San Mateo County housing element update

San Mateo County released a new draft of its housing element last Thursday, marking an important step toward achieving housing element certification. 

The draft makes several meaningful changes to better support affordable housing development, including commitments to: 

• Change development standards to allow “low minimum lot sizes, no minimum lot area per unit, no minimum lot sizes for attached multifamily ownership projects, no FAR for residential development, reduced minimum setbacks of no more than 5 to 10 foot front, rear, and side, parking ratios of one space per unit or less, and maximum heights of at least 60 to 70 feet” (pdf p. 44)
• Add a new program to pursue “Identification of additional unincorporated areas appropriate for changes to zoning, beyond those identified in Program 11.2 that are required to meet the County’s RHNA, in order to further diversify the County’s housing stock and address fair housing issues and goals identified in Appendix G (Affirmatively Furthering Fair Housing)” (pdf p. 46). This may open up potential for the County to pursue rezoning in West Menlo Park and other high-cost areas we identified that so far have not been included in the housing element. 
• “Monitor the annual issuance of permits for residential development in the County’s Urban Midcoast, and if the 40-unit limit on annual permit issuance poses a constraint to development during the Housing Element Period, amend the limit to allow additional permit issuance” (pdf p. 46)–this could create more opportunities for coastal housing

The draft also includes new commitments to upgrade infrastructure in North Fair Oaks (p. 51) and maintains prior commitments to promote farmworker housing on the South Coast, incentivize accessible housing for the IDD community, and rezone in various areas for increased housing densities. 

Because it is long past the due date, the County will need to pursue rezoning before it can be fully certified–a process that might take a year or more. The newest draft includes a number of meaningful pro-housing improvements on top of strong commitments to policy change the County had already made.  

Atherton housing element update

Atherton received a review letter from HCD indicating the town is close to achieving housing element certification, even though Atherton has made few meaningful changes from prior housing element drafts. 

Atherton’s most recent draft housing element claims the town can meet its Regional Housing Needs Allocation goals with: 

• 208 ADUs
• 81 new single-family homes
• 48 homes from SB 9 subdivisions and duplexes
• 96 homes on a handful of sites owned by local school districts

The housing element makes commitments to policies that will help realize these goals, including incremental rezoning and incentives for accessory dwelling units (ADUs). The city has entered into a creative partnership with HIP Housing to help connect local employees to lower-cost ADUs. 

However, among some unlikely claims, Atherton projects 90% of new ADUs will be affordable to lower- or moderate-income households, and that Menlo College and Menlo School will build affordable multi-family homes on two parking lots each. Both schools have suggested they will need public subsidy to afford building housing, subsidy that Atherton has no plans to provide. 

As it has implemented its new zoning to reflect the goals of its housing elements, Atherton has added additional constraints to multi-family development. Some of these constraints include 

• A 12-foot landscape screening requirement between properties, imposing large landscaping costs on new residents (p. 17 of the new zoning code); 
• Parking requirements tying the parking minimum to bedroom count, so a one-bedroom home requires one spot whereas a two-bedroom home requires two. As a result, Atherton is dis-incentivizing family-sized homes (p. 29);
• Window detail requirements mandating windows on the second story or higher must be elevated at least 54 inches above the floor and made “translucent but not transparent”–essentially eliminating the ability to build windows on second or third stories that future multi-family residents can look out of (p. 26);
• A maximum of four primary entryways to any one building, dis-incentivizing townhomes (p.19); and more. 

As part of its housing element, the town is currently studying implementing an inclusionary zoning ordinance or housing in-lieu fee. A housing in-lieu fee on single-family mansions could help provide essential funding for affordable homes; an inclusionary zoning ordinance, mandating a minimum percentage of new market-rate multi-family housing be affordable, risks imposing additional costs that could make such development infeasible. Since Atherton has never had multi-family housing construction of any kind, it would make more sense to focus on an in-lieu fee. 

In past letters, HLC has advocated for Atherton to pursue policies that would more effectively increase housing opportunities in the community, such as broader rezonings along El Camino Real. Atherton has made some meaningful progress in this direction, but it can continue to more effectively promote homes for all who need them with broader rezoning and more flexible zoning standards. We will continue to advocate that every community does its part to meet regional housing needs, including Atherton and beyond.

https://www.almanacnews.com/menlo-park/2025/01/07/residents-organize-to-support-councils-plan-for-affordable-housing-downtown/

As we step into a new year, we’re reminded that building a San Mateo County rooted in justice, community, and possibility is a shared responsibility. When every family can begin and end their day in a safe and stable home, we can be the San Mateo County we all aspire to be.

Yet, each passing year brings greater challenges for many of us trying to build secure lives here. Rents continue to rise faster than wages. Home prices climb beyond what families can save. And often, our frustrations grow faster than our compassion.

The New Year is traditionally a time for hope and change—but this year, it’s clear that challenges lie ahead. A new federal administration likely means cuts to affordable housing funding and increased hostility toward our neighbors who need support the most. In the face of these obstacles, San Mateo County has both the power and the resources to choose a better path—one where every person’s humanity is valued, where every community member is treated with justice and dignity, and where everyone has a home.

At HLC, we’re developing policies and organizing leaders so families who want to call San Mateo County home can do so without fear of displacement.

The road ahead won’t be easy. It will require long nights at City Council meetings, deep collaboration with our partners, and unwavering commitment to our mission. But we’re ready to do the work—and we can’t do it alone.

Your support makes a difference. A donation from you today will help us continue the fight for housing justice in 2024. Whether it’s a one-time contribution or joining us as a monthly donor, your generosity fuels the change we all want to see. https://hlcsmc.salsalabs.org/eoya2024/index.html 

Let’s start this New Year with hope and determination. Together, we can ensure San Mateo County remains a place where everyone has the opportunity to thrive.

Thank you for your support,

Evelyn Stivers

HLC’s Executive Director

Those in attendance at last Wednesday’s (5/8/24) night’s community meeting in South San Francisco witnessed a powerful display of unity as residents from across the city came together to voice their support for much-needed affordable housing and anti-displacement strategies. With growing frustration over the misrepresentation of community needs by anti-housing groups, residents are demanding real solutions to the pressing issues of displacement and housing unaffordability.

Since our organizing efforts in South San Francisco began, we’ve learned that habitability, home affordability, and displacement are top priorities for South San Francisco residents. People love South City and want to remain here, but unfortunately, many are being forced out, sometimes to neighboring cities or even as far as the Central Valley.

Displacement is not just about being unable to afford rent; it runs much deeper.  Aside from being formally evicted, many tenants are forced out due to landlord harassment, which includes living in substandard housing conditions because landlords refuse to maintain habitable homes. 

The consequences of displacement are dire. Displacement leads to homelessness, substandard housing, overcrowding, and pushes families to move far from their communities. Displacement causes trauma, particularly for children. It’s time to put an end to this cycle and ensure that everyone has the right to stable, affordable housing. It is time for strong anti-displacement measures, and it’s South San Francisco’s turn to implement them.

On Wednesday the South San Francisco City Council voted 4-1 to approve the charter for the Community Advisory Committee for the Residential and Commercial Anti-Displacement Roadmap. It’s important to note that an advisory committee whose purpose is to study and make recommendations is an easy starting point for a city wide conversation but tiptoes around immediate policy action that the city could champion at any time. While this decision is not the bold anti-displacement plan that residents urgently need now, it is the pathway to create such a plan. We are looking forward to amplifying and supporting the residents who are harnessing their collective power to unshakably support strong anti-displacement policies and new deeply affordable housing which is needed to curb the ongoing citywide displacement. 

A recent UC Berkeley Research Brief sheds light on the severity of displacement in San Mateo County. “Between 2000 and 2015, the county lost 44 percent of its naturally occurring affordable housing for low-income households. In 2015 alone, there was a shortfall of 25,882 affordable rental homes. Shockingly, between 2012 and 2015, evictions for non-payment of rent increased by 59 percent, and “no-cause” evictions skyrocketed by 300 percent. These evictions disproportionately affected Latinx and African-American households and were enabled by the lack of significant rent control or just-cause eviction protections in most cities in San Mateo County, apart from East Palo Alto.” 

To learn more about the displacement crisis in San Mateo County, we recommend reading the full UC Berkeley Research Brief. Together, we can make a difference and ensure that South City remains a place where everyone can thrive.

Last week was the big hearing on the lawsuit Millbrae brought against the county in an attempt to block permanent homes for families and seniors that are currently experiencing homelessness. Now the three council members that brought the suit, Mayor Anders Fung, Anne Schneider, and Gina Papan have until the judge issues her final ruling, expected no later than June 26th,  to drop the case.

Why should they drop the case? Why is this such a terrible decision? 

San Mateo County has about 100 people that are on a waiting list for permanent supportive housing. These are seniors on fixed incomes that had rent increases they could not afford, or health emergencies that caused them to get behind on the rent. These are families fleeing domestic violence. These are working people that simply do not earn enough to keep up with rent, health care bills, food, and transportation. These are people that might serve you at the grocery store, they might look after your parents, they might teach your kids. These are people that are part of our community and they need help. Blocking housing for our most vulnerable neighbors is shocking and shameful. San Mateo County can make homelessness rare and brief, but we need leadership, especially from city council members.  For more information about ending homelessness, here is a resource from our friends at All Home: https://www.beginswithhome.org/

Help Support Homes for Homeless!

 

Why it needs our support

These 555 affordable homes in Daly City would be the largest affordable housing proposal in San Mateo County, in years! It would revitalize the area and provide a suitable place to call home for hundreds of individuals and families at a variety of sizes and affordability levels.

To learn more about the proposal, click here.

How you can help:

Join our membership! Or sign up for our email list to get notifications for when this project will be discussed at Planning Commission and City Council

If you have any questions or would like to know how to support the proposal, please email: amelendrez@hlcsmc.org

Why it needs our support

Land is scarce in Daly City and this proposal maximizes the potential of the land by providing as many affordable homes, close to transit. The more homes we can build, the more neighbors and diversity we’ll have, the better off we’ll be, as a community. The proposal also provides some of the deepest levels of affordability available, including low, very low and extremely low income homes. By providing these 72 affordable homes, Daly City can continue to be a diverse and inclusive community!

How you can help

Join our membership! Or sign up for our email list to get notifications for when this project will be discussed at Planning Commission and City Council

If you have any questions or would like to know how to support the proposal, please email: amelendrez@hlcsmc.org

You can also send an email of support to the City Council: Click here for a template email.

Update

Approved! The Daly City City Council approved the 72 deeply affordable homes on February 24th, 2020!

Why it needs our support

These 48 affordable homes, 287 market-rate homes in Menlo Park are needed to help combat displacement and provide homes to the many workers in Menlo Park. It is located specifically near a high proportion of jobs on underutilized land. Especially with land scarcity, the opportunity to repurposed industrial and commercial space to provide homes for people is unique!

To learn more about the proposal, click here.

How to help

Join our membership! Or sign up for our email list to get notifications for when this project will be discussed at Planning Commission and City Council

If you have any questions or would like to know how to support the proposal, please email: amelendrez@hlcsmc.org

Why it Needs Our Support

These 483 homes are within walking and biking distance to Facebook and other job clusters. A portion of these homes will also be for-sale. 72 of the rental and for-sale homes will be at an affordable rate. This proposal is critical to providing homes near jobs and combating the jobs-housing imbalance in Menlo Park. By supporting this proposal, displacement among existing residents can be prevented while providing homes to those already contributing to Menlo Park. 

 

How to Help

Join our membership! Or sign up for our email list to get notifications for when this project will be discussed at Planning Commission and City Council