1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 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.
a) 2023 – 2031 (Annually)
1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1
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.
b) 2027 (Mid-cycle review)
1 1 1 1
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. a) 2023 – 2031 (Ongoing)o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o 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).
b) 2025
1 1 1 1
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.
c) 2023 – 2031 (Ongoing)o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o 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).
d) 2024
1 1 1 1
e) Support affordable housing development, including ELI units, on the City owned property at 4142 S. El Camino Real.
e) 2023 – 2031
i. Complete site analysis within 24 months of Housing Element adoption. 1 1 1 1 1 1 1 1 ii. Issue RFP within 48 months of Housing Element adoption. 1 1 1 1 1 1 1 1 iii. Select a development partner and negotiate a lease within 60 months of Housing Element adoption. 1 1 1 1
iv. Facilitate development of the site throughout the planning period. 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. a) 2024
1 1 1 1
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.
b) 2025
1 1 1 1
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. a) 2024
1 1 1 1
b) Maintain and expand the ADU information and resources available to homeowners and applicants provided on the City’s website. b) 2023 – 2031 (Ongoing)o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o 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. c) 2023 – 2031 (Ongoing)o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o 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.
d) 2023 - 2031 (Ongoing)o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o 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. e) 2023 – 2031 (Ongoing)o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o 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.
f) 2023 – 2031 (Annually)
1 1 1 1 1 1 1 1 1
a) Present options to City Council for requiring a minimum percentage of three- bedroom units in City subsidized projects;
a). 2025
1 1 1 1
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. b) 2025
1 1 1 1
c) Should such policy recommendations not materialize into code amendments, explore alternative methods to promote family sized units through the community benefits program.
c) 2025
1 1 1 1
Number Policy
Lead
Dept./Division Funding Source(s) Program Measure(s) Implementation Action(s) Target Timeline Policy H1.3 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.
Policy H1.1 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.
Policy H1.2 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.
Policy H1.4 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.
Policy H1.5 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.
20312023 2024 2025 2026 2027 2028 2029 2030
1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4Number Policy Lead
Dept./Division Funding Source(s) Program Measure(s) Implementation Action(s) Target Timeline 20312023 2024 2025 2026 2027 2028 2029 2030
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.
a) 2024
1 1 1 1
b) Amend the Zoning Code to allow residential projects with up to 25 units to be approved administratively.
b) 2023
1 1 1 1
c) Update permit application submittal requirements. c) 2023-2031 (Ongoing) o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o d) Develop Zoning Code amendments to align City requirements with SB 330 and make a recommendation to the City Council.
d) 2025
1 1 1 1
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.
a) 2025
1 1 1 1
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.
b) 2025
1 1 1 1
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.
c) 2024
1 1 1 1
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 housing as a permitted use in this zone district.
d) 2025
1 1 1 1
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.
e) 2026
1 1 1 1
Policy H1.8 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
1 1 1 1
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.
a) 2024
1 1 1 1
b) Study and present to City Council options for requiring a residential component in all mixed-use projects in certain zones or areas.
b) 2024
1 1 1 1
Policy H1.10 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 1
Policy H1.11 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).
2023 – 2031 (Ongoing)o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o 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 and maximize developable area. a) 2026
1 1 1 1
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.
b) 2026
1 1 1 1
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. a) 2025
1 1 1 1
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.
b) 2025
1 1 1 1
c) Study best practices and develop a universal design ordinance that may better address housing needs for persons with disabilities.
c) 2027
1 1 1 1
Policy H1.6 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.
Policy H1.7 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.
Policy H1.9 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.
Policy H1.12 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.
Policy H1.13 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.
1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4Number Policy Lead
Dept./Division Funding Source(s) Program Measure(s) Implementation Action(s) Target Timeline 20312023 2024 2025 2026 2027 2028 2029 2030
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. 1 1 1 1 Policy H1.15 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
1 1 1 1
Policy H1.16 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
1 1 1 1
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. a) 2025
1 1 1 1
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).
b) 2027 (Ongoing)
1 1 1 1
Policy H1.18 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
1 1 1 1
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.
a) 2023
1 1 1 1
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.
b) 2023 – 2031 (Ongoing)o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o 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 c) 2023
1 1 1 1
d) Establish a written procedure for the City to grant priority sewer service to developments with units that are affordable to lower-income households. d) 2023
1 1 1 1
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 du/ac and height limits by at least two stories.
a) 2024
1 1 1 1
b) Commence with rezoning Citywide, in phases, to implement the land use map following GPU adoption.
b) 2025-2026
1 1 1 1 1 1 1 1
c) The GPU public outreach and engagement process will include information on Measure Y and how it creates a constraint on housing production. c) 2023 - 2024
1 1 1 1 1 1 1 1
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.
d) November 2024
1 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 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%.
e) May 2025, if needed
1 1
a) Fund minor home repairs and
accessibility improvements
a) Complete annual goals of 10 minor home repairs and 14 accessibility modifications through grants for lower-income residents, targeting ELI households where appropriate.
