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HomeMy WebLinkAbout2018-07-27 e-packet@3:00Friday, July 27, 2018 3:00 PM City of South San Francisco P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA City Hall, City Manager's Conference Room 400 Grand Avenue, South San Francisco, CA School District Liaison Standing Committee of the City Council Special Meeting Agenda July 27, 2018School District Liaison Standing Committee of the City Council Special Meeting Agenda NOTICE IS HEREBY GIVEN, pursuant to Section 54956 of the Government Code of the State of California, the City Council of the City of South San Francisco and the South San Francisco Unified School District will hold a Joint Meeting on Friday, July 27, 2018, at 3:00 p.m., in the City Hall Conference Room, 400 Grand Avenue, South San Francisco, California. Purpose of the meeting: Call To Order. Roll Call. Agenda Review. Public Comments. MATTERS FOR CONSIDERATION Motion to approve the Minutes from the meeting of June 15, 2018.1. Report regarding the feasibility of affordable housing development on surplus South San Francisco School District sites. 2. Approval on use of Community Benefit Funds (Shawnterra Moore)3. Buri Buri School field renovation (Sharon Ranals)4. Status of SSFUSD field allocation process/ Parkway and Alta Loma (Sharon Ranals)5. SSF High School Varsity Field (Sharon Ranals)6. ITEMS FROM COMMITTEE Adjournment. Page 2 City of South San Francisco Printed on 8/31/2018 City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:18-691 Agenda Date:7/27/2018 Version:1 Item #:1. Motion to approve the Minutes from the meeting of June 15, 2018. City of South San Francisco Printed on 7/23/2018Page 1 of 1 powered by Legistar™ Call to Order. TIME: 3:00 p.m. Roll Call. PRESENT: Trustee Acosta, President Lujan, Mayor Normandy and Mayor Pro Tem Matsumoto. Agenda Review. None. Public Comments. Tony Alejandre, South San Francisco Youth Soccer League, requested a process for field allocations. Bob Richardson discussed limited field space for games and suggested additional portable restrooms. He suggested message boards to congratulated graduates. 1. Motion to Approve the Minutes of the meeting of March 23, 2018. Motion – President Lujan /Second – Trustee Acosta: to approve the Minutes of the meeting of March 23, 2018. Unanimously approved. 2. Review of Joint Powers Agreement – Field and Facility Access and maintenance obligation (Sharon Ranals) Director Ranals provided an overview of the Joint Powers Agreement, historical practice for priority of use, and current practice of first come first served which was inconsistent with the JPA. MINUTES JOINT MEETING OF THE LIAISON STANDING COMMITTEE OF THE SOUTH SAN FRANCISCO CITY COUNCIL AND THE SOUTH SAN FRANCISCO UNIFIED SCHOOL DISTRICT P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, California 94083 Meeting will be held at: CITY HALL CONFERENCE ROOM 400 GRAND AVENUE SOUTH SAN FRANCISCO, CA FRIDAY, JUNE 15, 2018 3:00 p.m. JOINT SSFUSD STANDING COMMITTEE MEETING JUNE 15, 2018 MINUTES PAGE 2 Mayor Pro Tem Matsumoto stated she had received concerns as well. Trustee Acosta stated revisions to the policy were made without taking the JPA into consideration. Superintendent Moore stated no decision had been made and she would work with Mr. Krause and his team to ensure adherence to the JPA. Mayor Pro Tem Matsumoto stated residents paid for the facilities. Trustee Acosta discussed use of the pool and exclusive use by the City in the summer. Director Ranals discussed low use of El Camino In response to Mayor Normandy, Superintendent Moore discussed permits submitted by Star Academy. Trustee Acosta stated, based on the JPA, non-profits with 51% resident participants had priority over Star Academy and stated South San Francisco High School pool was a better location. City Manager Futrell asked if permits would be pulled to allow local residents and the City the opportunity to apply. Superintendent Moore stated they would discuss the matter with the Board. Director Ranals stated it seemed as if some decisions were made at the site level and they should be informed of the JPA. President Lujan suggested the Board discuss the process for principal approvals. Director Ranals offered to attend staff meetings or meet with principals. Mayor Normandy stated staff would attend the Board meeting to relay the City’s interests. Trustee Acosta suggested the matter be placed on the Board’s July meeting. 3. After School Programs at SSFUSD Campuses (Sharon Ranals) Director Ranals discussed after school and childcare programs and reminded the committee of the MOU on expanding childcare. She requested the School District provide advanced notice of needs. Trustee Acosta asked about use of the gymnasium at Spruce School. Director Ranals stated it was not currently used for after school programs. She stated there was still a JOINT SSFUSD STANDING COMMITTEE MEETING JUNE 15, 2018 MINUTES PAGE 3 waiting list at Buri Buri even after the expansion. City Manager Futrell stated the City was open to expanding if there was space. Superintendent Moore discussed limitations on space. Trustee Acosta asked if the Children’s Center was at capacity. Superintendent Moore stated they would discuss the matter at the upcoming meeting. Director Ranals offered collaboration and/or attendance at Board meetings. Trustee Acosta asked if there were any options at Monte Verde. Supervisor Armanino stated they used two portables and the auditorium. Director Ranals suggested the possibility of use of classrooms for after school programs. 4. SSFUSD STEM Summer School/City extended day program cancelled due to insufficient registration (Sharon Ranals) Director Ranals informed the Board that the City was invited to conduct a half day program to complement the STEM summer school but there was insufficient registration. Trustee Acosta stated she discussed the matter at the June 14 Board meeting and addressed the need for additional communication with the parents, students and community. Director Ranals suggested the possibility of fundraising to make the program free to students in need. Supervisor Armanino stated the program cost $600 for middle school and $462 for elementary. Superintendent Moore discussed the Board’s efforts to garner enrollment. City Manager Futrell acknowledge the progress of the program. Director Ranals discussed the timing of the registration coordinating with summer school enrollment. Mayor Normandy encouraged young women to participate in STEM and work with the biotechs. Trustee Acosta announced the one day workshop at Skyline. 5. Renewal of parking lot agreement at Orange Avenue Main Library (Valerie Sommer) City Manager Futrell explained the portion of the parking lot that belonged to the School JOINT SSFUSD STANDING COMMITTEE MEETING JUNE 15, 2018 MINUTES PAGE 4 District and parking lot use agreement. Superintendent Moore stated legal counsel was reviewing the agreement. 6. Childcare (Diana Lujan) President Lujan stated childcare would be discussed by the Board on June 21. She suggested coordinating School District and City registration times and/or providing common messages. 7. Park at Sunshine Gardens Elementary School (Diana Lujan) President Lujan acknowledged opposing views on whether or not to have a park at Sunshine Gardens Elementary School. Trustee Acosta stated the issue arose in 1998 and again in 2015. She stated she had also heard mixed emotions. City Manager Futrell discussed the 2015 proposal for a tot lot and opposition received. He stated there was a petition currently circulating to request a park. He announced the Sunshine Garden Neighborhood meeting on July 2 to discuss undergrounding utilities, traffic and parking but anticipated a park might be brought up. Mayor Pro Tem Matsumoto stated the Board and the City needed to come to an understanding before going out to the community. Trustee Acosta suggested a joint meeting of the full Board and full Council to discuss the pros and cons prior to community input. Mayor Pro Tem Matsumoto concurred. City Manager Futrell stated he would work with Dr. Moore to schedule a joint meeting. Mayor Normandy suggested sharing the 2015 rendering. Director Ranals introduced Jake Gilcrest, City Landscape Architect, and provided the conceptual plan for a park at Sunshine Garden Elementary School. City Manager Futrell stated he did not have clear knowledge of the neighborhood desires. 8. Campus Beautification (Shawnterra Moore) Superintendent Moore discussed the suggestion to focus on fields and campus beautification day. Mayor Normandy discussed the importance of bringing the community in to campus beautifications. JOINT SSFUSD STANDING COMMITTEE MEETING JUNE 15, 2018 MINUTES PAGE 5 Director Ranals reminded the group of Mayor Pro Tem Matsumoto’s group Improving Public Places. 9. Approval on use of Community Benefit Funds (Shawnterra Moore) Superintendent Moore discussed the quote for Buri Buri. Director Ranals stated the quote was for turf and irrigation, not to create a baseball field and expressed hope of collaborating with the District. Architect Gilchrist expressed concern with the scope of work. Superintendent Moore ensured City and community involvement. City Manager Futrell asked about replacement of dugouts and the back stop. Mayor Pro Tem Matsumoto stated it should not be the City’s responsibility and requested additional information. Trustee Acosta stated the Board was under the impression that the quote was for restoring the fields to the original state. Superintendent Moore stated they would contact the bidder and return the Board as needed. City Manager Futrell stated Mayor Pro Tem Matsumoto asked if the funds could be used to repair Martin School but they were Park In Lieu Fees not Community Benefit Fees. 10. Update on playground equipment at Ponderosa Elementary School (City staff) City Manager Futrell discussed parents’ requests to replace playground equipment and the unsuccessful Kaboom grant application. Superintendent Moore reminded the committee that two City members had wanted to tour the facility. City Manager Futrell stated he was unaware if the need still existed. Trustee Acosta stated the equipment was not usable for the after school programs. Supervisor Armanino stated the equipment was for 3 to 5 year olds. Director Ranals recalled the request to replace pre-school equipment, which would reduce the number of swings. Superintendent Moore stated the District agreed to split the cost with the School and the JOINT SSFUSD STANDING COMMITTEE MEETING JUNE 15, 2018 MINUTES PAGE 6 additional idea to split it three ways with the City. Items from Committee City Manager Futrell requested consideration of the meeting schedule. Mayor Normandy recommended retaining the July 27 meeting and then meet ever other last Friday of the month. Mayor Pro Tem Matsumoto requested discussion of the Fox Ridge surplus property for potential housing. Mayor Normandy requested providing the minutes from the prior discussion. President Lujan discussed surveys and research regarding workforce housing. Trustee Acosta stated the Board met in April 2017 meeting regarding surplus properties. President Lujan discussed districts proceeding with developing workforce housing. Mayor Pro Tem Matsumoto discussed benefits of workforce housing for teachers. Mayor Pro Tem Matsumoto expressed concern with homeless students and offered to assist with fundraising. City Manager Futrell discussed the homeless count in South San Francisco and the affordable housing crisis. Trustee Acosta stated resources were prioritized for homeless families. Mayor Pro Tem Matsumoto stated the City would share information on resources. Trustees Acosta requested information on backpack donations. Mayor Pro Tem Matsumoto suggested an adopt a classroom or school program. Trustee Acosta discussed the loss of the North Peninsula Neighborhood Services. Mayor Pro Tem Matsumoto requested exploration of technical programs at Bayden. Superintendent Moore discussed efforts to determine needs of homeless foster youth. Trustee Acosta stated she had requested a presentation for the Sheet Metal workers. City Manager Futrell requested the opportunity to tour Fox Ridge. Adjournment. Being no further business, the meeting was adjourned at 4:19 p.m. Submitted by: Approved by: Gabriel Rodriguez _______________________ Deputy City Clerk Liaison Standing Committee Member City of South San Francisco City of South San Francisco City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:18-662 Agenda Date:7/27/2018 Version:1 Item #:2. Report regarding the feasibility of affordable housing development on surplus South San Francisco School District sites. RECOMMENDATION Staff recommends that the School District Liaison Standing Committee (“Committee”)receive a presentation regarding the feasibility of affordable housing development on surplus South San Francisco School District sites for public employees. BACKGROUND Currently,the median income in San Mateo County for a single person household is $82,900 and for family of four is $118,400.Accordingly a median individual household can comfortably afford no more than $2,000 a month in rent,and a family of four is limited to about $2,900 a month in rent.By comparison,the median rent for a market one-bedroom apartment in San Mateo County is roughly $2,600 per month and $4,300 for a three- bedroom apartment.Households earning below the median income -including many public employees -are even further limited in their housing options. Given these housing constraints,construction of affordable housing has become increasingly important to ensure those who occupy critical professions in our cities -teachers,public safety,community services -can live in close proximity to the communities they serve.Recently,the Governor signed into law several bills that make construction of affordable housing for teachers and school district employees more streamlined. Assembly Bill 1157 (Mullin)allows school boards to bypass the surplus property process if the property is to be used for teacher or school district employee housing.Additionally,Senate Bill 1413 (Leno)allows districts permission to set aside housing for its employees and to use state and federal low income housing tax credits (a critical source of funding for affordable housing projects).Combined,this new legislation opens the door for school districts to actively pursue the utilization of their surplus lands for affordable housing projects. DISCUSSION In considering whether or not an affordable housing project on surplus District property is feasible,staff looked at whether or not there would be a need and at what income levels,where the project might be located,how the project could be financed, what gap funding would be necessary, and how to narrow any funding gap. Local Need for Affordable Housing A brief survey of South San Francisco Unified School District (“District”)employee salaries illustrates the tremendous need for affordable housing to serve these critical positions.All teachers with 10 or fewer years of experience make less than 80 percent of the area median income and are considered low income.Additionally, district employees including paraprofessionals,security guards,custodians,ground maintenance workers,and City of South San Francisco Printed on 7/23/2018Page 1 of 4 powered by Legistar™ File #:18-662 Agenda Date:7/27/2018 Version:1 Item #:2. district employees including paraprofessionals,security guards,custodians,ground maintenance workers,and nutrition assistants and leads all make less than 50 percent of the area median income and are considered very low income.Many more District positions would fall into these categories;these are meant to be representative of the range of positions that may qualify for affordable housing. A similar survey of City of South San Francisco (“City”)employees found that many positions also qualify for affordable housing.Police officers,associate planners,management analysts,and computer technicians all make less than 120 percent of the area median income and would be considered moderate income.Accountants, building inspectors,administrative assistants,park maintenance workers,permit technicians,plan mechanics, and recreation and community services program coordinators would all be considered low income.Library clerks,building maintenance custodians,and preschool teachers would be considered very low income.As with the review of District salaries,these City positions are meant to be representative and not exhaustive of those that may qualify for affordable housing. Note that,what an individual makes and what their total household income is may be different.Total household income by household size is used to determine eligibility for affordable housing.For example,two individuals earning low income salaries -about $60,000 each -combined would be considered above-moderate income and would not qualify for affordable housing.However,if that same household had two children (four-person household)they would qualify as moderate income.See Attachment 1 for a table of income levels by household size. Locating an Affordable Housing Project on Surplus District Land Staff identified the Fox Ridge site located at 2525 Wexford Avenue in South San Francisco as an appropriate site for a townhome and small,multi-family development that fits seamlessly into the surrounding single family neighborhood.The site has not been used as a school since 1992,is currently occupied by a daycare center,and is used by local area residents for open space.The site is surrounded by neighborhoods zoned RH-8,which allow eight dwelling units per acre.Fox Ridge,at 6.9 acres,can accommodate 55.2 units.As an affordable housing development,it would be entitled to a 35 percent density bonus under State Law.This brings the total number of units allowable on the site to 74.52. The City’s economic development and housing consultant,BAE Urban Economics,modeled a low-rise (three- story)development including mostly townhomes and some clustered,multi-family units on the Fox Ridge site. The first financial model assumed a fully-leveraged four percent Low Income Housing Tax Credit (LIHTC) project,which would restrict all of the units to,on average,60 percent of the area median income.Some units could reach up into the low income category (up to 80 percent of the area median income),but others would have to be offered at a much lower income level (to extremely low income households earning 30 percent of the area median income)in order to average out to 60 percent.This project results in a funding gap of approximately $15.9 million. Next,the City’s consultant modeled a project partially leveraging LIHTC and serving,on average,60 percent of the area median income,while also offering units at higher income levels,averaging 100 percent of the area median income.This development would offer units to a broader income range and may be most appropriate City of South San Francisco Printed on 7/23/2018Page 2 of 4 powered by Legistar™ File #:18-662 Agenda Date:7/27/2018 Version:1 Item #:2. median income.This development would offer units to a broader income range and may be most appropriate based on the survey of District and City salaries.The consultant also reduced the unit sizes by 25 percent.In this scenario,a one-bedroom would be roughly 600 square feet,a two-bedroom approximately 800 square feet, and a three-bedroom about 1,200 square feet.This project results in a funding gap of approximately $9.9 million. Both models assume that the District will donate the surplus land to the project. Funding Gap Reduction Measures One important local public funding source is the San Mateo County Affordable Housing Fund (AHF),which is supported by Measure K,a countywide half-cent sales tax approved by the county electorate.While communications with San Mateo County staff in charge of administering the AHF funds suggest the funds cannot be used for a targeted population of one municipality or a specific employer,the project could potentially set aside some units for a broader population and receive funds.Alternatively,a case may be made for a prioritization system that does not restrict individuals from obtaining housing at the project,but rather prioritizes public employees.Whether or not this is acceptable to the County will have to be determined.The average subsidy for new construction amounts to roughly $60,000 per unit or $4.4 million for the 74-unit project modeled. The Housing Endowment and Regional Trust (HEART)of San Mateo County,a joint powers authority with the County of San Mateo and associated incorporated cities,raises public and private funds to allocate for affordable housing needs.To date,the endowment has contributed approximately $12.4 million to various projects,including one recent contribution to the Pacifica School District for a 40-unit project.This is a funding source that should be explored should a project move forward on surplus District land. Finally,the City has approximately $3.5 in housing funds which may be utilized,at the discretion of the City Council, for affordable housing serving a range of incomes. FEDERAL FAIR HOUSING ACT CONSIDERATIONS A concern with limiting affordable housing to a discreet population -be it teachers,city employees,or some other sub-group of the general population -is the federal Fair Housing Act (FHA).The FHA prohibits discrimination in the sale,rental and financing of housing.Frequently,affordable housing developers give priority to households that live or work in the jurisdiction in which the property is located,which is a generally accepted practice within the confines of the FHA.The City of Foster City recently began exploring the feasibility of an affordable housing project that gives priority to public employees,in addition to people that live and work in the City.This program proposes the following order of priority:city employees,district employees,people that live and work in the city,people that live in the city,people that work in the city,and all others who are income qualified. This is a model that may be replicable elsewhere without violating the FHA. CONCLUSION A 74-unit affordable housing project targeting a range of incomes will serve the District in meeting the housing needs of qualifying employees.Frequently,affordable housing projects are harder to qualify households for than anticipated -incomes must line up with the units available -and so broadening the eligibility of the project may be necessary to fill all of the units.Staff suggests that a model similar to the City of Foster City’s be City of South San Francisco Printed on 7/23/2018Page 3 of 4 powered by Legistar™ File #:18-662 Agenda Date:7/27/2018 Version:1 Item #:2. may be necessary to fill all of the units.Staff suggests that a model similar to the City of Foster City’s be explored.This could prioritize households for the Fox Ridge site in the following order:District employees, City employees,households that live and work in South San Francisco,households that live in South San Francisco,households that work in South San Francisco,and all other income eligible households.Not only will this help mitigate concerns regarding FHA and may make the project eligible for AHF funding,but it will also ensure the long-term viability of the site by reducing delays in filling vacant units. Should the District be interested in pursuing an affordable housing development at the Fox Ridge site,the City could provide technical assistance in the form of developer solicitation and selection.The City has undertaken partnerships for the development of affordable housing in the recent past,including at 636 El Camino Real with MidPen Housing and the Rotary Senior Housing project currently under construction. Attachments 1.Income Limits by Household Size City of South San Francisco Printed on 7/23/2018Page 4 of 4 powered by Legistar™ City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:18-685 Agenda Date:7/27/2018 Version:1 Item #:3. Approval on use of Community Benefit Funds (Shawnterra Moore) City of South San Francisco Printed on 7/23/2018Page 1 of 1 powered by Legistar™ City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:18-686 Agenda Date:7/27/2018 Version:1 Item #:4. Buri Buri School field renovation (Sharon Ranals) City of South San Francisco Printed on 7/23/2018Page 1 of 1 powered by Legistar™ City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:18-688 Agenda Date:7/27/2018 Version:1 Item #:5. Status of SSFUSD field allocation process/ Parkway and Alta Loma (Sharon Ranals) City of South San Francisco Printed on 7/23/2018Page 1 of 1 powered by Legistar™ City of South San Francisco Legislation Text P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:18-689 Agenda Date:7/27/2018 Version:1 Item #:6. SSF High School Varsity Field (Sharon Ranals) City of South San Francisco Printed on 7/23/2018Page 1 of 1 powered by Legistar™