San Mateo County 2007-2014 Draft Housing Element Update

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San Mateo County's 2007-2014 Draft Housing Element Update is now available.  Click here to view the document.

The County has also completed environmental analysis on the Housing Element Update, and an Initial Study and Negative Declaration for the project are available here. Comments on the environmental analysis of the Housing Element update can be made through September 7, 2010. The Planning Commission is scheduled to consider the Housing Element Update and related environmental documents on September 8, 2010.

The Housing Element is the main document that assesses the County’s housing needs, and establishes the County's housing policies. It is intended to ensure that decent, safe, affordable shelter is provided for all residents in the unincorporated County. The Draft Housing Element Update is based on extensive public input, including public workshops, interviews with community residents, surveys, and other input.

There are still opportunities to comment on the Draft Housing Element. You may comment directly to the Planning and Building Department through the links to the right. The County is also holding a Community Workshop on August 18th, the Planning Commission is scheduled to consider the Housing Element on September 8th, and the Board of Supervisors will consider the Housing Element at a date to be determined. Please take this opportunity to provide your feedback on the Housing Element.

Frequently Asked Questions

What is the Housing Element?
The Housing Element is the main document that establishes the County's housing policies. It is intended to ensure that decent, safe, affordable shelter is provided for all residents in the unincorporated County.

Every city and county in California is required to have a Housing Element. State law defines the specific topics that must be covered. These include:

•  An evaluation of existing housing policies and programs
•  A needs assessment, based on data on demographics and housing conditions
•  An analysis of any obstacles to affordable housing production in the community
•  An inventory of all potential sites where housing may be constructed
•  Goals, objectives, and policies, defining the community's position on various housing issues and setting measurable targets for meeting housing needs
•  An action plan, identifying the specific steps the community will take to implement its housing policies
  

Once complete, the Element must be submitted to the State Department of Housing and Community Development (HCD) for certification.

The State does not require cities and counties to actually build the housing necessary to meet the community's needs. However, it does require that each community adopt policies and programs to support housing development, as well as designate adequate land at appropriate densities to meet the housing needs.

Additional information regarding State requirements can be found at:
http://www.hcd.ca.gov/

Why update the Housing Element?
State Law requires periodic updates to the Housing Element. The 2009 Housing Element Update provides an opportunity to be forward thinking and strategic as we address housing needs in unincorporated San Mateo County. It is a chance for the County to articulate housing issues, take stock of its resources and opportunities, and engage in a meaningful discussion about San Mateo County's priorities.

Where can I find the County's current Housing Element?
The County's existing housing element, adopted by the Board of Supervisors in 2003

1.0   Introduction 

2.0   Housing Constraints 

3.0   Housing Needs Assessment 

4.0   Housing Resources 

5.0   Housing Policies and Programs 

6.0   Appendices

What are the goals of the County's current Housing Element?
San Mateo County's current Housing Element established the following four goals:

1.  Maintain and improve quality and affordability of existing housing stock, in order to minimize the displacement of existing residents.
2.  Promote sufficient production of new housing, of affordable cost and diverse size to accommodate the housing needs of all persons who reside, work, or who can be expected to work or reside in the County.
3.  Provide housing near employment, transportation, and community services.
4.  Ensure equal access to housing for all persons regardless of age, race, sex, sexual orientation, marital status, ethnic background, income, disability or other factors.

Over the last five years, the County has been implementing policies and actions designed to accomplish these goals.

Where can I learn about the County's existing housing programs?
San Mateo County provides numerous housing programs for residents including the home-sharing program, first time homebuyer programs, community development programs, affordable housing, and housing repair programs.

The following is a brief summary of County housing programs:

1.  Financial assistance for affordable housing development.
   Community Development funding programs include: HOME (Investment Partnerships Program), Community Development Block Grant (CDBG), and Emergency Shelter Grant (ESG).
2.  Rehabilitation of Existing Homes.
   Housing rehabilitation programs are loan programs that include lending and technical assistance to low and very low income clients in order to repair and maintain their home. Investor owners who rent to low and very low income tenants can also receive assistance.
3.  First Time Homebuyer Programs.
   First-time homebuyers receive guidance and assistance to purchase a home within San Mateo County.
4.  Homesharing Program.
   HIP Housing, a non-profit organization that helps county residents create a place to call home, connects home providers with home seekers to pay rent, exchange services in lieu of rent, or a combination of the two.

A full description of existing housing programs is located here. http://www.co.sanmateo.ca.us/portal/site/housingdepartment

What is Affordable Housing?
Affordable housing refers to housing in which occupants pay no more than 30% of their incomes on the rent or mortgage payment. Affordable rental housing is typically targeted toward lower income households (those earning less than 80% of the area median income), while affordable owner-occupied housing is targeted toward low- or moderate-income households (those earning less than 120% of area median income).

Based on federal guidelines for 2009, a San Mateo County family of four earning $90,500 or less would be defined as low income. Monthly housing expenses of $2,262 or less would be considered affordable for that household.

How much housing does the unincorporated areas in the County need in the future?
Between 2007 and 2014, the County of San Mateo must provide enough land for a total of 1,506 housing units to be built and affordable at the income levels listed in the San Mateo County Regional Housing Needs Allocation table below. State law requires each community in California to address its "fair share" of the region's housing needs through its Housing Element. The Association of Bay Area Governments (ABAG) is responsible for allocating the "fair share" of this total to the nine counties and 100 cities in the Bay Area. In San Mateo County, ABAG has delegated this responsibility to a collaboration made up of the County and the 20 cities within the County. In allocating each jurisdiction's share of housing, the collaboration assessed factors such as job growth, water and sewer capacity, land availability, proximity to transit, and market demand.

To view ABAG's regional housing need allocation, click here.
http://www.abag.ca.gov/planning/pdfs/SFHousingNeedsPlan.pdf

San Mateo County Regional Housing Needs Allocation 2007-2014

Your input on the Housing Element update is important. For more information, contact

William Gibson
Department of Planning and Building
455 County Center, Redwood City, CA 94063
650-363-1816
wgibson@co.sanmateo.ca.us

Other Resources

San Mateo County Housing Department:
http://www.co.sanmateo.ca.us/portal/site/housingdepartment

California Department of Housing and Community Development:
http://www.hcd.ca.gov