1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1
b) Provide opportunity for home
rehabilitation loans for low- income
residents.
b) Provide home rehabilitation loans for lower-income residents up to a total of approximately $500,000 available.
c) Allow accessibility improvements on
rental properties with owner permission.
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.
a) Identify funding source for preservation 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. a) 2026 (Bridgepointe
Condominiums)
1 1 1 1
Policy H1.14 Update Supportive Housing
Requirements
Planning Division N/A Review and amend zoning code regarding multi-family housing development.
Policy H1.17 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).
Policy H1.19 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.
Policy H1.20 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.
Policy H2.1 Fund Housing
Rehabilitation Efforts
Housing Division CDBG/CALHome
Policy H2.2 Support Retention of
Existing Lower Income
Units
Housing Division TBD (potential
sources include:
PLHA)
2023 - 2031 (Annually by
June 30)
To be completed by
December 31, 2024.
1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4Number Policy Lead
Dept./Division Funding Source(s) Program Measure(s) Implementation Action(s) Target Timeline 20312023 2024 2025 2026 2027 2028 2029 2030
b) Monitor affordable housing projects
that are at risk of conversion to market
rate.
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 b) 2031 (Belmont Building)
1 1 1 1
c) Support regional and local efforts to
examine displacement of affordable
housing and lower income households.
This item is connected to Policy H5.3.3.
d) Assist with the retention of special
needs housing that is at risk of expiring
affordability requirements.
a) Complete seven weatherization upgrades through grants for lower-income residents annually, targeting ELI households when appropriate. a) 2023 - 2031 (Annually,
June 30)
1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1
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. b) Reach codes are
updated every three years.
1 1 1 1 1 1
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 improvements, traffic signal replacement, and other pedestrian/bicycle enhancements. Allocate available CDBG funds on an annual basis.
1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1
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.
Policy H2.5 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 1 1
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.
a) 2026
1 1 1 1
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 H2.6. b) Effective Immediately
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.
a) 2023 – 2031 (Annually
by June 30)
1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1
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. b) 2023 – 2031 (Annually)
As CDBG funding permits, achieve the Annual Fair Housing Activity Goals: 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 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. a) Conduct a feasibility study to determine
a potential increase of the Commercial
Linkage Fee to ensure commensurate
housing funding with commercial
development.
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.
a) 2026
1 1 1 1
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.
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.
b) 2023 - 2031 (Annually,
as opportunities become
available)
1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1
a) Extend AB1482 provisions to require tenant relocation payments for No Fault evictions for those with tenure less than one year.
a) 2024
1 1 1 1
Policy H2.3 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.
Policy H2.6 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).
Policy H2.4 Implement Capital
Improvements in Lower-
Resourced Neighborhoods
Housing Division CDBG Invest more resources in lower resource neighborhoods (utilize federal CDBG to
provide capital improvements).
Policy H3.3 Evaluate Housing Revenue
Sources
Community
Development
Department
N/A
Policy H3.1 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.
Policy H3.2 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.
Policy H3.4 Expand Tenant Protections Community
Development
N/A Expand tenant protections in local
ordinance to extend measures of AB1482
2023 - 2031 (Annually by
June 30)
2023 - 2031 (Annually)
1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4Number Policy Lead
Dept./Division Funding Source(s) Program Measure(s) Implementation Action(s) Target Timeline 20312023 2024 2025 2026 2027 2028 2029 2030
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. b) 2026
1 1 1 1
c) Amend the Code to strengthen enforcement penalty structure to aid in protecting tenants from unsafe or substandard units.
c) 2024
1 1 1 1
d) Conduct outreach to the community on a biannual basis. d) 2023 – 2031 (biannually)
1 1 1 1 1
Policy H3.5 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
1 1 1 1
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.
a) 2024
1 1 1 1
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. b) 2024-2031 (ongoing)o o o o o o o o o o o o o o o o o o o o o o o oo o o o o o o o o o o o 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.
a) 2023 – 2031 (Ongoing)o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o 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.
b) 2023 – 2031 (Ongoing)o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o 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, in compliance with Government Code 65583.
c) 2023-2031 (Ongoing)o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o 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).
d) 2025
1 1 1 1
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.
