations, San Mateo County Universe: Population experiencing homelessness
Notes: This data is based on Point -in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county -level. Per HCD’s requirements, jurisdictions will need to supplement this county -level data with local estimates of people experiencing homelessness. The data from HUD on Hispanic/Latinx ethnicity for individuals experiencing homelessness does not specify racial group identity. Accordingly, individuals in either ethnic group identity category (Hispanic/Latinx or non-Hispanic/Latinx) could be of any racial background.

Many of those experiencing homelessness are dealing with severe issues – including mental illness, substance abuse and domestic violence – that are potentially life threatening and require additional assistance. In San Mateo County, homeless individuals are commonly challenged by severe mental illness, with 305 reporting this condition (see Figure 46). Of those, some 62.0% are unsheltered, further adding to the challenge of handling the issue.

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-74

Figure 46: Characteristics for the Population Experiencing Homelessness, San Mateo County Universe: Population experiencing homelessness
Notes: This data is based on Point -in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county -level. Per HCD’s requirements, jurisdictions will need to supplement this county -level data with local estimates of people experiencing homelessness. These challenges/characteristics are counted separately and are not mutually exclusive, as an individual may report more than one challenge/characteristic. These counts should not be summed.

In San Mateo, the student population experiencing homelessness totaled 313 during the 2019 -2020 school year and decreased by 24.6% since the 2016-2017 school year. By comparison, San Mateo County has seen a 37.5% decrease in the population of students experiencing homelessness since the 2016 -17 school year, and the Bay Area population of students experiencing homelessness decreased by 8.5%.

During the 2019-2020 school year, there were still some 13,718 students experiencing homelessness throughout the region, adding undue burdens on learning and thriving, with the potential for longer term negative effects.

The number of students in San Mateo experiencing homelessness in 2019 represents 26.2% of the San Mateo County total and 2.3% of the Bay Area total.

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-75
Table 15: Students in Local Public Schools Experiencing Homelessness Academic Year San Mateo City San Mateo County Bay Area
2016-2017 415 1,910 14,990
2017-2018 422 1,337 15,142
2018-2019 362 1,934 15,427
2019-2020 313 1,194 13,718
Universe: Total number of unduplicated primary and short-term enrollments within the academic year (July 1 to June 30), public schools
Notes: The California Department of Education considers students to be homeless if they are unsheltered, living in temporary shelters for people experiencing homelessness, living in hotels/motels, or temporarily doubled up and sharing the housing of other persons due to the loss of housing or economic hardship. The data used for this table was obtained at the school site level, matched to a file containing school locations, geocoded and assigned to jurisdiction, and finally summarized by geography.

Source: California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data (Academic Years 2016-2017, 2017-2018, 2018-2019, 2019-2020) This table is included in the Data Packet Workbook as Table HOMELS-05.

The San Mateo County Human Services Agency (HSA), in close collaboration with community partners, conducts the bi -annual One Day Homeless Count and Survey (count). The purpose of the One Day Homeless Count and Survey is to gather and analyze information to help the community understand homelessness in San Mateo County. This is one data set, among others, that provides information for effective planning of services to ass ist people experiencing homelessness and people at risk of homelessness. HSA’s Center on Homelessness and the San Mateo County Continuum of Care (CoC) Steering Committee were responsible for overseeing this data collection effort, with assistance from a broad group of community partners, including non -profit social service providers, city and town governments, and people who had former or current homelessness experience.

The One Day Homeless Count and Survey was designed to meet two related sets of data needs. The first is the requirement of the United States Department of Housing and Urban Development (HUD) that communities applying for McKinney-Vento Homelessness Assistance funds (also known as Continuum of Care or “CoC” funds) must conduct a point -in-time count of homeless people a minimum of every two years. These counts are required to take place in the last ten days of January. The One Day Homeless Count and Survey wa s conducted in January 2019 to meet this HUD requirement. The previous HUD - mandated count was conducted in January 2017.

The second set of data needs is for local homeless system planning, as the One Day Homeless Count and Survey provides information about people experiencing homelessness and about trends over time.

The 2019 count determined that there were 1,512 people experiencing homelessness in San Mateo County on the night of January 30, 2019, comprised of:
• 901 unsheltered homeless people (living on streets, in cars, in recreational vehicles (RVs), in tents/encampments), and
• 611 sheltered homeless people (in emergency shelters and transitional housing programs).

This finding of 1,512 people was higher than the 2017 and 2015 counts, but lower than the 2011 and 2013 counts. The number of people living in shelters in 2019 remained similar to the number counted in 2017.

