115San Mateo Housing Element April 2024
Chapter 4 Housing Plan
Table 8: Goal H-1: Production - Implementation Plan
GOAL H-1: Production of New Housing at all Income Levels, with a Focus on Affordable Housing Number Policy Lead Dept./
Division
Funding
Source(s) Program Measure(s) Implementation Action(s) Target Timeline New/Existing Program
H 1.1 Monitor
Regional
Housing
Needs
Allocation
and Pipeline
projects
Housing
Division
N/A Monitor housing production against
ABAG Fair Share Allocation in compliance
with no net loss requirements during
planning period. In addition, monitor
pipeline projects and new development
applications to ensure production
outcomes are meeting projections.
a) Provide an annual report on housing production to the City Council each March, prior to submittal of the Annual Progress Report to HCD by April 1st.
The report will include an assessment on the City’s RHNA progress and, as needed, identify additional sites to ensure ongoing compliance with “no net loss” provisions of State law.
b) Conduct a mid-cycle review of realistic capacity projections and pipeline project housing production to ensure outcomes are aligned with projections. Update sites inventory to include additional sites to ensure ongoing compliance with “no net loss” provisions of State law. a) 2023 – 2031
(Annually)
b) 2027 (Mid-cycle
review)
a) Existing
b) New
H 1.2 Utilize Public
Funding and
Properties
for New
Affordable
Housing
City of San
Mateo
City funds
and state, and
federal funds,
as available
Produce City supported housing projects
with affordability restrictions utilizing
local public funds; and use this funding to
leverage other regional, state, and federal
funding sources to increase the number
of affordable housing units developed in
each project. Encourage developers to
include ELI units in their projects.
a) Continue to set aside 20% of general fund property tax revenues from former RDA areas (aka “Boomerang Funds”), as well as the Affordable Housing Commercial Linkage Fee Fund to use for affordable housing development, prioritizing funding allocation to projects that include units for extremely low income (ELI) households.
b) Identify ways to create a stand-alone Housing Trust Fund using available funding sources and utilizing that fund to leverage new funding sources, including the Bay Area Housing Finance Authority (BAHC) and the Bay Area Preservation Pilot (BAPP). c) Prioritize available local housing funds to assist in the production of at least 543 below market rate units by 2031, including within the study areas of the General Plan that allow high-density housing by holding developer roundtable meetings at least once per year . Encourage developers to include ELI units in their projects.
d) Support development of 71 units of affordable housing on the City owned parking lot at 4th and Railroad as part of the public-private partnership (Bespoke project).
i. Development team has been selected as part of an RFP process, an Exclusive Negotiating Agreement (ENA) has been executed with the developer, and the project’s pre-application review has been completed. ii. Complete the Planning Application Process for the project within 18 months of Housing Element adoption. iii. Facilitate permitting and project construction during the planning period. e) Support affordable housing development, including ELI units, on the City owned property at 4142 S. El Camino Real. i. Complete site analysis within 24 months of Housing Element adoption. ii. Issue RFP within 48 months of Housing Element adoption. iii. Select a development partner and negotiate a lease within 60 months of Housing Element adoption. iv. Facilitate development of the site throughout the planning period.
Geographic Targeting: high and highest resource and RCAA areas.
This item is connected to Policy H 5.1.2 and H 5.2.3.
a) 2023 – 2031
(Ongoing)
b) 2025
c) 2023 – 2031
(Ongoing)
d) 2024
e) 2023 – 2031
a) Existing
b) New
c) New
d) Existing
e) New
H 1.3 Increase
Affordable
Housing
Production
Community
Development
Department
N/A Update the City’s Inclusionary Housing
requirements for ownership and rental
residential developments to allow for
alternative compliance options other
than on-site construction and to establish
an updated Density Bonus/Community
Benefits program that incentivizes
production of additional affordable units.
a) Amend the Affordable Housing Ordinance (SMMC Chapter 27.16.050) and Inclusionary Housing Policy to allow for alternative compliance options to onsite inclusionary unit development within one year of Housing Element adoption. b) Adopt an updated Density Bonus/Community Benefits program that provides additional incentives and/or streamlining options for housing projects that provide additional affordable units or the most needed unit types beyond minimum state requirements. Both of these actions would include an assessment of applicable state law to ensure that the City meets or exceeds all requirements. c) Target ELI populations to the extent feasible.
Geographic Targeting: high resource and RCAA areas.
Outcome: 15% of new units will be developed in high/highest resource areas and/or RCAA areas.
This item is connected to Policy H 5.1.1 and H 5.2.2.
a) 2024
b) 2025
a) New
b) New
7.2 IMPLEMENTATION PLAN
116San Mateo Housing Element April 2024
Chapter 4 Housing Plan
Table 8: Goal H-1: Production - Implementation Plan (Continued) Number Policy Lead Dept./
Division
Funding
Source(s) Program Measure(s) Implementation Action(s) Target Timeline New/Existing Program
H 1.4 Support
Increased
Accessory
Dwelling Unit
Development
Planning
Division
N/A Implement and maintain programs to
encourage and support ADU production
to increase missing middle and lower
income housing opportunities.
a) Amend the City’s ADU Ordinance (SMMC Chapter 27.19) to align with current State law and to resolve any inconsistencies identified by HCD. b) Maintain and expand the ADU information and resources available to homeowners and applicants provided on the City’s website. c) Collaborate with 21 Elements and other jurisdictions in San Mateo County to find ways to enhance available ADU resources, establish uniform standards and requirements, and effective ways to monitor ADU affordability. d) Monitor ADU occupancy and rent levels to verify that affordability allocations. Tools to monitor will include, but are not limited to, collaboration with 21 Elements or ABAG to develop a uniform approach to tracking ADU affordability countywide, and surveying ADU applicants during the building permit review process to understand intended use, occupancy and rent charged. e) Continue to offer flat fees for ADU building permits, and review ADU permit fees every 2-3 years. If fees are found to be a barrier to ADU production, the City will make reductions as necessary to reduce cost barriers. f) Provide an annual report on ADU permitting data to verify that Housing Element production targets are being achieved. If ADU production targets are not achieved for two consecutive years, then, within six months, pursue additional actions, including fee reductions, increased homeowner resources and assistance, funding assistance, identifying additional sites and/or code amendments, to incentivize ADU production.
Geographic Targeting: high resource and RCAA areas.
Outcome: 30% of new ADUs units will be developed in high/highest resource areas and/or RCAA areas.
This item is connected to Policy H 5.1.3.
a) 2024
b) 2023 – 2031
(Ongoing)
c) 2023 – 2031
(Ongoing)
d) 2023 - 2031
(Ongoing)
e) 2023 – 2031
(Ongoing)
f) 2023 – 2031
(Annually)
a) New
b) Existing
c) New
d) New
e) Existing
f) New
H 1.5 Encourage
Family
Housing
Planning
Division
N/A Increase the number of new construction
housing units that can accommodate
families (larger units) when possible and
require subsidized projects to include
family-sized units.
a) Present options to City Council for requiring a minimum percentage of three-bedroom units in City subsidized projects; b) Present options to City Council for requiring a minimum percentage of family-sized units in private development projects as part of the Inclusionary Policy update.
c) Should such policy recommendations not materialize into code amendments, explore alternative methods to promote family sized units through the community benefits program.
This item is connected to Policy H 5.1.1 and H 5.2.3.
a) 2025
b) 2025
c) 2025
a) New
b) New
c) New
H 1.6 Streamline
Housing
Application
Review
Community
Development
Department
N/A Reduce the development review timeline
for housing projects by streamlining
the development review process and
simplifying design review and submittal
requirements.
a) Update the City Council resolutions that establish the pre-application and development review processes to eliminate the pre-application requirement for housing projects and eliminate the third-party design review requirement for housing projects that meet objective standards. b) Amend the Zoning Code to allow residential projects with up to 25 units to be approved administratively. c) Update permit application submittal requirements.
d) Develop Zoning Code amendments to align City requirements with SB 330 and make a recommendation to the City Council. a) 2024
b) 2023
c) 2023-2031
(Ongoing)
d) 2025
a) New
b) New
c) New
d) New
H 1.7 Update
Zoning Code
Standards
to Support
Housing
Production
Planning
Division
N/A Update Zoning Code development
standards that apply to multi-family
residential projects to reduce or eliminate
constraints, incentivize production of
additional housing units and support
development of a variety of housing
types.
a) Evaluate the standards and requirements in all zone districts that allow for multi-family residential and amend the Zoning Code as needed to reduce or eliminate constraints to housing construction. Specifically: 1) exclude covered parking and other elements as needed from Floor Area Ratio (FAR) calculation for housing projects with affordable units, 2) specify where Single-Room Occupancy (SRO) units are permitted consistent with government Code 65583(c)(1), and 3) specify that Manufactured Homes that are built on a permanent foundation are subject to the same zoning requirements and development standards as single-family homes. b) Amend the Zoning Code to reduce off-street parking requirements for residential units (SMMC Chapter 27.64) as follows: Studio and 1 Bedroom units to 1 space, 2 Bedrooms and above to 1.5 spaces; and for projects within ½ mile of transit, consistent with AB2097, no off-street parking shall be required. As part of this amendment, staff will review all other parking related requirements and make recommendations to reduce or eliminate any other parking related requirements identified as a constraint. c) Amend the Zoning Code to make residential uses, which currently require a special use permit, a permitted use in the C1, C2, C3, E1 and E2 districts for non-R Overlay areas.
d) Rezone sites with quasi-public uses such as schools, churches, and other facilities of an educational, religious, charitable, or philanthropic nature, to “Quasi-Public,” following completion of the General Plan Update and allow for a variety of housing types, such as duplexes and multi-family, as permitted uses in this zone district.
e) Evaluate the feasibility of an affordable housing quasi-public overlay or code amendment to support the production of affordable housing on quasi-public sites, such as religious or educational institutions. a) 2025
b) 2025
c) 2024
d) 2025
e) 2026
a) New
b) New
c) New
d) New
117San Mateo Housing Element April 2024
Chapter 4 Housing Plan
Table 8: Goal H-1: Production - Implementation Plan (Continued) Number Policy Lead Dept./
Division
Funding
Source(s) Program Measure(s) Implementation Action(s) Target Timeline New/Existing Program
H 1.8 Adopt
Objective
Design
Standards
Planning
Division
N/A Adopt Objective Design Standards to
expedite production of housing.
Adopt Objective Design Standards for multi-family residential projects and mixed-use projects with a residential component. 2023 New H 1.9 Establish
Minimum
Densities for
Mixed-Use
Projects
Planning
Division
N/A Create minimum residential density
requirements to ensure mixed-use
development will contain an appropriate
amount of housing in commercial/office
developments.
a) Amend the Zoning Code to require that properties designated for mixed-uses, in the Sites Inventory List, allow 100 percent residential use and require that residential use occupy 50 percent or more of the total floor area of a mixed-use project consistent with Government Code Section 65583(h), and establish a minimum residential density for mixed-use projects elsewhere in the City that include a residential component. b) Study and present to City Council options for requiring a residential component in all mixed-use projects in certain zones or areas. a) 2024
b) 2024
a) New
b) New
H 1.10 Establish
By-Right
Housing
Designation
for Prior
Housing Sites
Planning
Division
N/A Designate housing sites that have carried
over from the prior Housing Element to
allow housing development by-right.
Amend the Zoning Code to establish a By-Right designation for housing sites reused from prior Housing Elements for housing projects that propose a minimum of 20% affordable units. Zoning for these sites must be at least 30 units/acre to meet default density requirements for lower-income households per Gov. Code Section 65583.2(c).
2024
(must be completed
within one year of
statutory deadline of
the Housing Element
update)
New
H 1.11 Implement
the SB 9
Ordinance
Planning
Division
N/A Implement the Zoning Code to allow
duplexes and lot splits on appropriate
single-family sites.
Continue to implement Zoning Code Chapter 27.21 (Two-Unit Development Residential Overlay District), adopted in September 2022, which facilitates the provisions of SB 9 in single-family districts (R1).
Geographic Target: high or highest resource and RCAA areas and areas of lower density.
Outcome: Facilitate at least 5-10 SB 9 applications, resulting in 10-30 units developed over the planning period 2023 – 2031
(ongoing)
New
H 1.12 Encourage
Development
of Missing
Middle
Housing
Planning
Division
N/A Support small infill residential
construction (Missing Middle, 4-10 units)
through policy updates and Zoning Code
amendments.
a) Evaluate residential zoning districts that have sites with potential for Missing Middle Housing (R2, R3 and R4 zones) and identify development standards that create barriers for small-scale development, including minimum lot size, setbacks, floor area ratio, parking, and open space requirements, and amend the Zoning Code to remove any constraints, maximize developable area and increase capacity. b) Research and evaluate policies and code amendments to allow for Missing Middle housing under SB 10 and schedule for City Council consideration and adoption.
Geographic Target: high and highest resource areas, RCAA areas, and lower density neighborhoods.
Outcome: approximately 50 units of “missing middle”, workforce housing is developed in multi-family housing zones. a) 2026
b) 2026
a) New
b) New
H 1.13 Update
Special
Needs Group
Housing
Requirements
Planning
Division
N/A Research current code requirement
regarding special needs group homes for
people with disabilities for consistency
with Fair Housing Requirements. The
City commits to revising procedural
requirements to permit group homes
for seven or more persons in all zones
allowing residential uses based on
objective criteria to facilitate approval
certainty similar to other residential uses
of the same form.
a) Review and amend the Zoning Code to allow group homes and residential care facilities for persons with special needs, including those who are ELI, in all residential zones, only subject to those objective standards that apply to other residential uses of the same type in the same zone in conformance with state law.
b) Review and amend the Zoning Code definition for family, and other related regulations, to ensure consistency with State and Federal fair housing laws related to persons with disabilities. This effort may also include consideration of new definitions such as single-unit and multi-unit dwellings to accommodate various housing situations.
c) Study best practices and develop a universal design ordinance that may better address housing needs for persons with disabilities.
This item is connected to Policy H 5.1.1 and H 5.2.3
a) 2025
b) 2025
c) 2027
a) New
b) New
c) New
H 1.14 Update
Supportive
Housing
Requirements
Planning
Division
N/A Review and amend zoning code regarding
multi-family housing development.
Amend the Zoning Code to be consistent with AB 2162 to allow by-right 100% affordable housing that has 25% or 12 units of permanent supportive housing, where multi-family or mixed-use housing is permitted.
This item is connected to Policy H 5.1.1 and H 5.2.3.
To be completed by
December 31, 2024.
New
118San Mateo Housing Element April 2024
Chapter 4 Housing Plan
Table 8: Goal H-1: Production - Implementation Plan (Continued) Number Policy Lead Dept./
Division
Funding
Source(s) Program Measure(s) Implementation Action(s) Target Timeline New/Existing Program
H 1.15 Update
Mobile
Home Parks
Requirements
Planning
Division
N/A Amend zoning code requirements
regarding mobile home parks.
Amend the Zoning Code to allow mobile home parks as a special use in all residential zones to be consistent with Government Code Section 65852.7 2025 New H 1.16 Update
Farmworker
Housing
Requirements
Planning
Division
N/A Amend zoning code requirements
regarding farmworker housing.
Amend the Zoning Code to define and allow farmworker housing within the Agricultural District consistent with Government Code Section 17021.6. The City will comply with Health and Safety Code section 17021.5. 2025 New
H 1.17 Permitting
and
Development
Fee Review
Community
Development
Department
N/A Regularly review development
application, building permit and impact
fees to identify opportunities to reduce
per unit costs for housing developments,
with a focus on reducing per unit costs
for small multi-family projects (Missing
Middle).
a) Study cumulative permit fee costs for new housing development of various sizes and use information to identify opportunities to reduce per unit permitting costs; with fee reductions for small multi-family projects being prioritized. Present findings to the City Council with recommendations for adoption.
b) Conduct a comprehensive review and update of the fee schedule every 5-6 years, with a focus on evaluating and adjusting fees with potential barriers to housing production. Next review will be conducted in 2027 (last fee study completed in 2021). a) 2025
b) 2027 (Ongoing)
a) New
b) New
H 1.18 Increase
Senior
Housing
Production
Community
Development
Department
N/A Evaluate potential policies and code
amendments to support the production
of housing for seniors.
Evaluate code amendments and/or policies to encourage and support the development of senior housing, especially senior housing that serves the ELI and lower income senior households, including through shared- housing arrangements, community care facilities, supportive housing, and assisted living for seniors, and make a recommendation to the City Council. 2028 New
H 1.19 Ensure
Adequate
Water Supply
for the
Development
of New
Housing
Community
Development
Department
N/A Support the City’s water and sewer
providers to ensure adequate capacity for
new housing development.
a) Upon adoption of the Housing Element, provide a copy of the Element to California Water Company, Estero Municipal Improvement District, and San Mateo Public Works Dept, for greater awareness of affordable housing priorities and collaboration, in compliance with AB 1087. b) Support efforts by Cal Water and EMID to expand their water supplies with new water sources and develop water efficiency and conservation methods to offset demand from new development projects. c) Pursuant to AB 1087, work with Cal Water and EMID to establish a procedure to prioritize water allocation for developments that include units set aside as affordable housing for lower income households, including affordable housing within larger, mixed-use developments and larger residential subdivisions
d) Establish a written procedure for the City to grant priority sewer service to developments with units that are affordable to lower-income households. a) 2023
b) 2023 – 2031
(Ongoing)
c) 2023
d) 2023
a) New
b) New
c) New
d) New
H 1.20 Adopt San
Mateo
General Plan
2040
Community
Development
Department
N/A Adopt a General Plan Update that
provides sufficient development capacity
to meet the City’s housing needs through
2040.
a) Complete the General Plan 2040 Update (GPU) process and present to the City Council for adoption. The City is committed to adopting a General Plan that will create capacity for at least 10,000 new housing units and will increase the base densities in the 10 Study Areas by at least 25 units/acre and height limits by at least two stories.
b) Commence with rezoning Citywide, in phases, to implement the land use map following GPU adoption. c) The GPU public outreach and engagement process will include information on Measure Y and how it creates a constraint on housing production. d) The City will place an updated Measure Y ballot initiative to allow for the increased heights and densities in the adopted General Plan on the November 2024 election.
e) If the Measure Y ballot initiative does not pass in November 2024, present alternative plans within six months to the City Council, including a plan for rezoning, to address the housing production constraint of Measure Y with an emphasis on higher densities in high and highest resource areas, and to add at least 1,700 units of new capacity around the City, thereby increasing the City’s RHNA buffer by at least 25%. a) 2024
b) 2025-2026
c) 2023 - 2024
d) November 2024
e) May 2025, if
needed
a) Existing
b) New
c) New
d) New
e) New
GOAL H-1: Production of New Housing at all Income Levels, with a Focus on Affordable Housing Number Policy Lead Dept./Division Funding Source(s) Program Measure(s) Implementation Action(s) Target Timeline New/Existing Program H 1.13 Update Special Needs
Group Housing
Requirements
Planning Division N/A Research current code requirement regarding special needs group homes for people with disabilities for consistency with Fair Housing Requirements. The City commits to revising procedural requirements to permit group homes for seven or more persons in all zones allowing residential uses based on objective criteria to facilitate approval certainty similar to other residential uses of the same form. a) Review and amend the Zoning Code to allow group homes and residential care facilities for persons with special needs, including those who are ELI, in all residential zones, only subject to those objective standards that apply to other residential uses of the same type in the same zone in conformance with state law.
b) Review and amend the Zoning Code definition for family, and other related regulations, to ensure consistency with State and Federal fair housing laws related to persons with disabilities. This effort may also include consideration of new definitions such as single-unit and multi-unit dwellings to accommodate various housing situations. c) Study best practices and develop a universal design ordinance that may better address housing needs for persons with disabilities.
This item is connected to Policy H 5.1.1 and H 5.2.3
a) 2025
b) 2025
c) 2027
New
119San Mateo Housing Element April 2024
Chapter 4 Housing Plan
Table 9: Goal H-2: Preservation - Implementation Plan
GOAL H-2: Preservation of Existing Housing that is Affordable to Lower- and Middle-Income Residents Number Policy Lead Dept./
Division
Funding
Source(s) Program Measure(s) Implementation Action(s) Target Timeline New/ Existing Program
H 2.1 Fund Housing
Rehabilitation
Efforts
Housing Division CDBG/CALHome a) Fund minor home repairs and accessibility improvements
b) Provide opportunity for home rehabilitation
loans for low- income residents.
c) Allow accessibility improvements on rental
properties with owner permission.
a) Complete annual goals of 10 minor home repairs and 14 accessibility modifications through grants for lower-income residents, targeting ELI households where appropriate.
b) Provide home rehabilitation loans for lower-income residents up to a total of approximately $500,000 available. c) Affirmatively market the availability of these funds to both homeowners and renters to increase awareness. Marketing efforts include translating flyers into Spanish and distributing flyers to various locations throughout the City, including libraries, senior and community centers and non-profit agencies. Outreach will be conducted biannually.
Geographic Target: low resource areas (40% of loans and improvements), and areas with significant infrastructure needs This item is connected to Policy H 5.3.2.
2023 - 2031
(Annually by June
30)
a) Existing
b) Existing
c) New
H 2.2 Support
Retention of
Existing Lower
Income Units
Housing Division TBD (potential
sources include:
PLHA)
a) Identify funding source for preservation
b) Monitor affordable housing projects that are at
risk of conversion to market rate.
c) Support regional and local efforts to examine
displacement of affordable housing and lower
income households.
d) Assist with the retention of special needs
housing that is at risk of expiring affordability
requirements.
Bridgepointe Condominiums affordability requirements for 59 affordable units expire in 2027, out of which 24 are very low-income units (35 are at 120% AMI). Belmont Building affordability requirements for 6 units expire in 2032. The rental property is owned by a for-profit entity, potential for loss of units is high.
Proactively coordinate with owners to preserve the 24 very low-income units as affordable, including identifying potential funding sources, advertise conversion units to non-profits, conduct tenant outreach and education, add a displacement preference for new affordable housing for people displaced, including those displaced as a result of conversion. Outreach and negotiate with owners for affordability extensions. Provide noticing to tenants and affected public entities in accordance with Gov. Code, § 65863.10, 65863.11, and 65863.13 This item is connected to Policy H 5.3.3.
a) 2026
(Bridgepointe
Condominiums)
b) 2031 (Belmont
Building)
a) New
b) New
H 2.3 Increase Energy
and Water
Efficiency in
Existing Units
Community
Development
Department,
City Manager’s
Office
CDBG/City
Funds
Increase energy and water efficiency in all existing
residential units. Fund weatherization upgrades
for low- and moderate-income homeowners.
a) Complete seven weatherization upgrades through grants for lower-income residents annually, targeting ELI households when appropriate. b) Implement energy-efficiency and electrification strategies identified in the City’s Climate Action Plan through updates to the City’s Reach Codes as part of the building permit review process. Outreach will be conducted biannually.
Geographic Target: low resource areas, and areas with significant infrastructure needs This item is connected to Policy H 5.3.2. a) 2023 - 2031
(Annually, June
30)
b) Reach codes are
updated every
three years.
a) Existing
b) New
H 2.4 Implement
Capital
Improvements in
Lower-Resourced
Neighborhoods
Housing Division CDBG Invest more resources in lower resource neighborhoods (utilize federal CDBG to provide
capital improvements).
a) Use available CDBG funds to make CIP improvements in identified Equity Priority Neighborhoods (including North Central and North Shoreview neighborhoods). Potential improvements may include: street work, crosswalk implementation, ADA ramp installation, striping, sidewalk improve- ments, traffic signal replacement, and other pedestrian/bicycle enhancements. Allocate available CDBG funds on an annual basis. b) Implement Bike Master Plan and Pedestrian Master Plan through capital improvements in Equity Priority Neighborhoods. c) Conduct proactive public outreach to identify and prioritize capital improvements that best align with a neighborhood’s most critical needs. d) Apply for funding biannually, consistent with CIP efforts and CDBG to pursue at least eight improvement projects over eight years in Equity Priority Areas.
Geographic Target: low resource areas, and areas with significant infrastructure needs; Equity Priority Areas.
Outcome: Pursue eight improvement projects over eight years in Equity Priority Areas 2023 - 2031
(Annually)
Existing
H 2.5 Promote Housing
Resilience
Public Works
Department
City Funds Use resources to protect housing at risk of
damage due to changing environmental
conditions.
Provide Flood Improvements for the North Shoreview neighborhood through the levee project with Public Works. Started in Fall 2020, with completion
anticipated in Spring
2023
Existing
H 2.6 Require
Replacement
Units
Planning
Division
N/A Require equivalent replacement units for all
housing units lost during any construction or
demolition projects (Housing Crisis Act).
a) Conduct a study to determine whether the City should update the zoning ordinance and other policies to permanently require replacement of units (beyond Housing Crisis Act sunset date of 2034). This action must be completed within three years from the start of the planning period. b) The City will require replacement housing units subject to the requirements of Government Code Section 65915(c)(3), when a development project or demolition occurs on sites with existing residential units that are restricted or have been occupied by a lower income household in the past five years. Consistent with H 2.6.
a) 2026
b) Effective Immedi-
ately
a) New
b) New
120San Mateo Housing Element April 2024
Chapter 4 Housing Plan
Table 10: Goal H-3: Protection - Implementation Plan
GOAL H-3: Protection of Current Residents to Prevent Displacement Number Policy Lead Dept./
Division
Funding
Source(s) Program Measure(s) Implementation Action(s) Target Timeline
New/ Existing
Program
H 3.1 Prevent
Homelessness
Housing Division CDBG/ PLHA/
City
Support where feasible programs and facilities to prevent homelessness through city actions, while coordinating with County and Continuum of Care.
a) Allocate PLHA, CDBG, and other local funds to support homeless prevention these may include the following programs: LifeMoves Rapid Rehousing Program, Safe Harbor Shelter, Vendome Hotel supportive units, LifeMoves First Step for Housing program, HIP Housing home sharing and Montara assisted units for the formerly homeless.
b) Support the County in its efforts to convert the Stone Villa Hotel into a 44-room temporary shelter space as part of the Project Homekey programs. a) 2023 – 2031
(Annually by
June 30)
b) 2023 – 2031
(Annually)
a) Existing
b) New
H 3.2 Investigate Fair
Housing Cases
Housing Division CDBG Continue funding and support for outreach services for homeowners and renters at risk of being displaced and/or facing fair housing challenges.
As CDBG funding permits, achieve the Annual Fair Housing Activity Goals:
• Investigate all complaint cases;
• Provide consultation to at least 30 individuals;
• Increase public Education/Outreach to tenants, landlords, and housing professionals by 50% over eight years (from 26 to at least 40 persons); and • Provide legal assistance to at least 185 renters.
These numbers are subject to change based on funding availability.
See Goal H-5/AFFH Action Plan for full list of items.
2023 - 2031
(Annually by June
30)
Existing
H 3.3 Evaluate
Housing
Revenue
Sources
Community
Development
Department
N/A a) Conduct a feasibility study to determine a potential increase of the Commercial Linkage Fee to ensure commensurate housing funding with commercial development.
b) Explore other funding opportunities to support affordable housing development. Efforts include actively tracking available Federal, State, Regional and Local funding opportunities for affordable housing and determining how to leverage these funds to build or rehabilitate more affordable housing.
a) Conduct a feasibility study on increasing the fee to generate additional housing funds gathered from commercial development, analyze the study, conduct community outreach and make a recommendation to the City Council. Proceed as directed by Council. b) Examine other possible revenue sources and bring the proposals before City Council for consideration. Actively track available funding opportunities and coordinate with City partners, including non-profit housing developers on how best to leverage these resources. a) 2026
b) 2023 - 2031
(Annually, as
opportunities
become
available)
a) New
b) New
H 3.4 Expand Tenant
Protections
Community
Development
Department
N/A Expand tenant protections in local ordinance to extend measures of AB1482 related to relocation, documentation, and right to return policy in eviction cases.
a) Extend AB1482 provisions to require tenant relocation payments for No Fault evictions for those with tenure less than one year . b) Make recommendations to the City Council for establishing tenant protection policies that include the requirement of documentation from landlords who use the substantial remodel exemption to evict tenants and a Right to Return policy for tenants displaced from homes due to demolition or substantial remodels. c) Amend the Code to strengthen enforcement penalty structure to aid in protecting tenants from unsafe or substandard units. d) Conduct outreach to the community on a biannual basis. e) This item is connected to Policy H 5.4.1.
a) 2024
b) 2026
c) 2024
d) 2023 – 2031
(biannually)
a) New
b) New
c) New
d) New
H 3.5 Study the
Creation of
Below Market
Rate Set Asides
Community
Development
Department
N/A Examine the feasibility of establishing priority allocation for households with special needs, extremely low-income households and large families in City-assisted and private development projects with BMR units.
Conduct a best practices research on prioritization of households with special needs, extremely low-income households and large families. Analyze the data, conduct community outreach and make recommendations to the City Council. Proceed as directed by Council. 2026 New
H 3.6 Monitor Rental
Rates and
Displacement.
Community
Development
Department
N/A Monitor rents, evictions, and tenant displacement citywide. a) Research options and best practices for a rental registry list, including determining necessary financial and human resources needed to establish such a program. Make recommendations to City Council.
b) Collaborate with regional partners, such as 21 Elements or ABAG, to develop ways to monitor rental rates, evictions and displacement citywide and countywide to track trends and use the information to guide policy priorities. a) 2024
b) 2024-2031
(ongoing)
a) New
b) New
H 3.7 Evaluate
Opportunities
for Expanding
Homeless
Shelters
Community
Development
Department
N/A Examine best practices and policies to expand shelter capacity for individuals experiencing homelessness. Study feasibility of new shelter programs and collaborate with the County to end homelessness. a) Study best practices for expansion of homeless shelter sites. Analyze the data, conduct community outreach and recommendations to City Council. Proceed as directed by Council.
b) Regularly evaluate zoning to ensure enough sites are available to accommodate the capacity for emergency shelters, based on the countywide Point in Time Homeless Count.
c) Review and amend the zoning code to allow emergency shelters in C2, C3, and other zones as needed to ensure there is sufficient capacity on available sites to accommodate the need for emergency shelter as identified in the most recent point-in-time count conducted before the start of the planning period, and to amend the definition of emergency shelters in compliance with Government Code 65583. d) Review and amend the zoning code as needed to comply with Government Code 65583 including to remove the 300 feet buffer from a single-family dwelling, clarify that emergency shelters are not required to be more than 300 feet apart and adopt objective development standards, such as parking for shelters in compliance with Government Code Section 65583(a)(4)(A)(ii).
e) Review and amend the zoning code as needed to comply with requirements of AB 101 (2019) to allow Low Barrier Navigation Centers (LBNC) as a permitted use by right in areas zoned for mixed use and nonresidential zones permitting (by right or through a Special Use Permit) multifamily uses if it meets specific requirements in Government Code sections 65660 – 65668.
a) 2023 – 2031
(Ongoing)
b) 2023 – 2031
(Ongoing)
c) 2023-2031
(Ongoing)
d) 2025
e) 2025
a) New
b) New
c) New
d) New
e) New
121San Mateo Housing Element April 2024
Chapter 4 Housing Plan
Table 11: Goal H-4: Promotion - Implementation Plan
GOAL H-4: Promotion of Community Engagement and Public Outreach Number Policy
Lead Agency/
Department/
Division
Funding
Source(s) Program Measure(s) Implementation Action(s) Target Timeline New/Existing Program
H 4.1 Update the
Housing Webpage
Housing Division N/A Increase community outreach and availability of resources in multiple languages through the Housing Webpage.
a) Maintain and improve webpage with comprehensive housing related information and materials, and coordinate with providers to market programs electronically. b) Provide information in multiple languages using common terms. c) Ensure that households with disproportionate housing needs are targeted for information through, for example, liaisons with service providers. Ensure targeting reaches ELI households.
See H.4.4 regarding partnering with community intermediaries to conduct outreach activities using these informational resources.
This item is connected to Policy H 5.4.3.
2023 - 2031
(Ongoing)
a) Existing
b) New
c) New
H 4.2 Support a
Countywide Below
Market Rate Unit
Waitlist
County of San
Mateo
N/A Support development of the countywide affordable rental waitlist to streamline and centralize occupancy of BMR units by joining the County’s waiting list process
Support the county’s online portal for a BMR waitlist by transitioning the City’s BMR waiting list to the Countywide system. In addition, work with BMR property managers/owners to advertise available BMR units on the County’s portal to streamline the rental process.
2023 (Transition
to Countywide
portal)
(and ongoing)
Existing
H 4.3 Expand Community
Education and
Outreach
Community
Development
Department
N/A Support and engage in efforts to educate community stakeholders and residents, including those with special needs or with disproportionate needs (such as farmworkers, people with disabilities including those with developmental disability, and single-female head of household), about housing gaps and the effects of programs and policies on addressing those gaps. Proactively create opportunities for all communities to have a voice and be involved in shaping policies and programs.
a) Housing initiatives and policy implementation shall be supported with robust and adaptive community engagement including surveys, workshops, pop-up events, mailings, and targeted outreach to underrepre- sented groups. Outreach will be conducted biannually.
b) Continue to participate in Countywide (and other) efforts to share best practices on equitable engagement and inclusive outreach. (e.g. Home For All “Learning Network”) c) Actively provide information on County and State resources for tenant protections, discriminatory practices (CC&R’s), special needs groups, and households with disproportionate housing needs. 2023 - 2031
(Ongoing)
a) Existing
b) New
c) New
H 4.4 Enable Affirmative
Marketing
Housing Division N/A Develop Marketing Plan with developers of affordable housing projects during final phase of construction on a project-by-project basis. Focus outreach to special needs individuals and those least likely to apply based on racial make-up of neighborhood.
a) Research other best practices to create an affirmative marketing strategy and implement strategies in San Mateo where appropriate.
b) Include farm workers, ELI households. people with disabilities, and households with disproportionate housing needs, as new target group where appropriate.
c) Include Spanish marketing materials and ensure bilingual interpretation services are available. The City will conduct outreach and education on a project-by-project basis and will ensure that programs target/affirma- tively market to households in impacted neighborhoods, including North Central and North Shoreview, among others.
d) Partner with community intermediaries to conduct outreach activities on social media and in the community in Spanish and English language, including events with a significant representation of hard to reach communities such as the annual Dia de los Muertos and Eggstravaganza events (minimum of two per year) as well as pop-ups in the North Central and North Shoreview neighborhoods, (minimum of two per year) This item is connected to Policy H 5.1.2 and H 5.2.1.
a) 2026
b) 2023 – 2031
(ongoing)
c) 2023 – 2031
(ongoing)
d) 2023 – 2031
(ongoing)
a) New
b) New
c) Existing
d) New
H 4.5 Conduct Outreach
to Sites Inventory
Property Owners
Community
Development
Department
N/A Conduct focused outreach to the owners of properties on the Sites Inventory to determine interest in redevelopment or construction of additional housing.
Conduct focused outreach to the owners of properties on the Sites Inventory to determine interest in redevelopment or construction of additional housing on their site(s). The outreach shall include provision of information on the City’s development process, fees, and timelines associated with such applications. Initial outreach shall be conducted within two years of adoption and shall be ongoing throughout the housing cycle. 2023 – 2031
(ongoing)
New
122San Mateo Housing Element April 2024
Chapter 4 Housing Plan
Table 12: Goal H-5: AFFH - Implementation Plan
Goal H-5: Affirmatively Furthering Fair Housing
Actions Fair Housing
Issues Contributing Factors Fair Housing
Category Action Type of
Action
Responsible
Party Objectives Quantified Objectives Timeline
Action Area 1. Enhancing housing mobility strategies: consist of removing barriers to housing in areas of opportunity and strategically enhancing access.
Policy H 5.1.1: Adjust the city’s Below Market Rate
(inclusionary) program to provide larger density
bonuses, and/or increased City support in exchange
for affordable units in high or highest resource areas
or in areas of affluence that address the needs of
residents with disproportionate housing needs (e.g.,
accessible/visit able units for persons with disabilities child-friendly developments with day care on site
for single parents, and 3-4 bedroom units for larger
families).
Hispanic and single
female parent
households are
concentrated in
low opportunity
census tracts.
Persons with
disabilities face
a shortage of
accessible,
affordable housing.
Lack of affordable housing in
high opportunity areas; Lack of
accessible affordable units
Disparities in access
to opportunities
Provide
incentives to
developers
of affordable
housing for
low-income
households and
households with
special needs
Land use
resources
City of San
Mateo
Expand the variety of
housing units produced
under the inclusionary
housing program. Currently
developments of 11 or more
units require 15% affordable
to moderate income
families for ownership and
15% for low -income families
for renters.
a) Perform a feasibility analysis to redesign the program to allow a menu of options, including targeting of units for ELI households.b) Ensure analysis includes review of housing for households with disproportionate housing needs, along with income levels.
This item is connected to Policy H 1.3, Policy H 1.5., Policy H 1.14, and Policy H 1.15.
Geographic Targeting: Citywide
Metrics: Increase affordable housing in high-resource areas or areas of affluence by 15. a) Complete feasibility
analysis by Fall 2023;
b) Implement redesigned
program by Spring 2024.
Policy H 5.1.2: Participate in a regional down
payment assistance program with affirmative
marketing to households with disproportionate
housing needs including persons with disabilities,
single parents, and Hispanic households (e.g.,
Spanish and English, targeted to northeast
neighborhoods).
Hispanic
households, single
female parent
households and
persons with
disabilities have
disproportionate
housing needs.
Historic discrimination
and continued mortgage
denials; Concentration in low
opportunity census tracts; High
housing costs and low wages
Disparities in access
to opportunities
Promote
equal housing
opportunity
Financial
resources
Regional
Partnership with
HEART (San
Mateo County
has program
with them)
Improve accessibility to
home mortgage loans
for Hispanic households
who have the highest
loan denial rates, as well
as single female parent
households, ELI households,
and people with disabilities.
Provide wealth building
through homeownership
for moderate income
households.
a) Affirmatively market down payment assistance to 1,000 households with dispro- portionate housing needs, including persons with disabilities, single parents and Hispanic households;
b) Provide down payment assistance to 30 total households; c) Provide homebuyer education to 200 households.
d) Assist households in proportion to the demographic profile of the City In addition, the City will work with other jurisdictions to conduct outreach and education. Ensure that programs target/affirmatively market to households in impacted neighborhoods, including North Central and North Shoreview, among others.
This item is connected to Policy H 4.4.
Geographic Targeting: North Central and North Shoreview Neighborhoods a) Meet quantified
objectives by the end
of the Housing Element
period from 2023-2031;
b) Conduct homebuyer/
outreach and education
quarterly in partnership
with HEART
Policy H 5.1.3: Explore the potential to implement
a loan program for ADU construction If a
City-funded ADU loan program is determined to
be infeasible. The City will support the design of a
regional forgivable loan program for homeowners
to construct an ADU that is held affordable for
extremely low-income households for 15 years.
Hispanic and single
female parent
households are
concentrated in
low opportunity
census tracts.
Persons with
disabilities face
a shortage of
accessible,
affordable housing.
Lack of affordable housing in
high opportunity areas/areas
of affluence; Lack of accessible
affordable units
Disparities in access
to opportunities
Incentivize
accessory
dwelling units
(ADUs)
Land use
and financial
resources
21 Elements/
HEART
Increase opportunities for
lower-income households
to find housing that is
affordable.
Explore the potential for a city ADU loan program. Work with 21 Elements collaborative to design a regional loan forgiveness program. Ensure that programs target/ affirmatively market to households in impacted neighborhoods, including North Central and North Shoreview, among others. To enhance mobility in high resource/ areas of affluence, additionally target to areas outside lower resource areas. Target those with disproportionate housing needs, with a goal to reach 5 households annually.
Provide support to 21 Elements in the development of a countywide ADU forgivable loan program.
Promote the use of Housing Choice Vouchers (HCVs) for ADUs to allow lower income households the opportunity to live in lower density neighborhoods. The goal is to reach 20% of households with HCVs annually. Provide targeted outreach to ELI households.
This item is connected to Policy H 1.4.
Geographic Targeting: Impacted neighborhoods, including North Central and North Shoreview.
Explore City loan program
Summer 2024. If joining
regional collaborative,
begin design in Summer
2025 and complete by
winter 2026.
Additional Mobility Actions From The General Goals, Policies And Programs Policy H 1.4 – Support Increased Accessory Dwelling Unit Development: expands the resources available for homeowners to add ADUs, which provide an important source of affordable housing.
Policy H 1.7 – Update Zoning Code Development Standards: includes an action to create an affordable housing overlay to support the development of affordable housing on religious or educational institutions’ sites, thereby increasing mobility into lower-density areas. 123San Mateo Housing Element April 2024
Chapter 4 Housing Plan
Table 12: Goal H-5: AFFH - Implementation Plan (Continued) Actions Fair Housing
Issues Contributing Factors Fair Housing
Category Action Type of
Action
Responsible
Party Objectives Quantified Objectives Timeline
Action Area 2. Encouraging new housing choices and affordability in high or highest resource areas and areas of affluence: promoting housing supply, choices, and affordability in areas of high opportunity and outside of areas of concentrated poverty.
Policy H 5.2.1: Add more city supported housing
with affordability restrictions in moderate and high/
highest resource areas and areas of affluence.
Affirmatively market the housing to households with
disproportionate housing needs including persons
with disabilities, farmworkers, single parents, and
Hispanic households (e.g., Spanish and English,
targeted to northeast neighborhoods).
Hispanic and single
female parent
households are
concentrated in
low opportunity
census tracts.
Persons with
disabilities face
a shortage of
accessible,
affordable housing.
Lack of affordable housing in
high opportunity areas; Lack
of accessible affordable units;
Concentration of Naturally
Occurring Affordable Housing
(NOAH) in low opportunity
census tracts.
Disproportionate
housing need
for low-income
households and
protected classes
Provide
additional
resources to
facilitate the
development
of housing for
low- income
households and
households
with special
needs in higher
opportunity/
areas of
affluence.
Financial
resources
City of San
Mateo
Affirmatively market the
housing to households with
disproportionate housing
needs including persons
with disabilities, single
parents, farmworkers,
and Hispanic households
(e.g., Spanish and English,
targeted identified
neighborhoods).
Require developers to affirmatively market approximately 1,000 units to those with disproportionate housing needs over the eight-year period (approximately 125 annually) by preparing and submitting and affirmative marketing plan to the City for review. The affirmative marketing plan shall include items, such as advertising (print, social media) and targeting community organizations that serve households with disproportionate housing needs Ensure that programs target/affirmatively market to households with disproportionate housing needs. Of the 1,000 affordable units, approximately 15% will benefit special needs and/or ELI households.
Continue to update the housing inventory and provide on the City’s website so that developers can target housing in moderate and high opportunity areas, as well as areas of affluence.
This item is connected to Policy H 1.2. and Policy H 4.4.
Geographic Targeting: Areas of higher opportunities and affluence. 2023 - 2031 (Annually); as
development projects come
in for approvals/financing
Policy H 5.2.2: Incentivize developers through direct
subsidies, fee waivers, and/or density bonuses,
to increase accessibility requirements beyond
the federal requirement of 5% for subsidized
developments.
Persons with
disabilities
and persons
of color have
disproportionate
housing needs.
Lack of accessible affordable
units; Lack of access to
economic opportunity;
Concentration in low income
and low opportunity census
tracts.
Disproportionate
housing need
for low-income
households and
protected classes
Promote
equal housing
opportunity
Financial
resources
City of San
Mateo
Increase development of
accessible units beyond
minimum requirements
a) Update development agreements for projects with City subsidies to include additional accessible units.
b) bUpdate the City’s Inclusionary Housing Policy to require projects that receive City subsidies to increase the percentage of units that meet accessibility requirements.
This item is connected to Policy H 1.3
c) The City will proactively outreach to developers throughout the planning period every two years, beginning in 2024.
Geographic Targeting: Citywide
Metrics: Approximately 10% of units within projects with City subsidies will be accessible.
a) 2023 - 2031 (ongoing) as
development opportu-
nities come available.
b) 2026 Update Inclusionary
Housing Policy
c) Every two years,
beginning in 2024
Policy H 5.2.3: Prioritize city funding proposals for
city funded affordable housing that are committed to
serving hard to serve residents (e.g., extremely low
income, special needs, on site services)
Persons with
disabilities
and persons
of color have
disproportionate
housing needs.
Lack of accessible affordable
units; Lack of access to
economic opportunity;
Concentration in low income
and low opportunity census
tracts.
Disparities in access
to opportunity
Promote
equal housing
opportunity
Financial
resources
City of San
Mateo
Create more housing for
hard to serve households.
Conduct a best practices review and develop a program to prioritize City funding for housing projects. This item is connected to Policy H 1.5, Policy H 1.14, and Policy H
1.15. Geographic Targeting: Citywide, but target high resource and RCAA areas.
Metrics: A minimum of 15% of City-funded affordable housing units will be committed to serving hard to serve residents, including ELI households 2028 Conduct a review of
best practices and develop
a program for City Council
adoption
Policy H 5.2.4: In conjunction with San Mateo
County, develop a housing mobility program that
provides support to tenants seeking to move to high
opportunity areas in the region.
Hispanic and single
female parent
households are
concentrated in
low opportunity
census tracts.
Lack of accessible affordable units;
Lack of access to economic
opportunity; Concentration in
low income and low opportunity
census tracts.
Disparities in access
to opportunity
Promote
equal housing
opportunity
Financial
resources
City of San
Mateo and San
Mateo County
Increase the number of
households with housing
vouchers living in areas
of high opportunity
throughout the region.
There will be a 20% increase in the number of voucher holders, including ELI households, moving to areas of high opportunity.
Identify resources and
develop a housing mobility
program to provide housing
counseling to voucher
holders.
124San Mateo Housing Element April 2024
Chapter 4 Housing Plan
Table 12: Goal H-5: AFFH - Implementation Plan (Continued) Actions Fair Housing
Issues Contributing Factors Fair Housing
Category Action Type of
Action
Responsible
Party Objectives Quantified Objectives Timeline
Action Area 3. Improving place-based strategies to encourage community conservation and revitalization including preservation of existing affordable housing: involves approaches that are focused on conserving and improving assets in areas of lower opportunity and concentrated poverty. In addition to those described below, see Policy H Policy H2.4 – Implement Capital Improvements in Lower-Resourced Areas above, as well as excerpts from the General Plan Update’s actions towards environmental justice, following this section.
Policy H 5.3.1: As part of the General Plan, conduct
an area plan for the North Shoreview and North
Central neighborhoods and prioritize land use and
design around Highway 101 to improve access and
reduce the division of the urban form produced by
the highway.
Hispanic and single
female parent
households are
concentrated in
low opportunity
census tracts.
Lack of affordable housing in
high opportunity areas; Lack
of accessible affordable units;
Concentration of NOAH in low
opportunity census tracts.
Segregation/
integration
patterns; disparities
in access to
opportunities
Conserve
and improve
the existing
affordable
housing stock
Land use
resources
City of San
Mateo
Reduce overcrowding,
improve health and safety,
and improve mobility
and access to services in
impacted neighborhoods.
Prepare an area plan for North Shoreview and North Central neighborhoods.
Geographic Targeting: North Shoreview and North Central neighborhoods.
Metrics: Increase housing capacity in North Shoreview and North Central by a minimum of 15%.
2029 Create plan through
the General Plan Update
implementation process
Policy H 5.3.2: Continue to fund minor home repairs,
infrastructure improvements and public services,
implementing a preference for projects in low
opportunity census tracts identified in the analysis.
Hispanic and single
female parent
households are
concentrated in
low opportunity
census tracts.
Persons with
disabilities lack
accessible,
affordable housing.
Lack of affordable housing in
high opportunity areas; Lack of
accessible affordable units.
Disparities in access
to opportunity
Conserve
and improve
the existing
affordable
housing stock
Financial
resources
City of San
Mateo
Fund minor home
repairs and accessibility
improvements in order
to help people with
disabilities and elderly
residents remain in their
homes. Provide opportunity
for home rehabilitation
loans for low-income
residents. Continue funding
for service providers
reaching households
with disproportionate
housing needs, Make
additional infrastructure
improvements in low
resource areas.
Complete annual goals of 10 minor home repairs and 14 accessibility modifications through grants for low-income residents. Provide home rehabilitation loans for low- income homeowners and landlords making accessibility modifications. Fund service providers that target households with disproportionate housing needs, including services for seniors, ELI households, youth, and fair housing.
Affirmatively market to Hispanic and single female heads of household biannually; ensure that programs target/affirmatively market to households in impacted neighborhoods, including North Central and North Shoreview, among others.
Bi-annually apply for funding through the CIP or other actions to address infrastructure needs.
This item is connected to Policy H 2.1 and Policy H 2.3.
Geographic Targeting: Citywide, but will target impacted neighborhoods, including North Central and North Shoreview.
2023-2031 (Fund annually;
consistent with Policy H
2.1; outreach biannually in
target neighborhoods)
Policy H 5.3.3: Monitor affordable housing projects
that are at risk of conversion to market rate. Support
regional and local efforts to examine displacement
of affordable housing and lower income households.
Assist with the retention of special needs housing
that is at risk of expiring affordability requirements.
Facilitate ownership transfer to nonprofit
organizations.
Hispanic
households, single
parent households
and persons with
disabilities have
disproportionate
housing needs.
Historic discrimination
and continued mortgage
denials; Concentration in low
opportunity census tracts; High
housing costs and low wages
Outreach capacity
and enforcement
Conserve
and improve
the existing
affordable
housing stock
Human
resources
City of San
Mateo
Monitor affordable units
whose subsidies are set to
expire within the planning
period develop a plan for
preservation of the units to
keep them affordable long
term.
Bridgepointe Condominiums affordability requirements for 59 affordable units expire in 2027, out of which 24 are very low- income units (35 are at 120% AMI). Belmont Building affordability requirements for 6 units expire in 2032. The rental property is owned by a for-profit entity, potential for loss of units is high.
Proactively coordinate with owners to preserve the 24 very low- income units as affordable, including identifying potential funding sources, advertise conversion units to non-profits, provide conduct tenant outreach and education, add a displacement preference for new affordable housing for people displaced, including those displaced as a result of conversion. Provide noticing to tenants and affected public entities in accordance with Gov. Code, § 65863.10, 65863.11, and 65863.13 Outreach and negotiate with owners for affordability extensions beginning at least two years prior to the affordability expiration date. This item is connected to Policy H 2.2 Geographic Targeting: N/A, Bridgepoint Condominiums and Belmont Building. a) 2027 (Bridgepointe
Condominiums)
b) 2032 (Belmont Building);
Consistent with Policy
H 2.2
125San Mateo Housing Element April 2024
Table 12: Goal H-5: AFFH - Implementation Plan (Continued) Actions Fair Housing
Issues Contributing Factors Fair Housing
Category Action Type of
Action
Responsible
Party Objectives Quantified Objectives Timeline
Action Area 4. Protecting existing residents from displacement: strategies that protects residents in areas of lower or moderate opportunity and concentrated poverty and preserves housing choices and affordability.
Policy H 5.4.1: Establish tenant protections in local
ordinance to extend measures of AB1482 related to
relocation, documentation, and right to return policy
in eviction cases.
Persons with
disabilities
and persons
of color have
disproportionate
housing needs.
Lack of accessible affordable
units; Lack of access to
economic opportunity;
Concentration in low income
and low opportunity census
tracts; Historic discrimination
and continued mortgage
denials; High housing costs and
low wages
Disparities in access
to opportunity
Address
governmental
and non-
governmental
constraints
Human
resources
City of San
Mateo
Increase tenant protections
to prevent displacement of
those with disproportionate
housing needs.
a) Extend AB1482 provisions to require tenant relocation payments for No Fault evictions for those with tenure less than one year .
b) Make recommendations to the City Council for establishing tenant protection policies that include the requirement of documentation from landlords who use the substantial remodel exemption to evict tenants and a Right to Return policy for tenants displaced from homes due to demolition or substantial remodels. c) Amend the Code to strengthen enforcement penalty structure to aid in protecting tenants from unsafe or substandard units. This item is connected to Policy H 3.4.
Geographic Targeting: Citywide.
a) 2024
b) 2026
c) 2024; consistent with
Policy H 3.4
Policy H 5.4.2: Partner with Project Sentinel to
perform fair housing training for landlords and
tenants. Focus enforcement efforts on race-based
discrimination, reasonable accommodations and
source of income discrimination.
Persons with
disabilities
and persons
of color have
disproportionate
housing needs.
Lack of accessible affordable
units; Lack of access to
economic opportunity;
Concentration in low income
and low opportunity census
tracts; Lack of understanding
of reasonable accommodation
requirements by landlords and
property owners.
Outreach capacity
and enforcement
Promote
equal housing
opportunity
Human
resources
City of San
Mateo/Project
Sentinel
Increase awareness of
fair housing laws and
tenants’ rights to reduce
unlawful discrimination and
displacement.
Provide annual funding to Project Sentinel to provide training every two years in the Spring, targeting 200 landlords each training. Awareness will be increased through outreach to landlords.
Geographic Targeting: Citywide.
Annually as part of CDBG
allocation in the spring
(Annually by July 1)
Policy H 5.4.3: Create a webpage specific to fair
housing including resources for residents who feel
they have experienced discrimination, information
about filing fair housing complaints with HCD or
HUD, and information about protected classes
under the Fair Housing Act. The webpage will have
accessibility features and a Spanish language version.
Persons with
disabilities
and persons
of color have
disproportionate
housing needs.
Lack of accessible affordable
units; Lack of access to
economic opportunity;
Concentration in low income
and low opportunity census
tracts; Lack of understanding
of reasonable accommodation
requirements by landlords and
property owners.
Outreach capacity
and enforcement
Promote
equal housing
opportunity
Human
resources
City of San
Mateo
Increase awareness of
fair housing laws and
tenants’ rights to reduce
unlawful discrimination and
displacement.
Provide information on the City’s website about housing discrimination, laws, and protections. Fair Housing resources will also be advertised on the City’s eNewsletter, social media channels and various email listservs. Update the webpage every two years, along with other transparency updates.
Geographic Targeting: Citywide
Metrics will be used to focus outreach: Advertise Fair Housing resources to the community every six months.
See H 4.4 regarding partnering with community intermediaries to conduct outreach activities fair housing resources in priority communities.
This item is connected to Policy H 4.1. and H 4.4
2024 and bi-annually
thereafter; consistent with
Policy H 3.4
Policy H 5.4.4: Ensure that all multi-family residential developments contain signage in both English and
Spanish to explain the right to request reasonable
accommodations for persons with disabilities. Make
this information available and clearly transparent
on the city’s website and fund landlord training and
outreach on reasonable accommodations.
Persons with
disabilities
and persons
of color have
disproportionate
housing needs.
Lack of accessible affordable
units; Lack of access to
economic opportunity;
Concentration in low income
and low opportunity census
tracts; Lack of understanding
of reasonable accommodation
requirements by landlords and
property owners.
Outreach capacity
and enforcement
Promote
equal housing
opportunity
Human
resources
City of San
Mateo
Increase awareness of
fair housing laws and
tenants’ rights to reduce
unlawful discrimination and
displacement.
Initially, create ongoing condition of approval to ensure both BMR and all-affordable developments contain this information. Explore options for recording against the property and/or including in the affordable housing agreement.
Geographic Targeting: Citywide.
Create ongoing conditions
of approval by fall 2024;
conduct best practices
review on options to record
reasonable accommodation
language by January 2025,
and implement a program
by January 2026
Policy H 5.4.5: Ensure that future improvements
in disadvantaged communities will not produce a
net loss of affordable housing or the displacement
of residents and seek to increase the amount of
affordable housing in disadvantaged communities.
Persons with
disabilities
and persons
of color have
disproportionate
housing needs.
Lack of accessible affordable
units; Lack of access to
economic opportunity;
Concentration in low income
and low opportunity census
tracts; Lack of investment in
older housing stock.
Disparities in access
to opportunity
Promote
equal housing
opportunity
Human
resources
City of San
Mateo
Ensure that lower-income
and protected class
households are not
displaced because of
community improvements.
In conjunction with Policies 5.3.1, and 5.3.2, when improvements are planned to be made to disadvantaged communities, conduct a review of existing housing units that may be impacted by such improvements. Consistent with H2.6, ensure units that may be lost are replaced.
Geographic Targeting: Citywide., with a focus on disadvantaged community such as North Central and North Shoreview.
To be completed as part
of the larger General Plan
Update, with the expected
date of completion by
2027. The development of
a no-net loss of affordable
housing policy will be
completed by 2027.