e) 2025
1 1 1 1
a) Maintain and improve webpage with comprehensive housing related information and materials, and coordinate with providers to market programs electronically.
o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o b) Provide information in multiple languages using common terms. o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o c) Ensure that households with disproportionate housing needs are targeted for information through, for example, liaisons with service providers. Ensure targeting reaches ELI households.
o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o Policy H4.2 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)
o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o 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 underrepresented groups. Outreach will be conducted biannually.
o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o 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”)
o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o 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.
o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o a) Research other best practices to create an affirmative marketing strategy and implement strategies in San Mateo where appropriate.
a) 2026
1 1 1 1
b) Include farm workers, ELI households. people with disabilities, and households with disproportionate housing needs, as new target group where appropriate. b) 2023 – 2031
(Ongoing)
o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o Department related to relocation, documentation, and
right to return policy in eviction cases.
Policy H3.6 Monitor Rental Rates and
Displacement.
Community
Development
Department
N/A Monitor rents, evictions, and tenant
displacement citywide.
Policy H3.7 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.
Policy H4.1 Update the Housing
Webpage
Housing Division N/A Increase community outreach and
availability of resources in multiple
languages through the Housing Webpage.
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
Policy H4.3 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.
2023 - 2031 (Ongoing)
2023 - 2031 (Ongoing)
Policy H4.4 Enable Affirmative
Marketing
Housing Division
1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4Number Policy Lead
Dept./Division Funding Source(s) Program Measure(s) Implementation Action(s) Target Timeline 20312023 2024 2025 2026 2027 2028 2029 2030
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/affirmatively market to households in impacted neighborhoods, including North Central and North Shoreview, among others.
c) 2023 – 2031
(Ongoing)
o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o 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)
Policy H4.5 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)o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o AFFH Actions Action Responsible Party Objectives Quantified Objectives Timeline a) Perform a feasibility analysis to redesign the program to allow a menu of options, including targeting of units for ELI households. 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
a) Complete feasibility
analysis by Fall 2023;
1 1 1 1
b) Ensure analysis includes review of housing for households with disproportionate housing needs, along with income levels.
b) Implement redesigned
program by Spring 2024. 1 1
a) Affirmatively market down payment assistance to 1,000 households with disproportionate housing needs, including persons with disabilities, single parents and Hispanic households;
a) Meet quantified
objectives by the end of the
Housing Element period
from 2023-2031;
1 1
b) Provide down payment assistance to 30 total households; b) Conduct homebuyer/outreach and
education quarterly in
partnership with HEART
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.
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.
Explore City loan program
Summer 2024. If joining
regional collaborative,
begin design in Summer
2025 and complete by
winter 2026.
1 1 1 1 1 1
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.
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. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1
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.
a) Update development agreements for projects with City subsidies to include additional accessible units.
a) 2023 - 2031 (Ongoing) as
development opportunities
come available.
o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o o b) Update 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 H1.3
b) 2026 Update
Inclusionary Housing Policy
1 1 1 1
Policy H5.1.3: Xxplore the potential to
implement a loan program
for ADU construction If a
City-funded ADU loan
program is determined to
be infeasible. T
Incentivize
accessory dwelling
units (ADUs)
21 Elements/HEART Increase opportunities for lower-income households to find housing that is
affordable. he 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.
apply based on racial make-up of
neighborhood.
Policy H5.2.2:
Policy H5.1.2:
Policy H5.1.1:
Policy H5.2.1: Add more city supported
housing with affordability
restrictions in moderate
and high/highest resource
areas and areas of
affluence.
Provide additional
resources to
facilitate the
development of
housing for low-
income
households and
households with
special needs in
higher
opportunity/
areas of affluence.
Incentivize developers
through direct subsidies,
fee waivers, and/or density
bonuses, to increase
accessibility requirements
beyond the federal
requirement
Promote equal
housing
opportunity
Increase development of accessible units
beyond minimum requirements
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).
Adjust the city's Below
Market Rate (inclusionary)
program
Provide incentives
to developers
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.
Participate in a regional
down payment assistance
program
Promote equal
housing
opportunity
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.
2023 - 2031 (Annually); as
development projects
come in for
approvals/financing
City of San Mateo
1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4Number Policy Lead
Dept./Division Funding Source(s) Program Measure(s) Implementation Action(s) Target Timeline 20312023 2024 2025 2026 2027 2028 2029 2030
c) The City will proactively outreach to developers throughout the planning period every two years, beginning in 2024.
c. Every two years,
beginning in 2024 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1
Conduct a best practices review and develop a program to prioritize City funding for housing projects. This item is connected to Policy H1.5, Policy H1.14, and Policy H1.15. 1 1 1 1
Metrics: A minimum of 15% of City-funded affordable housing units will be committed to serving hard to serve residents, including ELI households Policy H5.2.4: Develop a housing mobility
program that provides
support to tenants seeking
to move to high
opportunity areas
Promote equal
housing
opportunity
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.