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-76
The overall increase in homelessness from 2017 to 2019 was driven primarily by a significant increase in the number of people living in RVs (127% increase). There was also an increase in the number of people sleeping on the street (24% increase). However, compared to 2017, the 2019 count found a decrease in people estimated to be sleeping in cars (7% decrease) and in tents/encampments (31% decrease).

While no unsheltered families were directly observed during the 2019 count, the number of families with children experiencing unsheltered homelessness was estimated to have been 16 (in cars, tents/encampments, and/or RVs). This number represents a 16% decrease in families from the 19 families estimated to be unsheltered in the 2017 count.

The count found 74 unsheltered individuals in the City of San Mateo, representing 8% of the Countywide unsheltered population. This was an increase from 2017, when 48 homeless individuals were located, but lower than in 2013, when 103 people were counted. Although demographic data are not available for each individual jurisdiction, a number of key findings were made.

The 2019 One Day Homeless Count and Survey counted 1,018 households comprised of 1,110 single adults and 119 family households comprised of 401 adults and children.

A person in an adult only household was most likely to be unsheltered (75.5%), over 25 years old (95.1%), male (75.6%), non -Hispanic (64.9%), Caucasian (70.5%), and not experiencing chronic homelessness (71.4%). In contrast, family households were most likely to be in transitional housing (67.6%), have more children than adults (59.1% vs. 40.9% respectively), and be headed by a female (57.1%). People heading family households were also predominantly non-Hispanic (53.6%) and Caucasian (55.9%), however, race and ethnicity showed more variation in family households than adult only households.

Further, the percentage of people experiencing chronic homelessness over time increased from 19% in 2017 to 21% in 2019, but this figure was substantially lower than in 2013, when 45% were chronically homeless. Veterans in 2019 represented 5% of adults, a reduction from 11% in 2019. Severe mental illness, alcohol and/or drug use, and history of domestic violence were some of the self -reported conditions of those who were counted. For more information, see website: hsa.smcgov.org/2019-one- day-homeless-count

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-77
Resources for Persons Experiencing Homelessness
The County of San Mateo is the primary coordinator of services for people experiencing homelessness in the county. The City of San Mateo will continue to provide support for strategic initiatives to help address the challenges faced by people experiencing homelessness in the City, as well as to support the implementation of the County’s 2022-2025 CoC Strategic Plan on Homelessness.

The City continues to provide financial support to non -profit organizations providing housing services, including homeless prevention, supportive and emergency housing, and other services identified as priority needs through the community engagement process. The City continues to support The Vendome, the permanent supportive housing development for chronically homeless in San Mateo. Additionally, the City participates in the San Mateo County CDBG Cohort, along with the other jurisdictions in the county to coordinate funding for service agencies. The Cohort meets quarterly and enables jurisdictions to share best practices, identify gaps in service, and utilize a joint proposal system to streamline funding applications.

The Continuum of Care (COC) guides the implementation of the county's housing and service system to meet the needs of homeless individuals and families. The City of San Mateo participates in COC meetings and monitors decision -making to better understand la test trends in homeless outreach. The COC coordinates the following activities:
• System planning (identifying gaps, developing strategies to fill gaps, responding to emerging best practices, etc.)
• Setting funding priorities for Emergency Solutions Grant and COC funds • Assessing system performance and making system redesigns as needed • Coordinating with other planning entities such as the Community Action Agency • Undertakes a wide range of efforts to meet the needs of homeless individuals and families Chronically Homeless: COC has created a multi-disciplinary, bilingual, Homeless Outreach Team (HOT) to conduct intensive outreach and engagement with unsheltered and chronically homeless individuals and families located throughout the County, with specialized HOT teams in the cities of San Mateo, Redwood City, South San Francisco, Half Moon Bay, Pacifica, and East Palo Alto.

Families with children: To reduce the number of unsheltered families, the COC has developed a rapid re- housing program. The San Mateo County Human Services Agency has provided funding for a motel voucher program to assist families with children that are waiting to access shelter.

Veterans: Needs include housing and assistance for homeless, employment and education services, and improved and increased liaisons with the Veterans Benefits Administration.

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-78
Youth: Currently, HUD COC funds are provided to the San Mateo County Mental Health Association to operate its Support and Advocacy for Young Adults in Transition Program, which provides case management and housing search/stabilization services to homeless youth. The San Mateo County Housing Authority administers the Family Unification Program vouchers.

6.6 Farmworkers
Farmworkers are traditionally defined as persons whose primary incomes are earned through seasonal or permanent agricultural work. Farmworkers have special housing needs because they earn lower incomes than many other workers. In many parts of Northern Cal ifornia, agriculture production is an important contribution to local economies, especially in Napa and Sonoma Counties. According to the U.S.

Department of Agriculture Census of Farmworkers, the number of permanent farmworkers in San Mateo County has decreased since 2002, totaling 978 in 2017, while the number of seasonal farm workers has decreased, totaling 343 in 2017 (see Figure 47).

In San Mateo, there are no known farmworkers, and it does not have any farm housing or land remaining in agricultural use. Further, no land within San Mateo is designated for agricultural use, except for the San Mateo County Event Center site and a parcel located within the College of San Mateo . According to ACS 2019 five-year data, there could be an estimated 30 farmworkers in San Mateo; however, the margin of error for this figure is +/ - 42, meaning that this information is unreliable. Even at 30 farmwork ers, this represents only 0.03% of the total population in the City. Maps from the State of California Department of Conservation Farmland Mapping and Monitoring Program show no farmland in San Mateo. Due to the low number of agricultural workers in the City, the housing needs of migrant and/or farmworker housing need can be met through general affordable housing programs.

In San Mateo, there were no reported students of migrant workers in the 2019 -2020 school year, which is consistent with the finding that there are likely no farmworkers in the community (see Table 15). The trend for the region for the past few years has been a decline of 2.4% in the number of migrant worker students since the 2016 -2017 school year. The change at the county level is a 57.1% decrease in the number of migrant worker students since the 2016-2017 school year.

Table 16: Migrant Worker Student Population
Academic Year San Mateo City San Mateo County Bay Area
2016-17 0 657 4,630
2017-18 0 418 4,607
2018-19 0 307 4,075
2019-20 0 282 3,976
Universe: Total number of unduplicated primary and short-term enrollments within the academic year (July 1 to June 30), public schools
Notes: The data used for this table was obtained at the school site level, matched to a file containing school locations, geocoded and assigned to jurisdiction, and finally summarized by geography.

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-79

Figure 47: Farm Operations and Farm Labor by County, San Mateo County Universe: Hired farm workers (including direct hires and agricultural service workers who are often hired through labor contractors)
Notes: Farm workers are considered seasonal if they work on a farm less than 150 days in a year, while farm workers who work on a farm more than 150 days are considered to be permanent workers for that farm.

Source: U.S. Department of Agriculture, Census of Farmworkers (2002, 2007, 2012, 2017), Table 7: Hired Farm Labor For the data table behind this figure, please refer to the Data Packet Workbook, Table FARM-02.

C I T Y O F S A N M A T E O
20 4 0 G E N E R A L P L A N

H O U S I N G E L E M E N T

Page H-A-80
Resources for Migrant and/or Farm Workers
As mentioned above, there are no known persons employed in the farming, fishing, and forestry occupations. As such, no special programs target this population in San Mateo but they can be generally assisted with Housing Choice Vouchers or other affordable housing resources.

C I T Y O F S A N M A T E O 2 0 31 H O U S I N G E L E M E N T

Page H-A-81

6.7 Non -English Speakers
California has long been an immigration gateway to the United States, which means that many languages are spoken throughout the Bay Area. Since learning a new language is universally challenging, it is not uncommon for residents who have immigrated to the United States to have limited English proficiency.

This limit can lead to additional disparities if there is a disruption in housing, such as an eviction, because residents might not be aware of their rights or they might be wary to engage due to immigrati on status concerns. In San Mateo, 8.5% of residents 5 years and older identify as speaking English not well or not at all, which is above the proportion for San Mateo County. Throughout the region the proportion of residents 5 years and older with limited English proficiency is 8%.

Figure 48: Population with Limited English Proficiency
Universe: Population 5 years and over
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B16005 For the data table behind this figure, please refer to the Data Packet Workbook, Table AFFH-03.

Page 1 of 7 ends

APPENDIX A | Attachment 1 – Countywide Housing Needs

INTRODUCTION

San Mateo County is a great place to work, live and play. But like the rest of the region, we are experiencing housing challenges. While a lack of housing to meet the demands of our dynamic economy and growing workforce remains a key issue, our housing needs are also diverse and changing. Just as our individual housing needs change over the course of our lifetime, the housing needed by our communities change too.

Understanding those changes is critical to shaping housing policies and programs that ensure our communities are places where all of us can thrive, regardless of our age, income, and specific circumstances.

Here are some highlights of trends related to the people, jobs, and households of San Mateo County, and what they mean for our housing needs today and into the future.

KEY TAKEAWAYS:

People

Housing

Jobs
 By 2026, one out of five residents will be 65 or over  San Mateo County’s population is becoming more diverse

 The number of households will continue to grow
 Housing rent and prices continue to increase

 The number of jobs will continue to grow
 Although the median income is high, many jobs pay low wages

Page 2 of 7 ends

PEOPLE
By 2026, one out of
five residents will
be 65 or over
Under 25 25-44 45-64 65+

San Mateo County makes up 10 percent of the total Bay
Area population, which is the fifth largest metropolitan area in the country. The number of people living here has steadily grown the past few decades. In 2020, the population was estimated to be 773,244, an increase of 19 percent since 1990 1. That trend is expected to continue despite the impact of the recent pandemic because more jobs continue to be added.

People are also living longer, with those 65 and over
expected to make up nearly 20 percent of the population by 2026. Equally important is the fact that Millennials recently surpassed the Baby Boomers as our largest generation. As Millennials enter their 40s, they will continue to shape countywide housing needs. By 2026, people 25 -44 and 45 - 64 will make up more than 50 percent of the population2.

What does this mean for housing needs?

Both generations have been showing a preference
for more walkable, mixed-use neighborhoods, that are close to work, schools, parks, and amenities. The majority of seniors prefer to stay in their homes and communities, or age-in-place.

Yet many live on fixed incomes and may have mobility issues as they age, which require supportive services.

Simultaneously, Millennials are less likely to own homes and have less savings than previous generations; are more likely to live alone and delay marriage; and as they start families, may be in greater need of support when purchasing their first home.

Coupled with increasing housing prices, it is harder for younger generations to rent or purchase a home than it was for current residents.

With more people 65 and over than there were 10 or 20 years ago we have to address how to support our seniors as they get older so they can stay in their homes and communities, and make sure young people, new families and our workers can find housing they can afford that meets their needs.

1 U.S. Census, American Community Survey
2 Claritias Population Facts 2021
15%
28%
Age
2020
27% 29%
19%
28%
Age
2026
27% 26%

Page 3 of 7 ends

Our population is
becoming more
diverse
Asian Latinx Other *

.5%

21.8%

4.6%

29.6%
Black White

San Mateo County is a very diverse place to live, even when compared to the State of California. Countywide, more than one-third of the population are foreign born and almost half speak a language other than English at home. By contrast, a quarter of all Californians are foreign born and less than a quarter speak a language other than English at home. Over 120 identified languages are spok en in San Mateo County, with top languages including Spanish (17 percent), Chinese (8 percent) and Tagalog (6 percent).

Our population has become increasingly more diverse over time. In 2000, more than half of people identified as White, which fell to 39 percent in 2019, and is expected to
decrease further to 35 percent by 2026 . However, while the Asian and Latinx populations increased during that time, the Black population decreased by almost half, from 3.5 to

2.2 percent3.

What does this mean for housing needs?
When planning for housing, we need to consider a variety of housing needs —like larger homes for multi- generational families or those with more children—and how to create
opportunities for everyone to access quality, affordable housing near schools, transit, jobs, and services.

Past exclusionary practices have prevented people of color from purchasing homes, living in certain neighborhoods, and building wealth over time. As a result, they are more likely to experience poverty, housing insecurity, displacement, and homelessness. And while many of our communities are very diverse, we are still contending with segregation and a lack of equitable opportunities. To help prevent displacement due to gentrification and create a future whe re it is possible for everyone to find the housing they need, it will be important to plan for a variety of housing types and affordability options in all neighborhoods.

3 U.S. Census, American Community Survey

39.2% 24.4%

2.2%
Race +
Ethnicity
2019

51.5% 22.6%
Race +
Ethnicity
2000

3.5%
*Due to small percentage, Other is grouped as American Indian, Alaska Native, “Other” or Multiple Races
61%
65%

DIVERSITY
Past and projected percentage of Black,
Indigenous and People of Color (BIPOC)

49%
2000
2019
2026
2000 to 2019:

BIPOC population growth
from 48.5% to 60.8%

Asian Population growth
from 21.8% to 29.6%

Black Population decline
from 3.5% to 2.2%

12.3%

7.8%

2.2%
35%
46%
120
of the population is foreign born
speak a language other than
English

different languages are spoken

DIVERSITY
Past and projected percentage of Black,
Indigenous and People of Color (BIPOC)

49%
2000
2019
2026
Since 2000:

BIPOC population growth
from 48.5% to 60.8%

Asian Population growth
from 21.8% to 29.6%

Black Population decline
from 3.5% to 2.2%

12.3%

7.8%

2.3%
35%
46%
120
of the population is foreign born
speak a language other than English

different languages are spoken

Page 4 of 7 ends

for
every
HOUSEHOLDS + HOUSING

The number
of households
will continue to
grow
That’s a
48%
increase

Over the past 30 years, new home construction has not kept up with the number of jobs our economy keeps adding. This has led to a housing shortage.

In 2020, there were 265,000 households in San Mateo
County. By 2050 we expect that to increase by almost half to 394,000 4. This growing demand will continue to put
pressure on home prices and rents. And given that nearly 75 percent of our housing was built before 1980 there will also be the need to upgrade older homes. While this will be essential to make sure housing is of high quality and safe to residents, redevelopment or repair can sometimes result in a loss of affordable housing, especially in older multi- unit buildings.

For every six low-wage jobs ($20 an hour) there is one home in the county that is affordable to such a worker (monthly rent of $1,500)5.

What does this mean for housing needs?
We not only need to plan for more housing, but also consider how to best support the development of low and moderate income housing options while preserving existing affordable homes. This includes transitional and supportive housing options for the unhoused, and universal design to meet accessibility and mobility needs.

Although the majority of housing produced in the past few decades has been single -family homes or larger multifamily buildings, some households have become increasingly
interested in “missing middle” housing — smaller homes that include duplexes, triplexes, townhomes, cottage clusters, garden apartments and accessory dwelling units (ADUs).

These smaller homes may provide more options to a diversity of communit y members across income, age, and household size.
28%
5+ unit
multifamily

Housing
stock
55%
single family
homes

68%
of households
are families

76%
of existing housing
was built before 1980
2-4 unit multifamily and
mobile homes
6 1

17%

5,264

4 Plan Bay Area 2050 Projected Growth Pattern, U.S. Census, American Community Survey 5 Association of Bay Area Governments Jobs Housing Fit
61%
17%

Built 1975
$

265K
Households in 2020
394K
Households in 2050
low wage jobs
(153,000 in total)
affordable home
(25,000 in total)
2-4 unit multifamily and
mobile homes

of households spend
half or more of their income on
housing
existing affordable units are at
risk of being converted to
market rate

Page 5 of 7 ends

Housing rent
and prices
continue to
increase

2009 to 2020

per m

The Bay Area is a great place to live. But throughout the region and county there just isn’t enough housing for all income levels, which has made costs go up. Home prices and rents have been steadily increasing the past two decades, but in recent years the jump has been dramatic. Since 2009, the median rent increased 41 percent to $2,200, and
median home values have more than doubled to
$1,445,000 6.

Overall, many residents are paying too much on housing, while many others have been priced out entirely. If a
household spends more than 30 percent of its monthly
income on housing, it is considered cost-burdened. If it spends more than 50 percent, it is considered severely cost- burdened. Renters are usually more cost-burdened than
homeowners. While home prices have increased
dramatically, homeowners often benefit from mortgages at fixed rates, whereas renters are subject to ups and downs of the market.

In San Mateo County, 17 percent of households spend half or more of their income on housing, while 19 percent spend between a third to a half. However, these rates vary greatly across income and race. Of those who are extremely low income—making 30 percent or less of the area med ian
income (AMI) —88 percent spend more than half their
income on housing. And Latino renters and Black
homeowners are disproportionately cost burdened and
severely cost-burdened. Given that people in this situation have a small amount of income to start with, spending more than half what they make on housing leaves them with very little to meet other costs, such as food, transportation, education, and healthcare. Often very low -income
households paying more than 50 percent of their income on rent are at a greater risk of homelessness 7.

As a result, more people are living in overcrowded or unsafe living conditions. They are also making the tough choice to move further away and commute long distances to work or school, which has created more traffic. Since low income residents and communities of color are the most cost
burdened, they are at the highest risk for eviction,

6 San Mateo County Association of Realtors, Zillow
7 U.S. Census, American Community Survey
displacement, and homelessness.

What does this mean for housing needs?
Although there are complex supply, demand and economic factors impacting costs, not having enough housing across all incomes has meant rents and prices are just higher. Programs and policies that can support more homes across all income levels, particularly very low, low, and moderate income, are essential, as are more safe, affordable housing options to address homelessness.

$2.2K
per month

RENTER SNAPSHOT
54% are under 44 years old
76% are people of color and at a
higher risk of being displaced

1 in 4 renters...
spend 50% of income on rent
live in overcrowded households –
89% of these renters are BIPOC
Latinx are the most cost burdened
31% spend more than half and
18% spend a third to half of their
income on rent
$1.4M
$1.56K
Median rent increased 41% Home values more than doubled $675K $675K

Page 6 of 7 ends

JOBS
The number of jobs
will continue to grow

The Bay Area and San Mateo County have had very strong economies for decades. While some communities have more jobs, and some have less, we have all been impacted by the imbalance of job growth and housing.

Since 2010 we have added over 100,000 jobs but only
10,000 homes8. At the same time, our population is growing naturally, meaning more people are living longer while our children are growing up and moving out into homes of their own. All of this impacts housing demand and contributes to the rising cost of homes. We need more housing to create a better balance.

In 2020, there were 416,700 jobs and by 2050 we expect that to increase 2 2 percent to 507,000 9. While some jobs pay very well, wages for many others haven’t kept up with how costly it is to live here.

That’s a
22%
increase

What does this mean for housing needs?
As we plan for housing, we need to consider the needs of our workforce—folks who are a part of our communities, but often end their day by commuting long distances to a place they can afford. Many have been displaced in recent decades or years, as housing and rent prices soared along with our job- generating economy. The lack of workforce housing affects us all, with teachers, fire fighters, health care professionals, food service providers and many essential workers being excluded from the communities they contribute to every day. The long -term sustainability of our communities depends on our ability to create more affordable and equitable housing options.

NEW JOBS TO NEW HOUSING
2010 - 2020

New jobs continue to
outpace new homes added
to the County
Jobs Homes

More people
living longer

8 U.S. Census American Community Survey, State of CA Employment Development Dept (EDD) 9 Plan Bay Area 2050 Projected Growth Pattern
children growing
up and moving
out

natural growth
and more
housing needed
100K

416.7K
Jobs in 2020
507K
Jobs in 2050
10K

Page 7 of 7 ends

Our median
income is high, but
the wage gap
continues to grow

2021 Household Income:

To be considered low or moderate income in the Bay Area means a very different thing than in most parts of the country. The income or wage gap —the difference between the highest and lowest wages —is large in our region.

Affordable housing here can mean that your favorite
hairstylist, your child’s principal, or the friendly medical assistant at your doctor’s office can qualify for—and often needs—below market rate or subsidized affordable housing so they can live close to their work.

The starting point for this calculation is the Area Median Income (AMI) —the middle spot between the lowest and
highest incomes earned in San Mateo County. Simply put, half of households make more, and half of households make less. Moderate income is 80 to 120 percent of the AMI, low income is 50 to 80 percent AMI and very low income is 30 to 50 percent AMI. Below 30 percent AMI is considered
extremely low income. The rule of thumb is households
should expect to pay about a third of their income on
housing.

In San Mateo County, the AMI is $1 04,700 for a single
person, $119,700 for a household of two and $149,600 for a family of four. When we talk about affordable housing, we mean housing that is moderately priced for low or moderate income residents so that new families and the workforce can live in our communities. Affordable housing programs are generally for those who earn 80 percent or below the AMI, which is $102 ,450 for a single person, $117,100 for a household of two and $146,350 a year for a household of four 10.

What does this mean for housing needs?
Given the price of land in San Mateo County and what it costs to build new housing, creating affordable housing is
extremely challenging—and often impossible without some form of subsidy. Sometimes this is in the form of donated land from a local government or school district. Sometimes this is in the form of incentives to

10 State of CA Dept of Housing and Community Development (HCD)

developers or zoning rules requiring affordable units to be included. And most commonly, this is through special financing, grants, and tax credits. Often all of these factors and more are needed to make affordable housing work. The housing element process is an opportunity for each community to look at what’s possible and put in place supportive policies and programs to help make affordability a reality.

$117K $102K

$120K

$105K
80% AMI
100% AMI
INCOME LEVELS + WAGES
Extremely
Low

30% AMI Grocery Store Clerk or
Barista
$29K/Yr or $15/Hr
83% of income spent on housing*
Very Low

50% AMI Hair Stylist
or Administrative Assistant
$38K/Yr or $20/Hr
63% of income spent on housing*
Low

80%
AMI
Medical Assistant
or Preschool Teacher
$52K/Yr or $27/Hr
46% of income spent on housing*
School Administrator or
Social Worker
$86K/Yr or $45/Hr
28% of income spent on housing*
*income spent on housing based on 2k per month/studio or 1 bedroom

$146K
Household of 1 Household of 2 Household of 4 Income
Income
Income
$150K

Page 1 of 5 ends

APPENDIX A | Attachment 2 – Inventory of Assisted Units Table 1 - City of San Mateo Assisted Rental Housing
Project & Year
Completed
Type of
Development
Total
Units
Total Aff.

Units 30% AMI 50% AMI 65% AMI 80% AMI 120% AMI Affordability Expiration Owner Financial Assistance
Lesley Plaza
1961
Senior Rental
New Const. 56 56 56 2055 NP HUD Section 202 Elderly Program
Lesley Towers
1965
Senior Rental
New Const. 200 200 200 2015 NP HUD Section 202 Elderly Program
Flores Gardens
1984
Senior Rental
New Const. 72 72 72 2035 Private HUD Sec 221 (d)(4) Rotary Haciendas
1988-89
Senior Rental
New Const. 82 82 81 1 2044 NP Bought land w/RDA ;
LIHTC
Belmont Bldg.
1993-94
Family Rental
Conversion 6 6 6 2032 Private CDBG Loan; RDA Loan
12 N. Idaho
1994
Family Rental
Acq./Rehab 6 6 1 4 1 2034 NP RDA; HOME ; SM Co.

HOME
Darcy Bldg.
1995
Family Rental
Conversion 8 8 8 2034 NP RDA Loan; HOME Loan;
SM Co Hsg Authority
106 N. Eldorado
1996
Family Rental
Acq./Rehab 6 6 1 4 1 2036 NP HOME Loan
Hotel St. Matthew
1996
SRO
Acq./Rehab 56 56 56 2051 NP HOME Loan; RDA Loan;
LIHTC
Edgewater Isle
1998
Senior Rental
Acq./Rehab 92 92 25 66 1 2072 NP HOME Loan; RDA Loan; CalHFA Loan
Bridgepointe
Condominiums
1999
Family Rental
New Construct 396 59 24 35 2027 Private BMR units
200 S. Delaware
1999
Family Rental
Acq./Rehab 16 16 2 2 5 7 2049 NP RDA Loan; HOME Loan
Humboldt House
2000
Supportive Hsg.

Rehab 9 9 9 2041 NP RDA Loan; HOME Loan

Page 2 of 5 ends

Project & Year
Completed
Type of
Development Total Units Total Aff.

Units 30% AMI 50% AMI 65% AMI 80% AMI 120% AMI Affordability Expiration Owner Financial Assistance
Jefferson at the Bay
2001-02
Family Rental
New Construct 575 58 58 Life of property Private BMR units Santa Inez Apt.
2001
Family Rental
New Construct 44 44 0 42 2 2055 Private RDA Loan , LIHTC 11 S. Delaware
2002
Family Rental
Acq./Rehab 11 11 5 6 2034 NP HOME Loan, SM Co
HOME Loan
Chamberlain
2003
Family Rental
New Construct 21 2 2 Life of property Private BMR units The Metropolitan
2003
Family Rental
New Construct 218 22 18 4 Life of property Private BMR units CSM Teacher
Housing
2005
Family Rental
New Construct 44 4 4 Life of property NP BMR units
Nazareth Plaza
2005
Family Rental
New Construct 54 5 5 Life of property Private BMR units Rotary Floritas
2005
Senior Rental
New Const. 50 50 49 1 2060 NP RDA Loan, SM Co. HOME
Loan ; LIHTC
Fountain Glen
2007
Senior Rental
New Const. 135 14 14 Life of property Private BMR units The Vendome
2009
Supportive Hsg.

Acq./Rehab 16 16 16 2063 NP RDA, HOME, SM Co
CDBG Loans
Peninsula Station
2010
Family Rental
New Const. 68 67 21 32 14 2065 NP RDA, HOME and SM Co.

CDBG Loans, LIHTC
888 Apartments
2012
Family Rental New
Const.
155 15 15 Life of property Private BMR units
Park 20 2012 Family Rental New
Const.
197 20 20 Life of property Private BMR units
Delaware Pacific
2013
Family Rental
New Const. 60 59 10 49 2068 NP
RDA, HOME, SM Co.

CDBG/HOME, Section 8,
CalHFA, LIHTC

Page 3 of 5 ends

Project & Year
Completed
Type of
Development Total Units Total Aff.

Units 30% AMI 50% AMI 65% AMI 80% AMI 120% AMI Affordability Expiration Owner Financial Assistance
MODE by Alta 2013 Family Rental New
Const.
111 11 11 Life of property Private BMR units
Fieldhouse
2013
Family Rental New
Const.
108 11 11 Life of property Private BMR units
Alma Point
2013
Family Rental New
Const.
66 3 3 2069 NP HOME
Russel
2015
Family Rental New
Const.
158 16 16 Life of property Private BMR units
2000 S. Delaware
2015
Family Rental New
Const.
60 60 60 2067 Private Land subsidy, Perm loan
Quimby 2015 Family Rental New
Construct
70 7 7 Life of property Private BMR units
Station Park Green 1
2015
Family Rental New
Construct
121 12 12 Life of property Private BMR units
1110 Cyprus
2016
Family Rental
Acq./Rehab
16 16 16 2071 NP HOME, RDA Successor,
County, Perm loan
Station Park Green 2
2017
Family Rental New
Construct
199 20 20 Life of property Private BMR units
Station Park Green 3
2017
Family Rental New
Construct
172 17 17 Life of property Private BMR units
Windy Hill (405 E 4th
Ave)
2017
Family Rental New
Construct
15 2 2 Life of property Private BMR units
The Addison
2018
Family Rental New
Construct
60 5 5 Life of property Private BMR units
The Morgan
2018
Family Rental New
Construct
82 8 8 Life of property Private BMR units
Windy Hill (406 E 3rd
Ave)
2019
Family Rental New
Construct
25 3 3 Life of property Private BMR units
Montara
2020
Affordable New
Construction
68 67 14 36 17 2072 NP Land lease subsidy, RDA
Successor, LIHTC, County
AHF, County HOME, AHP
Azara
2021
Family Rental New
Construct
73 6 6 Life of property Private BMR units
Totals 4,041 1,303 52 545 111 491 104

Page 4 of 5 ends

Table 2 - City of San Mateo Assisted Ownership Housing
Project & Year
Completed
Total
Units
Total Aff.

Units
30%
AMI
50%
AMI
65%
AMI
80%
AMI
120%
AMI
Affordability
Expiration Financial Assistance
Meadow Court
1987-88 78 70 70
30-40 years/ rolls
over with each
new buyer
Bought land w/
CDBG; CalHFA
mortgages for
buyers
Gateway Commons
1989 96 93 16 77
30-40 years/ rolls
over with each
new buyer
Bought land w/
CDBG & RDA;
CalHFA mortgages
for buyers
Summerhill I
1996 54 6 6
30 years/ rolls
over with each
new buyer
BMR units
Summerhill II
1997 70 6 6
30 years/ rolls
over with each
new buyer
BMR units
Rushmore Townhomes
1998 13 1 1
30 years/ rolls
over with each
new buyer
BMR units
Humboldt Square 1998 26 8 8
30 years/ rolls
over with each
new buyer
RDA write down of
land
St. Matthews Place
2000 34 5 2 3
30 years/ rolls
over with each
new buyer
BMR units
Ryland Homes
2001 153 15 15
30 years/ rolls
over with each
new buyer
BMR units
The Madrid
2000 13 1 1
30 years/ rolls
over with each
new buyer
BMR units
Norfolk
2002 57 7 5 2
30 years/ rolls
over with each
new buyer
BMR units
Bay Meadows Mix Use
2003 19 2 2
30 years/ rolls
over with each
new buyer
BMR units
Classic Communities
2003 25 3 3
30 years/ rolls
over with each
new buyer
BMR units
Grant St Condos
2003 17 2 2
30 years/ rolls
over with each
new buyer
BMR units
Baywood Place
2005 17 2 2
30 years/ rolls
over with each
new buyer
BMR units
Palm Residences
2007 19 2 2
45 years/ rolls
over with each
new buyer
BMR units
Stonegate
2007 45 9 9
45 years/ rolls
over with each
new buyer
BMR units
Park Bayshore
2008 21 2 2
45 years/ rolls
over with each
new buyer
BMR units
The Versailles
2008 61 6 1 5
45 years/ rolls
over with each
new buyer
BMR units
Claremont Townhomes
2010 18 2 2
45 years/ rolls
over with each
new buyer
BMR units

Page 5 of 5 ends

Project & Year
Completed
Total
Units
Total
Aff.

Units
30%
AMI
50%
AMI
65%
AMI
80%
AMI
120%
AMI
Affordability
Expiration Financial Assistance
Arbor Rose
2012-2013 74 7 7
45 years/ rolls
over with each
new buyer
BMR units
Verona Ridge
2014 34 3 3
45 years/ rolls
over with each
new buyer
BMR units
Amelia
2013-2014 63 6 6
45 years/ rolls
over with each
new buyer
BMR units
Lansdowne
2013-2014 93 9 9
45 years/ rolls
over with each
new buyer
BMR units
Canterbury
2014-2015 76 8 8
45 years/ rolls
over with each
new buyer
BMR units
Brightside
2015 80 8 8
45 years/ rolls
over with each
new buyer
BMR units
Tidelands Mariners
Island
2016
76 8 8
45 years/ rolls
over with each
new buyer
BMR units
Meadow Walk
2017-2018 74 7 7
45 years/ rolls
over with each
new buyer
BMR units
Classics
2017-2018 27 3 3
45 years/ rolls
over with each
new buyer
BMR units
Promenade
2017-2018 42 4 4
45 years/ rolls
over with each
new buyer
BMR units
Meadow Walk 2
2018 55 6 6
45 years/ rolls
over with each
new buyer
BMR units
Totals 1,530 311 0 7 0 23 281

BMR units = Below Market Rate Program
RDA units = Redevelopment Agency-funded

San Mateo City CouncilMay 20, 2024

San Mateo City Council
May 20, 2024