I. We support a variety of means to increase the housing supply, especially for moderate- and low-income persons.

A. Promote infilling to use existing infrastructure and protect open space while minimizing exposure to environmental risks by:

1. identifying empty space within developed areas
2. increasing density near transportation corridors

B. Promote mixed use development by:

1. combining residential/commercial use in commercially zoned areas
2. encouraging adaptive reuse, building conversions and air rights dedication, enabling building over existing use

C. Promote housing diversification by:

1. development of family rental housing
2.  development of second units on single family properties
3. utilizing manufactured housing
4. facilitating shared ownership
5. building smaller units with fewer amenities
6. shared housing programs

D. Encourage zoning which allows such uses as foster homes and halfway houses.

II. We support a variety of monetary and non-monetary measures by jurisdictions to develop below market rate housing. Cooperative efforts are encouraged between private and public sectors to provide needed housing through a combination of the following practices:

A. Provide local sources of support for affordable housing through:

1. inclusionary zoning ordinances
2. in lieu fees
3. commercial linkage fees
4. contributions to housing trust funds

B. Provide incentives to developers through:

1. tax exempt financing
2. land banking and set asides for capital improvement/basic infrastructure
3. encouraging priority processing for affordable housing developments
4. assisting developers with site and subsidy information

C. Provide assistance to buyer by equity sharing and other home assistance programs (local, state or federal).

D. Re-zone for development to meet housing needs.  

E. Bonus density incentives

III. We support the county-wide programs of the Housing Endowment and Regional Trust (“HEART”) of San Mateo County as well as full implementation of its Joint Powers Authority (“JPA”) established by the County and cities within the County, known as its Member Agencies. Additionally, we support:

A. Membership in HEART of the County and all cities within San Mateo County.

B. Loans to HEART from Member Agencies for regional housing projects from their funds that are dedicated to low-and moderate-income housing and are currently unused.

IV. We support the timely implementation by the county and cities within San Mateo County of plans to improve the availability of housing, including:

1. An adopted Housing Element and General Plan that are in compliance with state requirements and regional housing allocations and are supported by Zoning Ordinance rules.
2. Plans that address state and county legislation regarding housing.
3. Active use of jurisdiction funds that are dedicated for low- and middle-income housing, either by the jurisdiction or through HEART.

V. We support stabilization and preservation of low- and moderate-income housing through the following measures:

A. Strict code enforcement to prevent deterioration and correction of code violations

B. Utilization of public rehabilitation funds including home repair programs for low income households

C. Preservation of below market rate housing through long term deed restrictions

D. Attempts should be made either to prevent demolition of moderate- and low- income housing or replace it with comparable housing.

E. Ensure when condominium conversions are permitted the following restrictions apply:

1. vacancy rate of rental units in the community is at least 5

2. tenants offered first right of refusal

3. long term affordability assured through deed restrictions in below market rate units

VI.  We encourage public education and public participation in order to further the housing objectives.