Prepare an area plan for North Shoreview and North Central neighborhoods. 1 1 1 1 1 1 1 1 1 1 1 1 Geographic Targeting: North Shoreview and North Central neighborhoods.
Metrics: Increase housing capacity in North Shoreview and North Central by a minimum of 15%.
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. 1 1 1 1 1 1 1 1 1
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.
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. a) 2027 (Bridgepointe
Condominiums)
1 1 1 1
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 b) 2032 (Belmont Building);
Consistent with Policy H2.2
1 1 1 1
a) Extend AB1482 provisions to require tenant relocation payments for No Fault evictions for those with tenure less than one year.
a) 2024
1 1 1 1
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. b) 2026
1 1 1 1
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.
c) 2024; consistent with
Policy H3.4
1 1 1 1
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.
1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1
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. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1
Policy H5.2.3: Prioritize city funding
proposals for city funded
affordable housing that are
committed to serving hard
to serve residents
Promote equal
housing
opportunity
City of San Mateo Create more housing for hard to serve households (e.g., extremely low income,
special needs, on site services)
Promote equal
housing
opportunity
City of San Mateo Increase awareness of fair housing laws and tenants' rights to reduce unlawful
discrimination and displacement. Include
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.
2024 and bi-annually
thereafter; consistent with
Policy H3.4
2028 Conduct a review of
best practices and develop
a program for City Council
adoption
2029 Create plan through
the General Plan Update
implementation process
2023-2031 (Fund annually;
consistent with Policy H2.1;
outreach biannually in
target neighborhoods)
Annually as part of CDBG
allocation in the spring
(Annually by July 1)
Policy H5.3.1:
Policy H5.3.2:
Policy H5.3.3:
Create a webpage specific
to fair housing
Conduct an area plan for
the North Shoreview and
North Central
neighborhoods
Conserve and
improve the
existing affordable
housing stock
City of San Mateo Reduce overcrowding, improve health and safety, and improve mobility and access to
services in impacted neighborhoods.
City of San
Mateo/Project
Sentinel
Increase awareness of fair housing laws
and tenants' rights to reduce unlawful
discrimination and displacement. Focus
enforcement efforts on race-based
discrimination, reasonable
accommodations and source of income
discrimination.
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.
Monitor affordable housing
projects that are at risk of
conversion to market rate.
Conserve and
improve the
existing affordable
housing stock
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. Facilitate ownership transfer to
nonprofit organizations.
Continue to fund minor
home repairs,
infrastructure
improvements and public
services
Conserve and
improve the
existing affordable
housing stock
Establish tenant
protections in local
ordinance to extend
measures of AB1482
Address
governmental and
non-governmental
constraints
City of San Mateo Increase tenant protections to prevent displacement of those with
disproportionate housing needs related to
relocation, documentation, and right to
return policy in eviction cases.
Partner with Project
Sentinel to perform fair
housing training for
landlords and tenants
Promote equal
housing
opportunity
Policy H5.4.1:
Policy H5.4.2:
Policy H5.4.3:
1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4Number Policy Lead
Dept./Division Funding Source(s) Program Measure(s) Implementation Action(s) Target Timeline 20312023 2024 2025 2026 2027 2028 2029 2030
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. 1 1 1 1
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.
1 1 1 1 1 1 1 1
Tasks by quarter 16 16 9 10 27 28 23 22 27 28 21 21 23 24 19 18 15 15 10 11 15 15 8 8 9 9 3 4 11 11 6 6 11 11 6 7 Ensure that future
improvements in
disadvantaged
communities will not
produce a net loss of
affordable housing or the
displacement of residents
Promote equal
housing
opportunity
City of San Mateo Ensure that lower-income and protected class households are not displaced
because of community improvements and
seek to increase the amount of affordable
housing in disadvantaged communities.
Promote equal
housing
opportunity
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.
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 H5.4.5:
All multi-family residential
developments contain
signage in both English and
Spanish to explain the right
to request reasonable
accommodations for
persons with disabilities.
City of San Mateo Increase awareness of fair housing laws and tenants' rights to reduce unlawful
discrimination and displacement. Make
this information available and clearly
transparent on the city's website and fund
landlord training and outreach on
reasonable accommodations.
Policy H5.4.4: